Exh B - Housing Element 2023-31 Revised Draft February 14, 2024 — San Pablo City Council, March 18, 2024 (part 1 of 2)

City of San Pablo
2023-31 Housing Element
Revised Draft | February 14, 2024
Prepared for the City of San Pablo by
City of San Pablo 2023-31 Housing Element
Revised Draft

Table of Contents
Vol. 1
1 Introduction ........................................................................................................................ 1-1 Purpose and Objectives ......................................................................................................................... 1-1 Legal Requirements ................................................................................................................................. 1-2 Process for Updating the Housing Element ...................................................................................... 1-5 Organization of the Housing Element ................................................................................................ 1-7 General Plan Consistency ...................................................................................................................... 1-8 2 Community Profile ............................................................................................................ 2-1 Location and Context ............................................................................................................................ 2-1 Population Characteristics .................................................................................................................... 2-4 Housing Market Characteristics .......................................................................................................... 2-9 Recent Development Trends ............................................................................................................ 2-13 3 Housing Resources ............................................................................................................ 3-1

3.1 Land Resources ................................................................................................................................ 3-1

3.2 Administrative Resources ........................................................................................................... 3-19

3.3 Financial Resources ....................................................................................................................... 3-20 4 Housing Action Plan .......................................................................................................... 4-1

4.1 Quantified Objectives ................................................................................................................... 4-35 List of Charts and T ables
Chart 2-1: Existing Land Use Pattern (acres) ................................................................................... 2-3 Table 2-1: San Pablo Projected Population (2010-2040) ................................................................ 2-4 Table 2-2: Population by Race, City of San Pablo (2000-2019) .................................................... 2-4 Table 2-3: Population by Age, City of San Pablo (2000-2019) ...................................................... 2-5 Table 2-4: Educational Attainment Among Those Age 25 Years and Over, 2010 and 2019 2-7 Table 2-5: Existing Typologies in San Pablo ....................................................................................... 2-9 Chart 2-2: Age of San Pablo Housing Stock ................................................................................... 2-10 Chart 2-3: San Pablo Household Tenure, 2000 – 2019 ............................................................... 2-11 Table 2-6: City of San Pablo Housing Affordability by Income Group ................................... 2-12 Table 2-7: San Pablo Housing Type Trends, 2010 – 2020 ......................................................... 2-13 Table 3-1: San Pablo Regional Housing Needs Assessment, 2023-2031 .................................... 3-2 Table 3-2: Pipeline Projects (Pending and Approved ...................................................................... 3-5 Table 3-3: Recent ADU Approvals ................................................................................................... 3-10 Table 3-4: Non-Vacant Sites: Indicators of Redevelopment Potential ..................................... 3-12 Table 3-5: Draft Sites Inventory - Summary ................................................................................... 3-18 Table 3-6: Non-Residential Projects Approved in PDAs (2015-22) ......................................... 3-19 Table 4-1: 2023-2031 City of San Pablo Quantified Objectivities ............................................ .4-35 List of Figures
Map 2-1 Location and Context ............................................................................................................ 2-2 Map 3-1 Pipeline Projects ...................................................................................................................... 3-4 Map 3-2 Environmental Constraints ................................................................................................... 3-7 Map 3-3 Priority Development Areas ................................................................................................ 3-8 Map 3-4 Housing Opportunity Sites ................................................................................................ 3-12 Chapter 1: Introduction
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1 Introduction
Purpose and Objectives
All California cities and counties are required to have a Housi ng Element included in their General Plan which establishes housing objectives, policies and programs in response to community housing conditions and needs. This Housing Element has been prepared to respond to current and near -term future housing needs in the City of San Pablo (City) and provide a framework for the community’s longer-term approach to addressing its housing needs.

The Housing Element contains goals, updated information, and strategic directions (policies and implementing actions) that the City is committed to undertaking.

Housing affordability in Contra Costa County (County) and in the Bay Area as a whole is a critical issue.

San Pablo’s housing conditions are reflective of many area-wide and even nation-wide trends. Over the past thirty years, housing costs have skyrocketed out of proportion to many people’s ability to pay. Interest rates, construction costs, and high land costs have all increased significantly as well. This has a number of implications as it becomes more difficult for employers to fill vacant jobs, roadway s are clogged with workers traveling longer distances into and out of San Pablo and surrounding areas, and many young people, families, longtime residents and people with specialized housing needs face relocation displacement because they cannot find housing they can afford or that meets their needs otherwise (such as downsizing for seniors or rental housing for younger workers).

The Housing Element touches many aspects of community life. This Housing Element builds upon the goals, policies, and implementing programs contained in the City’s 2015-2023 Housing Element and other City policies and practices to address housing needs in the community. The overall focus of the Housing Element is to enhance community life, character, and vitality through the provision of adequate housing opportunities for people at all income levels, while being sensitive to the small-town character of San Pablo that residents know and love.

The following are some of the specific purposes of the Housing Element update:

1. Maintain Quality of Life. Maintain the high quality of life, small town feel and village character and characteristics of San Pablo, which make it distinctive and enjoyable to its residents.

2. Assure Diversity of Population. Assess housing needs and provide a vision for housing within the City to satisfy the needs of a diverse population.

3. Provide a Variety of Housing Opportunities. Provide a variety of housing opportunities proportionally by income to accommodate the needs of people who currently work or live in San Pablo such as teachers, young people just getting started and seniors who want to downsize, who either cannot find homes or cannot afford market rate housing in San Pablo.

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4. Address Regional Housing Needs Allocation (RHNA). Ensure capacity for the development of new housing to meet the Regional Housing Needs Allocation at all income levels for the 2023-2031 planning period.

5. Assure a Fit with the Look and Feel of the Community. Ensure that housing developments at all income levels are sensitive to and fit with adjacent neighborhoods.

6. Maintain Existing Housing. Maintain the existing housing stock to assure high quality maintenance, safety, and habitability of existing housing resources.

7. Address Affordable Housing Needs. Continue existing and develop new programs and policies to meet the projected affordable housing need of extremely low -, very low -, low - and moderate - income households.

8. Address the Housing Needs of Special Need Groups. Continue existing and develop new programs and policies to meet the projected housing needs of persons living with disabilities, seniors, and other special needs households in the community.

9. Remove Potential Constraints to Housing. Evaluate potential constraints to housing development and encourage new housing in locations supported by existing or planned infrastructure , while maintaining existing neighborhood character . Develop design directions for multiple family housing to help eliminate barriers to the development of housing for all income levels.

10. Provide for Special Needs Groups. Provide for emergency shelter, transitional , and supportive housing opportunities.

11. Provide Adequate Housing Sites. Identify appropriate housing sites, within specified areas proximate to transportation, shopping and schools, and the accompanying zoning required to accommodate housing development.

Legal Requirements
State law requires each city and county to adopt a General Plan containing at least seven elements, including a Housing Element. Regulations regarding Housing Elements are found in the California Government Code Sections 65580- 65589. Although the Housing Element must follow State law, it is by its nature a local document. The focus of the San Pablo Housing Element is on the needs and desires of San Pablo residents as it relates to housing in the community. Within these parameters, the intent of the element is also to comply with State law requirements.

Unlike the other mandatory General Plan elements, the Housing Element requires periodic updating and is subject to detailed statutory requirements and mandatory review by the State of California Department of Housing and Community Development — HCD. According to State law, the Housing Element must:
• Provide goals, policies, quantified objectives, and scheduled programs to preserve, improve, and develop housing.
• Identify and analyze existing and projected housing needs for all economic segments of the community.
• Identify adequate sites that will be zoned and available within the Housing Element planning period — between 2023 and 2031 — to meet the City’s share of regional housing needs at all income levels. • Be submitted to HCD to determine if HCD “certifies” that the Housing Element is in compliance with state law.

Chapter 1: Introduction
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State law establishes detailed content requirements for Housing Elements and establishes a regional “fair share” approach to distributing housing needs throughout all communities in the Bay Area. The law recognizes that in order for the private sector and non-profit housing sponsors to address housing needs and demand, local governments must adopt land use plans and implementing regulations that provide opportunities for, and do not unduly constrain, housing development.

REGIONAL HOUSING NEEDS ALLOCATION (RHNA)
San Pablo’s Housing Element was last updated in 2015 and covered the years 2015 -2023. The current Housing Element update reflects the Regional Housing Needs Assessment (RHNA) as determined by the Association of Bay Area Governments (ABAG) for the Sixth Cyc le Housing Element update, covering the years 2023-2031. The RHNA is a State -mandated process intended to ensure every city and county plans for enough housing production to accommodate future growth. The State of California Housing and Community Development Department (HCD) assigns each region of the state an overall RHNA allocation.

For the nine-county Bay Area region, ABAG then distributes a “fair share” portion of that allocation to each local jurisdiction. Each city and county must then identify adequa te sites with a realistic capacity for development sufficient to meet this RHNA.

For the 2023-2031 period, San Pablo must identify sites sufficient to accommodate 746 new housing units between 2023 and 2031, with a specific number of units designated as affordable to each income category, as shown in Table 1-1.

A total of 173 units must be affordable to households making less than 50 percent of area median income (AMI), 100 units must be affordable to households making between 50 and 80 percent of AMI, 132 units must be affordable to households making between 80 and 120 percent of AMI, and 341 units must be affordable to households making over 120 percent of AMI. The RHNA does not specifically break down the need for extremely-low-income households. As provided by State law, the housing needs of extremely-low- income households, or those making less than 30 percent of area median income (AMI), is estimated as 50 percent of the very-low-income housing need. More detail on the RHNA allocation process is described in Chapter 3 as well as in Appendix C.

Table 1-1: San Pablo Regional Housing Needs Assessment, 2023-2031 Income Level1 AMI Needed Units Percent of Needed Units Very-Low-Income 0-50% 173 23.2%
Low-Income 51-80% 100 13.4%
Moderate-Income 81-120% 132 17.7%
Above-Moderate-Income >120% 341 45.7%
Total 746 100.0%
Source: HCD State Income Limits, 2021; City of San Pablo, 2022; Dyett & Bhatia, 2022

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HOUSING ELEMENT LAW: STATE CHANGES
Various amendments have been made to Housing Element law since adoption of the City’s current Housing Element, especially since 2017. Some of the key changes for 6th cycle RHNA and Housing Element update include:
• Assembly Bill (AB) 72 (2017) provides additional authority to State HCD to scrutinize housing elements and enforce housing element noncompliance and other violations of state housing laws. • AB 879 (2017) and AB 1397 (2017) require additional analysis and justification of sites listed on a local government’s housing sites inventory, additional explanation of the realistic capacity of those listed sites, and further scrutiny of governmental and nongovernmental constraints that limit the production of housing.
• AB 686 (2018) requires local governments to Affirmatively Further Fair Housing (AFFH) by including in revised housing elements (1) an assessment of fair housing; (2) equitable distribution of housing to meet the needs of households at all income levels and dismantle segregated living patterns with integrated and balanced living patterns; (3) policies and programs that address fair housing barriers and promote fair housing patterns; and (4) a comprehensive, collaborative, accessible, inclusive, and equity-driven public engagement approach. • AB 215 (2021) extends the housing element compliance review process by requiring local governments to make draft housing elements available for public review prior to submittal to State HCD rather than conducting concurrent review. The draft must be made publicly available for at least 30 days, and the local government must consider and incorporate public comment for at least 10 business days, before sending the draft to State HCD. AB 215 also increased State HCD’s review period of the first draft element submittal from 60 to 90 days and within 60 days of its receipt for a subsequent draft amendment or adoption. However, the January 31, 2023, statutory deadline remains the same, even as these new requirements have significantly added to the time a city needs to complete the overall housing element update process. • AB 1398 (2021) revises the consequences for local governments that miss the deadline for housing element adoption. Local governments must complete rezoning no later than one year from the statutory deadline for adoption of the housing element if that jurisdiction fails to adopt a housing element that State HCD has found to be in substantial compliance with state law within 120 days of the statutory deadline. The City retains the three-year rezoning period if the housing element is adopted within 120 days of the statutory deadline. • AB 1304 (2021) clarifies that a public agency has a mandatory duty to comply with existing Housing Element Affirmatively Furthering Fair Housing (AFFH) requirements. AB 1304 revises the items to be included in AFFH analysis and requires that analysis to be done in a specified manner. In addition, the housing inventory must analyze the relationship of the sites identified in the inventory to the city’s duty to affirmatively further fair housing.

The contents of this Housing Element comply with these amendments and all other requirements of Housing Element law.

Chapter 1: Introduction
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Process for Updating the Housing Element
The 2023-31 Housing Element is a comprehensive update to the Housing Element of the General Plan, undertaken to accommodate the City's share of the regional housing need and address new State law s. To help maintain internal consistenciesy as required by State law, the Housing Element was prepared as part of a targeted update of the General Plan that also involves a "tune-up" ofchanges to the Land Use, Safety, and Public Health Elements and preparation of a Corridor Plan for Rumrill Boulevard, designated as a Priority Development Area (PDA). Key project objectives include stimulating housing production, including higher density infill deve lopment, “missing middle” housing options, and accessory dwelling units (ADUs) in single-family areas, and addressing emerging trends and new State laws. The effort builds on and incorporates the City's 2020 Affordable Housing Strategy, that identifies actions to increase new housing options, improve the quality of existing housing, and preserve long -term housing affordability in the community, particularly for lower income households in San Pablo.

AFFORDABLE HOUSING STRATEGY
The City of San Pablo prepared a citywide Affordable Housing Strategy (AHS) in 2020 to identify policies and strategies that will increase new housing options, improve the quality of housing, and preserve long term housing affordability, particularly for lower income households in San Pablo. The AHS is intended to serve as a high -level blueprint that sets policy priorities to guide the City of San Pablo’s actions over the next 10 years. The Implementation Plan is organized around seven core goals, ranging from support of new and existing homeowners, support and protection of existing tenants, improving housing quality and safety, and preservation of existing affordable housing.

COMMUNITY INVOLVEMENT
Community involvement is an integral component of the Housing Element process. The City of San Pablo employed a range of public outreach and engagement strategies to solicit meaningful community input that has informed the 2023-2031 Housing Element. These strategies included community-wide surveys, virtual forums, focus group discussions, stakeholder interviews, and pop-up outreach at popular locations around town. A summary of these engagement activities is described below:
• Community Planning Survey - In order to gather community input to inform updates to the General Plan and Housing Element, a citywide survey was conducted from December 28, 2021 to February 21, 2022. The survey provided opportunities for residents, business owners, and people who work or go to school in San Pablo to help identify appropriate locations for housing as well as to provide input on key policy topics. The survey was also promoted via the City’s website, email blasts to community members, an articl e in The Richmond Standard, and advertisements in the El Portal newsletter and on Facebook. Participants were offered the chance to win one of three $100 Visa gift cards for participating. In total, 262 people participated and respondents strongly supporte d adding new, higher density housing along the community's major arterial corridors, with 100 percent of respondents supporting new apartments and townhomes along the Rumrill Boulevard corridor in the southeastern part of the city. Housing affordability wa s identified as the most pressing concern across all respondents and many respondents underscored that all new housing that is developed must include units affordable to working class residents. Several respondents emphasized the need to provide services f or the unhoused in the write-in comments.
• Housing Focus Group - A focus group discussion with affordable housing developers and service providers was conducted in January 2022 to learn more about opportunities and City of San Pablo 2023-2031 Housing Element
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challenges from the developer perspective, get input on housing needs and constraints, and discuss what the City can do to facilitate the production of affordable housing. Participants included representatives from Novin Development Corporation, Habitat for Humanity East Bay Silicon Valley, Richmond Neighborhood Housing Service, Inc, and the San Pablo Economic Development Corporation. Participants identified several challenges for both market rate and affordable housing and suggested potential avenues for addressing them, which are reflected in the Housing Action Plan (Chapter 4). Key strategies among these include to incentivize small lot consolidation in view of the lack of larger vacant land and the prevalent pattern of small parcels in San Pablo; removal of overly restrictive and complex zoning standards, particularly along the 23rd Street Corridor; and strategies to support the financial feasibility of housing projects. • Housing Survey - An online survey in English and Spanish was distributed to the community online from June to mid -July 2020 to gather feedback on the community’s key issues with housing and their priorities for future housing-related work. A total of 198 survey responses were collected, including 173 responses from the English version of the survey and 25 responses from the Spanish version of the survey. Participants noted interest in learning about assistance for first-time homebuyers and resources for hom eowners for rehabilitation, repair, and maintenance. About half of participants expressed that their home is safe and in good condition, and 95 percent of participants noted homeowners/landlords keeping properties in good condition are very important to them.
• Targeted Stakeholder Interviews - Strategic Economics interviewed various public agencies, nonprofit organizations, and developers to gather information on affordable housing needs and resources in San Pablo/Contra Costa County, as well as opportunities and constraints to residential development in San Pablo/Contra Costa County. In total, nine stakeholder interviews were held. Participants included representatives from Housing Authority of Contra Costa County (HACCC), Association of Bay Area Governments (ABAG), Bay Area Legal Aid, East Bay Housing Organizations (EBHO), Related, West Development, Community Housing Development Corporation (CHDC) of North Richmond, EAH Housing, and Resources for Community Development (RCD). Participants noted that though Contra Costa County has historically been a more “suburban” County, it still faces many “urban” problems such as a shortage of housing, affordability issues, and homelessness. There is opportunity for San Pablo to develop small-scale, missing middle infill development. • Affordable Housing Forums - The City of San Pablo, in collaboration with Strategic Economics, the San Pablo Economic Development Corporation, the Housing Authority of Contra Costa County (HACCC), and Contra Costa County, hosted two virtual “Affordable Housing Forums” open to the San Pablo community, in both English and Spanish. The Affordable Housing Forums served to inform San Pablo residents about existing and upcoming resources/programs available to them from the City, County, Housing Authority and State , as well as provide San Pablo residents the opportunity to ask questions about existing and upcoming programs and initiatives. Participants were curious about project based-vouchers, funding availability to build more subsidized units, Senate Bill 35, and homelessness. • Environmental Justice Pop-Up Outreach – The City of San Pablo held twothree environmental justice outreach events at the San Pablo Community Hall, and Kidd Manor, an affordable senior housing facility, and the San Pablo Senior Center on separate occasions to better here from residents of San Pablo’s Disadvantaged Communities about issues, opportunities, and priorities to be addressed through the General Plan and Housing Element Update process. Feedback has informed the policies and programs in both the Housing and Health and Environmental Justice Elements. A total of over 4850 community members participated in these events, including older adults, Spanish-speaking community members, adolescents, and disabled community members.

Chapter 1: Introduction
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• Public Review Period - The First Draft Housing Element was released for a 30-day public review period on August 19, 2022. Public hearings for review of the Draft Housing Element were held before t he Planning Commission on August 30 , 2022 th and before the City Council on September19, 2022th. During the public comment period, two comment letters were received – one from East Bay Municipal Utilities District and one from YIMBY, which generally expressed support for the content of the Draft. Following receipt of comments from the California Department of Housing and Community Development (HCD), the Draft Housing Element was revised and release for a 7 -day public review period, which ran from September 14 through September 20, 2023. No public comments were received. Further revisions were made to the element based on an interim review by HCD and the re-revised Element was posted to the City’s website on November 8 for an addition 7 -day review period. Again, public comments were received.
• Decision-Maker Review - Following The 60-day review of the Revised Draft by the California Department of Housing and Community Development (HCD), will be complete on November 20 and public hearings will be scheduled for review and adoption of the Housing Element have been scheduled with the Planning Commission (December 19, 2023) and the City Council (January 8, 2024).

Organization of the Housing Element
The Housing Element is an integrated part of the General Plan published under separate cover. It is an eight-year plan that is updated more frequently than other General Plan elements in order to ensure its relevancy and accuracy. The Housing Element consi sts of the following major components organized as described below:
• Chapter 1 – Introduction: Provides an introduction to the purpose of the document and the legal requirements for a Housing Element, together with an overview of the community and the community involvement process.
• Chapter 2 – Community Profile: Documents population characteristics, housing characteristics, and current development trends to inform the current housing state of San Pablo and to identify community needs.
• Chapter 3 – Adequate Sites for Housing: An inventory of adequate sites suitable for construction of new housing sufficient to meet needs at all economic levels. • Chapter 4 – Housing Action Plan: Articulates housing goals, policies, and programs to address the City’s identified housing needs, including those of special needs groups and the findings of an analysis of fair housing issues in the community. This Housing Element identifies a foundational framework of five overarching goals to comprehensively address the housing crisis and needs of San Pablo residents. • Appendix A – Sites Inventory: Summarizes the City’s ability to accommodate the RHNA on available land, and the selection of sites in light of Affirmatively Furthering Fair Housing (AFFH) requirements. • Appendix B – Housing Needs Assessment: Presents community demographic information, including both population and household data, to identify San Pablo’s housing needs.

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• Appendix C – Constraints Analysis: Includes an analysis of constraints to housing production and maintenance in San Pablo. Constraints include potential market, governmental, and environmental limitations to meeting the City’s identified housing needs. In addition, an assessment of impedim ents to fair housing is included, with a fuller analysis of actions needed to affirmatively further fair housing included in a separate appendix.
• Appendix D – Fair Housing Assessment: Identifies fair housing issues and solutions to meet San Pablo’s AFFH mandate.
• Appendix E – Accomplishments of the 2015 -2023 San Pablo Housing Element: Summarizes the City’s achievements in implementing goals, policies, and actions under the previous Housing Element. • Appendix F – Outreach Materials: Includes outreach materials, summaries and a description of how community and stakeholder input has been reflected in the Housing Element. • Appendix G – Additional Analysis and Information in Support of Housing Projections: Includes additional details to demonstrate the viability of sites included on the inventory of housing sites and the projections for housing development during the 2023-31 period.

General Plan Consistency
State law requires that the General Plan and all of its elements comprise an integrated, internally consistent, and compatible statement of policies. The City of San Pablo 2030 General Plan was adopted in 2011, and the Housing Element, published under separate cover, was certified and adopted in 2015. The Sixth Cycle Housing Element Update is consistent with the 2030 General Plan, which seeks to promote mixed-use, high density infill development and support land use patterns that make more efficient use of the transportation system (General Plan Policy GME -G-4); promote a variety of housing types and prices within neighborhoods to serve the economic needs of all segments of the community (General Plan Policy LU-G- 5); foster residential mixed -use areas along San Pablo Avenue, San Pablo Dam Road, 23rd Street, and Rumrill Boulevard to the vitality and quality of life in San Pablo (General Plan Policy LU -G-11); support residential infill on vacant lots within existing neighborhoods (General Plan Policy LU -I-16); protect and enhance quality of life in the city’s residential neighborhoods (General Plan Policy LU -G-4); establish zoning incentives for the consolidation of small, adjacent lots to create developable parcels (General Plan Policy LU-I-2); create complete neighborhoods with access to a range of day -to-day goods and services within walking distance, including medical facilities, community services, youth programs, and employment opportunities, and to increase the sense of social cohesion among residents (General Plan Policy HEA-G-5); and involve residents in neighborhood improvement efforts, including issues concerning safety, neighborhood character, planning, and revitalization (General Plan Policy HEA -I-38). No General Plan Land Use or Zoning changes are needed to accommodate the City's Sixth Cycle RHNA allocation.

State law (Government Code 65302(h)(1) through (4)) requires that California cities and counties identify disadvantaged communities within territory covered by the general plan and adopt an Environmental Justice Element with goals and policies to reduce the unique or compounded health risks in disadvantaged communities, promote civic engagement in the public decision -making process, and prioritize improvements and programs that address the needs of disadvantaged communities. The Health Element of the 2030 General Plan, one of the first in California, already addresses many of the requirements for the Environmental Justice Element, incorporating policies related to healthy transportation and physical activity; healthy food access and equity; and access to public services. Accordingly, in parallel with the Sixth Chapter 1: Introduction
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Cycle Housing Element Update, the City has initiated an update to the Health Element to ensure full compliance with State law. The Element has been renamed Health and Environmental Justice and has been updated to incorporate new data, maps, and policies. It is scheduled for adoption along with the Housing Element later in 2023. Amendments incorporated include:
• Inclusion of a map identifying the seven Census tracts in San Pablo designated as Disadvantaged Communities (DACs) by the State, pursuant to Senate Bill 535. Encompassing all of the western part of the city and most of the south, these tracts experience an elevated level of pollution exposure relative to the statewide median, and their socio-demographic profile means the residents are more susceptible to adverse health outcomes.
• Current data regarding the socio- demographic conditions in San Pablo that contribute most to disparities in opportunity, including poverty, low educational attainment, and linguistic isolation, as well as prevalent public health issues.
• Policies to increase tree canopy coverage in residential areas and establish cooling centers to help mitigate the adverse health impacts from the projected increase in extreme heat events and average daily summertime temperatures. These policies address an approximately 30 -degree difference projected between the hottest and coolest areas of the City, and localized urban heat islands include Helms Middle School, Lifelong Emergency Medical Clinic, and the industrial/commercial center between Giant Highway and Center Street.
• Policies to ensure continued focus on improving air quality through regional collaboration. • Policies to help bridge the "digital divide" in San Pablo, where 12.2 percent of the population either has no computer in their home or has a computer but lacks an internet subscription. These policies include pursuing partnerships to provide public Wi -Fi in certain parks or public areas, as well as expanding mobile-friendly and non-digital communication with residents. • A strategy to prioritize investments in DACs, which includes the preparation of a Corridor Plan for Rumrill Boulevard to improve environmental conditions, economic opportunities, and housing choices along a segment of the corridor that runs between Brooksi de and Costa, designated as a PDA.

In 2018, the City participated in a comprehensive update of the 2011 Contra Costa County Hazard Mitigation Plan, which covers the unincorporated county, 10 municipalities and 25 special purpose districts. As part of the process, the City of San Pablo prepared and adopted a Local hazard Mitigation Plan (LHMP), which implements the Federal Emergency Management Agency’s (FEMA) Mitigation Planning regulations (44 CFR 201), the federal Disaster Mitigation Act of 2000, and the Floodplain Management Plan requirements of FEMA’s Community Rating System (CRS). The City is required to have a FEMA‐approved hazard mitigation plan to be eligible for disaster recovery assistance and mitigation funding. The LHMP was found in compliance with the Disaster Management Act and a pproved by the California Office of Emergency Services (CAL-OES) and FEMA. In parallel with the Sixth Cycle Housing Element Update, the City has initiated an update to the Safety and Noise Element of the 2030 General Plan, which is anticipated for adoption in 2024. The updated Safety and Noise Element will incorporate new data, information, and maps related to flood, wildfire, landslide, seismic hazards, and climate change, as well as the findings of a study demonstrating that residential developments in id entified hazard areas have at least two emergency evacuation routes.

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This Sixth Cycle Housing Element builds upon the City's current, adopted General Plan and is consistent with its goals, policies, and implementation actions. Through implementation of Program 6 -B in this Housing Element, the City will continue to review th e General Plan and Housing Element annually for internal consistency as amendments are proposed and adopted.

Chapter 2: Community Profile
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2 Community Profile
With a compact area of approximately three-square miles and excellent access to the regional transportation network, San Pablo is a thriving community with a diverse population and relatively affordable housing costs compared to the wider Bay Area. However, as a largely built out city with established, small-lot single family neighborhoods, addressing local housing needs will require a focus on diversifying the range of housing options available in the community, facilitating redevelopment along older commercial corridors, and ensuring that people of all ages and incomes can grow up and grow old in San Pablo.

This community profile documents population characteristics, housing characteristics, and current development trends to identify community housing needs as well as issues and opportunities related to housing production.

Location and Context

LOCATION AND ACCESS
The City of San Pablo is situated within the western portion of Contra Costa County, inland from the eastern shore of San Pablo Bay. As shown on Map 2 -1, the city is an enclave, surrounded by the City of Richmond. Interstate 80 passes through the eastern portion of the San Pablo in a north-south direction, and the city is conveniently located minutes driving distance away from the Bay Area cultural centers of Berkeley, Oakland, and San Francisco. Prominent geographic features in the area include ridges of t he Wildcat Canyon Park, which forms a backdrop to the city to the east, and the waters of San Pablo Bay to the northwest.

San Pablo is served by six seven regional bus routes that provide connections to BART (Bay Area Rapid Transit) and Amtrak rail stations as well as to the Richmond Passenger Ferry Terminal. BART provides service to San Francisco as well as Contra Costa, Alameda, San Francisco, and San Mateo counties from the Richmond BART/Amtrak station. Amtrak offers service to cities across California, including San Jose, Santa Barbara, Los Angeles, and San Diego. Regional and local bus services in the City of San Pablo are provided by the Alameda -Contra Costa Transit District (AC Transit) and Western Contra Costa County Transit (WestCAT), while heavy and commuter rail services are provided by the BART and Amtrak via the Richmond station about 1.5 miles south of San Pablo. The Richmond Ferry also provides regional service between the Richmond Ferry Terminal and downtown San Francisco. AC Transit Route 74 connects the Richmond Ferry Terminal to several bus stops in San Pablo. Additionally, the City also has designated truck routes to reduce truck through traffic from impacting residential streets by restricting certain trucks to Routes of Regional Significance.

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Map 2-1 Location and Context

Chapter 2: Community Profile
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EXISTING LAND USE PATTERN AND USES
Like many Bay Area cities: San Pablo is nearly fully developed with little or no land separating City limits from adjacent urban development. Within the city limit there are 1,667.3 acres (2.6 square miles) of land, including residential, commercial, and industrial developments, as well as public facilities, including parks and schools. It is a largely built-out city with established, small-lot single-family neighborhoods.

The City of San Pablo is divided by Interstate 80 into two sections – a western, larger section and an eastern, smaller section. The two sections are linked only by San Pablo Dam Road. The city’s commercial and retail corridors are located in the center of the planning area, along San Pablo Avenue, 23rd Street, and El Portal Drive. Surrounding these corridors are residential neighborhoods and schools. Industrial uses are located to the west of the city, between Giant Road and the railway tracks. This area is currently occupied by a mix of warehouses, salvage yards, and wholesalers. Due to the extent of urban development in the city, o pen space and parkland space remain scarce in San Pablo. The largest public park is Davis Park, but large recreation areas can also be found within the Contra Costa College campus. There is also open space located in the eastern portion of the city, east of San Pablo Dam Road, on the sloped hills of the Hasford Heights neighborhood.

Chart 2-1: Existing Land Use Pattern (acres)

Single-family residential is the most prominent existing land use. It occupies 35.7 percent (595.4 acres) of the incorporated land. In contrast, land for multi-family housing accounts for 8.4 percent (140.1 acres) of land within the city. In total, residential land accounts for almost half the incorporated land at 54.5 percent, or 758.7 acres. Another prominent land use in the city is land for public/govern ment purposes, which accounts for 11.2 percent (187.3 acres), mostly constituted by land for schools, including Contra Costa College, which is the largest single land use in the city. Commercial land uses account for 9.7 percent (161.2 acres) of city land area and are generally confined to the city’s major corridors, while open space accounts for 6.7 percent (111.4 acres) of land within the city, almost half of this is actually in the St. Joseph Cemetery.

About 2.0 percent (34.1 acres) of land within the city limit is currently in industrial use, while mixed -use accounts for only 0.2 percent (3.5 acres) of city land. Only 2.2 percent (37.2 acres) of land within the city is vacant, and many of the larger vacant lots are found on the sloped hills of the Hasford Heights neighborhood, located in an Alquist-Priolo earthquake fault zone. Lastly, land designated to street rights- of-way constitutes 22.4 percent (373.9 acres) of land within the city.

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Population Characteristics
According to the California Department of Finance (DOF), the total population of the City of San Pablo in 2020 was 31,555, an increase of 7.8 percent since 2010 (29,730). The Association of Bay Area Governments (ABAG) projects that the population of San Pablo will increase approximately 10 percent to 34,090 by 2040, as shown on Table 2-1.

Table 2-1: San Pablo Projected Population (2010-2040)
2010 2015 2020 2025 2030 2035 2040
29,730 30,430 31,555 32,330 32,845 33,450 34,090
Source: Association of Bay Area Governments, Projections 2040

ETHNICITY
Table 2-2 presents the racial and ethnic composition of the City of San Pablo’s population in 2000, 2010, and 2019, as reported in the ABAG-MTC data sets, which are based on the U.S. Census (for 2000 and 2010) and on American Community Survey (ACS) five-year estimatesdata (for 2019). Since 2000, San Pablo has seen a large increase in its Hispanic or Latinx population from 46.3 percent to 60.1 percent, which remains the city’s largest single racial or ethnic group. While both the non-Hispanic White and non-Hispanic Black or African American populations have decreased both in their total numbers and in their share of the city’s overall population. Nevertheless, compared to both the county and the region, the city still has a significantly higher share of Hispanic or Latinx residents. Overall, San Pablo has a much larger non-White population than compared to its surrounding areas.

Table 2-2: Population by Race, City of San Pablo (2000-2019) Racial/Ethnic Group 2000 2010 2019
Number Percent Number Percent Number Percent
American Indian or Alaska Native,
Non-Hispanic
125 0.4% 73 0.3% 50 0.2%
Asian / API, Non-Hispanic 5,036 17.3% 4,437 15.2% 5,446 17.6% Black or African American, Non-
Hispanic
5,403 18.6% 4,446 15.3% 3,325 10.7%
White, Non-Hispanic 4,886 16.8% 2,944 10.1% 2,386 7.7%
Other Race or Multiple Races, Non-
Hispanic
167 0.6% 777 2.7% 1,138 3.7%
Hispanic or Latinx 13,490 46.3% 16,462 56.5% 18,622 60.1% Total 29,107 100% 29,139 100% 30,967 100%
Source: ABAG-MTC Housing Needs Data Workbook, 2021

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AGE
Current and future housing needs are usually determined in part by the age characteristics of a community’s residents. Each age group has distinct lifestyles, family type and size, incomes, and housing preferences.

Evaluating the age characteristics of a community is important in determining its housing needs.

According to the 2019 ACS five-year estimates, the median age in San Pablo is 3 3.5, which is 6.2 years younger than in Contra Costa County where median age is 39.7. The difference in median age suggests that San Pablo still has a younger population than the overall population of Contra Costa County. Despite this, the older age groups in San Pablo are growing to hold a larger share of the overall population; 8.7 percent of the population was age 65 and over in 2000 compared to 10.1 percent in 2019, as shown in Table 2-3.

Table 2-3: Population by Age, City of San Pablo (2000-2019) Age Group 2000 2010 2019
Number Percent Number Percent Number Percent
0-4 years 2,738 9.1% 2,414 8.3% 1,861 6.0%
5-14 years 5,448 18.0% 4,497 15.4% 4,305 13.9%
15-24 years 4,687 15.5% 4,566 15.7% 5,117 16.5%
25-34 years 5,142 17.0% 4,617 15.8% 4,838 15.6%
35-44 years 4,478 14.8% 4,117 14.1% 4,446 14.4%
45-54 years 3,234 10.7% 3,745 12.9% 4,078 13.2%
55-64 years 1,867 6.2% 2,619 9.0% 3,182 10.3%
65-74 years 1,253 4.1% 1,315 4.5% 1,892 6.1%
75-84 years 956 3.2% 816 2.8% 901 2.9%
85+ years 412 1.4% 433 1.5% 347 1.1%
Total 30,215 100% 29,139 100% 30,967 100%
Source: ABAG-MTC Housing Needs Data Workbook, 2021

SEX & GENDER
As of 2021, there are 31,773 residents in San Pablo; of this, 50.9 percent are male s and 49.1 percent are females. In San Pablo, fFemale-headed households make up 20.8 percent of all households in San Pablo, nearly double the amount of county female-headed households (12.2 percent). Female-headed households tend to be renter -occupied, and those with children under the age of 18 are more likely to live below the poverty line. In San Pablo, female-headed households represent about 17.7 percent of owner -occupied households and 22.7 percent of renter- occupied households. Regardless of gender, the proportions of single-parent headed households is higher in the city than in the county or the region.The proportion of single parent headed—both female-headed and male-headed—households is higher in the city than in the county or the region.

INCOME
Household income is one of the most significant factors affecting housing choice and opportunity. Income largely determines a household’s ability to purchase or rent housing. While higher-income households have more discretionary income to spend on housing , lower- and moderate-income households are limited in the range of housing they can afford. Typically, as household income decreases, cost burdens and overcrowding increase.

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For the purpose of evaluating housing affordability, housing need, and eligibility for housing assistance, income levels are defined by guidelines adopted each year by the California State Department of Housing and Community Development (HCD). For Contra C osta County, the applicable Area Median Income (AMI) for a family of four in 2021 is $125,600. This is an increase of 34.3 percent from the 2014 median income of $93,500. HUD has defined the following income categories for Contra Costa County, based on the median income for a household of four persons for 2021:
• Extremely low-income: 30 percent of AMI and below ($0 to $41,100) • Very low-income: 31 to 50 percent of AMI ($41,101 to $68,500) • Low-income: 51 to 80 percent of AMI ($68,501 to $109,600) • Moderate-income: 81 to 120 percent of AMI ($109,601 to $150,700) • Above moderate-income: 120 percent or more of AMI ($150,701 or more) The prevalence of extremely -low-income households in San Pablo stands out. In the city, 28.5 percent of households make less than 30 percent of AMI, qualifying them as extremely low-income. This is compared to 13.5 percent of households in Contra Costa County and 14.7 percent in the Bay Area overall. Very -low- income households also account for a substantial share of the population in San Pablo, representing 20.8 percent of all city households, compared to 11.3 percent in Contra Costa County and 10.9 percent in the Bay Area. Yet, from 2015 -2020, no units aff ordable ofto very low-income households were permitted or constructed in San Pablo. The Housing Element will need to focus specifically on providing increased housing at the very -low- and extremely -low-income levels for the upcoming housing cycle.

EDUCATIONAL ATTAINMENT
Overall, San Pablo’s workforce has lower levels of educational attainment than Contra Costa County as a whole, shown in Table 2 -4. In 2019, the share of the population age 25 and over who held a high school diploma or higher was 67.2 percent in San Pablo compared to 89.5 percent in Contra Costa County. Only

13.1 percent of the population in San Pablo holds a bachelor’s degree or higher, compared to 42.5 percent in Contra Costa County. Additionally, the share of the population with a bachelor’s degree or hig her has grown much more slowly in San Pablo than in the county (17.1 percent growth compared to 28.1 percent growth). Over one fifth of the City of San Pablo’s population in 2019 (21.3 percent) had less than a ninth - grade education level. However, San Pablo also saw significant growth in the shares of its population both who had achieved some college education though lacked a degree (34.7 percent growth) and those who had earned an associate degree (32.3 percent), indicating progress towards increased educational attainment. In these categories, San Pablo grew faster than Contra Costa County.

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Table 2-4: Educational Attainment Among Those Age 25 Years and Over, 2010 and 2019 2010 2019 Percent
Change Number Percent Number Percent
City of San Pablo
Less than 9th Grade 3,918 (22.1%) 4,201 21.3% 7.2%
9th to 12th Grade, No
Diploma
2,358 13.3% 2,255 11.5% -4.4%
High School Graduate 5,390 30.4% 5,468 27.8% 1.4%
Some College, No Degree 2,943 16.6% 3,965 20.1% 34.7% Associate Degree 922 5.2% 1,220 6.2% 32.3%
Bachelor’s Degree 1,613 9.1% 1,945 9.9% 20.6%
Graduate or Professional
Degree
585 3.3% 630 3.2% 7.7%
Total Population, Age 25+ 17,730 100% 19,684 100% 11.0% High School Diploma or
Higher
11,454 64.6% 13,228 67.2% 15.5%
Bachelor’s Degree or
Higher
2,199 12.4% 2,575 13.1% 17.1%
Contra Costa County
Less than 9th Grade 38,145 5.6% 44,393 5.6% 16.4%
Table 2-4: Educational Attainment Among Those Age 25 Years and Over, 2010 and 2019 2010 2019 Percent
Change Number Percent Number Percent
9th to 12th Grade, No
Diploma
40,189 5.9% 38,528 4.9% -4.1%
High School Graduate 134,189 19.7% 135,825 17.3% 1.2%
Some College, No Degree 151,899 22.3% 168,811 21.4% 11.1% Associate Degree 55,855 8.2% 66,223 8.4% 18.6%
Bachelor’s Degree 166,885 24.5% 206,622 26.2% 23.8%
Graduate or Professional
Degree
93,319 13.7% 126,776 16.1% 35.9%
Total Population, Age 25+ 681,162 100% 787,178 100% 15.6% High School Diploma or
Higher
602,147 88.4% 704,257 89.5% 17.0%
Bachelor’s Degree or
Higher
260,204 38.2% 333,398 42.4% 28.1%
Source: US Census Bureau American Community Survey, 2010 and 2019; Dyett & Bhatia, 2021.

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SPECIAL NEEDS GROUPS
Certain groups of the population encounter finding adequate, affordable housing more difficult due to special circumstances. These needs may be related to one’s employment and income, family characteristics, disability and household characteristics, or other factors. These households may require special accommodations when finding housing. The following list is based on a review of ACS 2019 five -year estimates for the purpose of identifying groups with particular housing needs. -• Extremely-Low-Income Residents. Non-Hispanic Black or African American households, which make up 10.7 percent of the city’s population, are disproportionately more likely to be extremely - low-income or live below the poverty line than other racial/ethnic groups. Overall, San Pablo has a higher poverty rate (16.3 percent) than the county (8.7 percent). -• Female-headed Households. Female-headed families, including those with children, are identified as a special needs group, because they are more likely to be low-income and face difficulty in finding affordable housing. Female-headed households represented about 17.7 percent of owner-occupied households and 22.7 percent of renter-occupied households. -• Elderly Residents. Elderly residents have relatively lower incomes than the overall city population.

Elderly renters are particularly vulnerable, as they tend to live on fixed incomes and nearly three - quarters of elderly renters are considered extremely -low-income. -• Persons with Disabilities. In the San Pablo, there is a similar proportion of persons with a disability to the county and region. Most residents with a developmental disability live in the home of a parent/family/guardian and are over 18 years old.
-• Large Families. At 22.3 percent of all households, the city has a much higher proportion of large - family households than the county (12.4 percent) and the Bay Area region (10.8 percent). However, these households tend to be less cost-burdened and have relatively higher incomes than other San Pablo households.
-• Persons Experiencing Homelessness. Recent point - in- time counts indicate a homeless population of 67 persons in San Pablo and 2,295 persons in the county. Since there are no shelters available in the city, all individuals experiencing homelessness in San Pablo are considered unsheltered. The city contains a higher proportion of unsheltered people than does the county. • Farmworkers. A similar proportion of the labor force work in the “agriculture, forestry, fishing and hunting” industry in the city (0.9 percent), the county (0.5 percent), and the Bay Area (0.7 percent), although this is not exactly equivalent to “farmworkers.” While t here are a number of students considered migrant workers in the Bay Area, there are none in the city or county.

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Housing Market Characteristics

EXISTING TYPOLOGIES
Source: City of San Pablo, 2021; County of Contra Costa Assessor, 2021; Dyett & Bhatia, 2021.

Single-family residential is the most prominent existing land use within City limits. In contrast, land for multi-family housing accounts for 8.4 percent (140.1 acres) of land within the Ccity, and land for mobile homes makes up another 1.4 percent (23.2 acres). “Missing middle” housing (multi -family housing types that are compatible in scale with single -family neighborhoods), accessory dwelling units (ADUs), and higher density infill development are opportunities to add small increments of housing in San P ablo’s single-family neighborhoods.

EXISTING HOUSING STOCK
The condition of the housing stock, including the age of buildings and the number that may be in substandard condition, is also an important consideration in a community’s housing needs. In San Pablo, about 65.6 percent of the housing stock was constructed prior to 1980 and is over 40 years old. About 9.0 percent of the housing stock has been constructed since 2000, with only 0.6 percent constructed since 2010.

See Chart 2-2 for the age of San Pablo’s housing stock as of 2019.

Table 2-5: Existing Typologies in San Pablo
City of San Pablo Sphere of Influence Total Planning Area General Plan Land Use
Category Acres Percent Acres Percent Acres Percent
Residential 758.7 45.5% 154.0 67.7% 912.7 48.2%
Single-Family Residential 595.4 35.7% 151.6 66.6% 747.0 39.4% Multi-Family Residential 140.1 8.4% 2.4 1.0% 142.4 7.5% Mobile Homes 23.2 1.4% 0 0.0% 23.2 1.2%
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Chart 2-2: Age of San Pablo Housing Stock

Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034)
TENURE
Since 2000, the percentage of renter-occupied households in San Pablo has continued to rise. Although the proportion of renters and owners was nearly equivalent in 2000 (50.9 percent and 49.1 percent, respectively), approximately 61.9 percent of all households were occupied by renters in 2019, see Chart 2 -

3. In addition, households occupied by renters have increased in both proportional and absolute numbers while owner-occupied households have done the opposite. This may be due to the conversion of formerly owner-occupied units to rental units and the lack of development of additional owner -occupied housing.

San Pablo’s household tenure differs from patterns seen in the county and larger Bay Area. While both Contra Costa County and the Bay Area see ownership rates exceed inged 50 percent of the housing stock, this is not the case in San Pablo.

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Chart 2-3: San Pablo Household Tenure, 2000 – 2019

Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, Census 2000 SF1, Table H04; U.S. Census Bureau, Census 2010 SF1, Table H04; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003)

AFFORDABILITY
California State Department of Housing and Community Development (HCD) has estimated the 2021 Contra Costa County AMI (Area Median Income) to be $125,600 , which is about a 34.3 percent increase from the 2014 AMI estimate of $93,500. Housing costs are relatively lower in the city than in the county and Bay Area, but there remains a significant affordability gap for lower-income households. Nearly half of all residents experience some level of cost burden, although lower -income househol ds and renters see higher than average rates. Given the prevailing rent and home sales prices in the city, lower -income households cannot afford to own a home at the appropriate size, while extremely -low-income households cannot afford to rent without subsidy in the city. Further, several assisted (subsidized) housing units are at risk of conversion to market rate housing during the next 10 years, including 81 units at high risk as identified by the California Housing Partnership. Given that preservation costs are lower than replacement costs, the updated Housing Element should include programs aimed at facilitating preservation and rehabilitation to maintain affordability.

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Table 2-6: City of San Pablo Housing Affordability by Income Group

Household Size

AMI Limits1
Affordable Monthly
Payment2
Housing Costs Maximum Affordable
Price
Renter Owner Utilities3
Taxes &
Insurance4 Renter Owner5
Extremely -Low-Income (<30% AMI)
1 Person (Studio) $28,800 $720 $720 $217 $252 $503 $66,232 2 Person (1 Bedroom) $32,900 $823 $823 $232 $288 $590 $79,688 3 Person (2 Bedroom) $37,000 $925 $925 $280 $324 $645 $84,817 4 Person (3 Bedroom) $41,100 $1,028 $1,028 $332 $360 $695 $88,423 5 Person (4 Bedroom) $44,400 $1,110 $1,110 $383 $389 $727 $89,270 Very -Low-Income (31%-50% AMI)
1 Person (Studio) $47,950 $1,199 $1,199 $217 $420 $982 $148,224 2 Person (1 Bedroom) $54,800 $1,370 $1,370 $232 $480 $1,138 $173,488 3 Person (2 Bedroom) $61,650 $1,541 $1,541 $280 $539 $1,262 $190,687 4 Person (3 Bedroom) $68,500 $1,713 $1,713 $332 $599 $1,380 $206,101 5 Person (4 Bedroom) $74,000 $1,850 $1,850 $383 $648 $1,467 $216,182 Low-Income (51%-80% AMI)
1 Person (Studio) $76,750 $1,919 $1,919 $217 $672 $1,702 $271,706 2 Person (1 Bedroom) $87,700 $2,193 $2,193 $232 $767 $1,960 $314,780 3 Person (2 Bedroom) $98,650 $2,466 $2,466 $280 $863 $2,187 $349,262 4 Person (3 Bedroom) $109,600 $2,740 $2,740 $332 $959 $2,408 $382,221 5 Person (4 Bedroom) $118,400 $2,960 $2,960 $383 $1,036 $2,577 $406,682 Moderate-Income (81%-120% AMI)
1 Person (Studio) $105,500 $2,638 $3,077 $217 $1,077 $2,421 $470,474 2 Person (1 Bedroom) $120,550 $3,014 $3,516 $232 $1,231 $2,781 $541,571 3 Person (2 Bedroom) $135,650 $3,391 $3,956 $280 $1,385 $3,112 $604,725 4 Person (3 Bedroom) $150,700 $3,768 $4,395 $332 $1,538 $3,435 $666,235 5 Person (4 Bedroom) $162,750 $4,069 $4,747 $383 $1,661 $3,686 $713,244

1. AMI limits based on 2021 HCD State Income Limits for Contra Costa County, other assumptions are derived from Zillow estimates (as of October 4, 2021) and the National Association of Realtors. The 2021 Contra Costa County AMI is $125,600.

2. Affordable monthly payment for renters and owners is assumed to be one-twelfth of 30% of median income applicable for the number of bedrooms. The exception is moderate-income owners, whose affordable payment is assumed to be is one-twelfth of 35% of median income applicable for the number of bedrooms as specified by HCD, pursuant to HSC 50052.5(b)(4). 3 Utilities are estimated according to the 2021 Contra Costa County Housing Authority Utility Allowance Schedule. Estimates are based on the combined average cost of gas and electric heating, cooking and water heating, as well as other electric, water, trash collection, sewer, air conditioning, refrigeration and range/microwave across all unit types [i.e., elevator/high - rise/apartment/walk-up (multi-family), detached house/single family dwelling, mobile/manufactured home, row house/townhouse & semi-detached/duplex]. Costs are assumed equivalent for owners and renters.

4. Taxes and insurance are assumed to be 35% of monthly affordable housing costs for owners.

5. Assumed 30-year amortization, 2.82% interest rate, 6.0% down payment and closing costs equal to 2% of the sale price.

Source: HCD State Income Limits, 2021; Contra Costa Housing Authority Utility Allowance Schedule, 2021; Zillow Mortgage Rates, October 2021; National Association of Realtors Research Group, Downpayment Expectations & Hurdles to Homeownership, April 2020; Dyett & Bhatia, 2021
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Recent Development Trends
During the 2010 to 2020 period, San Pablo saw very little housing development activity. As shown in Table 1-4, the number of single -family homes marginally increased during this period, although the number of multifamily housing units has increased more significantly. The number of total units decreased by 0.3 percent over the period , driven, exclusively by the loss of mobile homes. The number of mobile homes decreased by 21.4 percent, representing a loss of 104 units.

Table 2-7: San Pablo Housing Type Trends, 2010 – 2020
Building Type
2010 2020 Percent Change
(2010 – 2020) Number Percent Number Percent
Single-Family Home: Attached 495 5.2% 497 5.2% 0.4%
Single-Family Home: Detached 4,338 45.3% 4,347 45.6% 0.2% Multifamily Housing: Two to Four Units 1,532 16% 1,552 16.3% 1.3% Multifamily Housing: Five-plus Units 2,719 28.4% 2,763 29% 1.6% Mobile Homes 487 5.1% 383 4% -21.4%
Totals 9,571 100% 9,542 100% -0.3%
Source: ABAG-MTC Housing Needs Data Workbook (California Department of Finance, E-5 series) Between 2015 and 2021, the City issued permits for 99 new housing units, including 12 low- income units, 45 moderate-income units, and 42 above moderate -income units. No permits were issued for very low - income units. For much of the Fifth Cycle, progress to ward RHNA has lagged. Development activity has picked up more recently;, however, and there is a robust pipeline of residential projects proposed or under review. In total, 395 new units are anticipated from projects that are pending or recently approved but not yet under construction. This includes 59 very low -income units, 154 low- income units, and 174 above - moderate-income units.

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3 Housing Resources
The Housing Element is a component of the General Plan which guides planning for housing to meet the current and projected needs of all households in the community. This section summarizes the various resources available for the preservation, improvement, and development of housing in San Pablo. The analysis includes an evaluation of the availability of land resources available to accommodate the City's share of the region’s future housing needs, as well as the administrative resources available to assist i n implementing the City’s housing programs and policies , and the financial resources available to support housing activities.

3.1 Land Resources
Government Code (GC) Section 65583(a)(3) requires local governments to prepare an inventory of land suitable for residential development, including vacant sites and sites with the potential for redevelopment.

The inventory must identify specific parcels th at are available for residential development and be accompanied by an analysis of public facilities and services capacity to serve the identified sites. Further, the inventory must have sufficient capacity to accommodate the jurisdiction's share of the regional housing need, as determined by applicable the metropolitan planning organization.

This section presents San Pablo's inventory, identifying sites available for residential development and their realistic capacity for housing. It identifies planned and recently approved residential projects in the city and it details the process for identifying suitable sites, the methodology for calculating capacity, and the availability of public facilities and services available to serve new housing

LEGAL REQUIREMENTS FOR INVENTORY AND SITES
State law requires that a community identify an adequate number of sites to accommodate and facilitate production of the City’s regional share of housing. To determine whether the City has sufficient land to accommodate its share of regional housing needs for all income groups, the City must identify “adequate sites.” Land considered suitable for residential development includes the following:
• Vacant sites zoned for residential use.
• Vacant sites zoned for nonresidential use that allow residential development. • Residentially zoned sites that are capable of being developed at a higher density (non -vacant sites, including underutilized sites).
• Sites owned or leased by a city, county, or city and county • Sites zoned for nonresidential use that can be redeveloped for residential use and a program is included in the Housing Element to rezone the site to permit residential use within three years of adoption.

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Further, State law stipulates criteria for the adequacy of sites included on the inventory, including that they be zoned to accommodate housing, have appropriate development standards, and be served by public facilities as needed to facilitate the developm ent of a variety of housing products suitable for all income levels. Vacant sites included on prior inventories in two or more consecutive planning periods and non - vacant sites included on the prior period inventory cannot be carried forward to the current planning period to satisfy the need for housing affordable to lower income households unless they are rezoned to allow residential use by right at the default density for the jurisdiction, which in San Pablo’s case is 30 dwelling units per acre.

REGIONAL HOUSING NEEDS ALLOCATION
The Regional Housing Needs Allocation (RHNA) is the total number of new housing units that the City must plan to accommodate in the 2023-31 planning period. RHNA is split into four categories representing different levels of affordability, based on median income level in the county. RHNA is established through the following process: the California Department of Housing and Community Development (HCD) first determines the estimated need for new housing in each region of California for the planning period, based on population projections and other factors including rates of vacancy, overcrowding, and cost -burden.

Each regional planning agency then allocates a target to each city or town within its jurisdiction, considering factors such as access to jobs, good schools, and healthy environmental conditions. For the San Francisco Bay Area, the Bay Area Association of Governments (ABAG) developed and refined a methodology for 2023-31 RHNA allocations with input from local jurisdictions. The ABAG Regional Council ad opted the 6th Cycle Final RHNA Allocation, Methodology, and Regional Housing Needs Determinations on December 16, 2021.

San Pablo’s Regional Housing Needs Assessment (RHNA) allocation for the 2023 -31 planning period has been determined by ABAG to be 746 housing units, including 173 units for very low -income households, 100 units for low-income households, 132 units for moderate-income households, and 341 units for above moderate-income households (Table 3-1). AB 2634 mandates that localities calculate the subset of the very low-income regional need that constitutes the communities need for extremely low income housing. As an alternative to calculating the subset, local jurisdictions may assume that 50 percent of the very low income category is represented by households of extremely low income (less than 30 percent of the Area Median Income or AMI).

Table 3-1: San Pablo Regional Housing Needs Assessment, 2023-2031 Income Level1 AMI Needed Units Percent of Needed Units Very-Low-Income 0-50% 173 23.2%
Low-Income 51-80% 100 13.4%
Moderate-Income 81-120% 132 17.7%
Above-Moderate-Income >120% 341 45.7%
Total 746 100.0%
Source: HCD State Income Limits, 2021; City of San Pablo, 2022; Dyett & Bhatia, 2022

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PIPELINE PROJECTS
According to HCD Guidance, projects that have been approved, permitted, or received a Certificate of Occupancy during the projection period (June 30, 2022 – January 15, 2031) can be counted toward the 2023-31 cycle RHNA. Table 3- 2 details these pipeline pr ojects and they are also shown on Map 3-1 and included in the housing sites inventory in Appendix A. In total there are 22 projects that involve construction of 3945 units, including 2123 lower income units, 8 moderate income units, and 174 above moderate income units. As a condition of project approval, the City requires developers proposing units affordable to moderate and lower incomemoderate- and lower-income households to provide evidence of a recorded agreement that restricts the affordable rental units with the allowable maximum incomes and rents for those units. In cases where the City is not directly party to the agreement, the City requires that it be added as a party from whom approval will be needed before the Affordable Housing Agreement is modified or terminated. These conditions of approval and the associated affordability agreements guarantee that the projects will have the levels of affordability shown on Table 3-2 once constructed.

LAND INVENTORY
Land Available for Development
San Pablo is a largely built out city and there is relatively little vacant land available for new development.

Only 2.2 percent of the total land area in the city was vacant in 2021, and as shown in Map 3 -2, much of that land is in areas of environmental hazard. These hazards include the North Hayward Fault, which runs directly through the northern and eastern part of the city, as well as areas of flood risk and very high liquefaction risk located in proximi ty to the San Pablo and Wildcat creeks. An earthquake fault zone approximately 1,500 feet wide has been established around the trace of the North Hayward Fault. Given the high risk of ground-shaking and surface rupture within the zone, residential construction is not permitted in order to protect public safety and mini mize the potential for loss of life and property. Residential construction is permitted within the 100 -year flood plain and areas of liquefaction risk, subject to the regulatory standards of the California Building Code designed to ensure adequate protection.

Residential areas comprise over 45 percent of land within the City limit, primarily concentrated in small lot single-family neighborhoods. Approximately 78 percent of the residential land in San Pablo is developed with single -family homes, while 8 percent is developed with multi -family homes and 1.4 percent with mobile homes. The city's major commercial corridors, however, offer significant potential for redevelopment with residential and job -generating uses. Today, these corridors are typically lined with older buildings and low-slung strip mall developments with large areas of surface parking. Recognizing the potential for redevelopment to help further community priorities for economic development, housing choice, and improved quality of life, the City has designated three corridor segments as Priority Development Areas (PDAs), making them eligible for regional grant funding to support planning and public investment in transportation and utility infrastructure which in turn will help attract private investment to achieve the envisioned land use pattern and growth. Shown on Map 3-3, the three PDAs are:
•
San Pablo Avenue PDA - This PDA spans the full length of San Pablo Avenue as it passes through the city. A specific plan was adopted in 2011 to guide the redevelopment of the 261-acre area, envisioning several new mixed- use districts centered around key community services and regional destinations, like Contra Costa College and Lytton Casino. There are three entitled but as yet unconstructed projects in this PDA, which will see construction of 255 new high density multi-family units.

Richmond Pkwy
23rd St
Giant Rd
Rd 20
Rumrill Blvd
Market Ave
Broadway Ave
Rd 20
Brookside Dr
Church Ln
11th St
Stanton Ave
San Pablo Ave
Rumrill Blvd
Rumrill Blvd
Church Ln
San Pablo Ave
San Pablo Ave
San Pablo Dam Rd
SanPablo DamRd
El Portal Dr
Rd 20
San Pablo Dam Rd
El Portal Dr
§¨¦80
City of
Richmond
City of
Richmond
21st St
11th St
San Pablo Ave
17th St
Vale Rd
Dover Ave
20th St
Stanton Ave
Pine Ave
Miner Ave
19th St
16th St
15th St
Amador St
Rivers St
Sutter Ave
Emeric Ave
12th St
14th St
Hillcrest Rd
Rollingwood Dr
13th St
Sanford Ave
Lake St
Ridge Rd
California Ave
22nd St
18th St
Bush Ave
John Ave
Willow Rd
Alpine Rd
Brook Way
Palmer Ave
T yler St
Espanola Ct
Van Ness St
Powell St
Arundel WayArundell Way
10th St
Devon Way
Marin Ave
Mason St
Wilcox Ave
Standard St
Post Ave
Chevy Way
Alfreda Blvd
Stone St
Bayo Vista Ave
Kelley Ave
Fordham St
Greenwood Dr
Manor Dr
Y uba Ave
Manchester Ave
Pullman St
Folsom Ave
Mission Ave
Avon Ln
Villa Dr
Mission Bell Dr
Macarthur Ave
Morrow Dr
Beau Rivage
Bowhill Ln
Douglas St
Miflin Ave
T renton Blvd
Bonita Rd
Merritt Ave Glenlock St
Del Camino Dr
Fillmore St
Pablo Vista Ave
Lovegrove Ave
Glenn Ave
Colin St
Acapulco Dr
Marelia Ct
Bancroft Ln
Montoya Ave
Abella Cir
Clare St
Joel Ct
Gerald Ave
Evens Ave
Manzanilla Dr
Carlfield St
Corte St
Ohare Ave
Contra Costa Ave
Casino Ave
Rumrill Rd
Crucero Ave
Wyman St
Riverside Ave
Regina Ave
Barranca St
Humboldt St
E Victoria Ct
Shasta Ave
Harborview Ave
Clement Ave
Baywood Ln
Connecticut Ave
Chattleton Ln
University Ave
Barbara Ln
Kirk Ln
Jean Ct
Madrone Way
Westgate Cir
W Victoria Ct
Frieda Ct
Brookside Ave
Regello Ct
Monte Buena St
Dodson St
Judith Ct
Wanlass Ave
Drake Way
Larchmont Ln
18th St
19th St
20th St
19th St
Bush Ave
15th St
15th St
21st St
18th St
Shasta Ave
Glenn Ave
17th St
Merritt Ave
Riverside Ave
14th St
18th St
Dover Ave
19th St
22nd St
Mason St
15th St
16th St
17th St
17th St
Post Ave
Lake St
20th St
21st St
Rivers St
Lake St
Y uba Ave
19th St
22nd St
16th St
17th St
Glenn Ave
Miner Ave
Rose ArborAv e
Bayview A ve
Bolduc Ct
CapitolHill Ave
W estview Pl
NArlington Blvd
HillcrestRd
M
iffinAve
Wanlass
Park
City
Hall
Contra Costa
College
John
Herbert
Davis Park
San Pablo
Lytton
Casino
St. Joseph
Cemetery &
Funeral Center
Rheem Creek
San Pablo Creek
Wildcat Creek
SanPablo Creek
Wildca t Cr eek
San Pablo Creek

BURLINGTON NORTHERN SANTA FE RR

UNION PACIFIC RAILROAD
10 9
1 12
7 8
4 20
5 3
6 2 21
19 22
14 16
18 17
11 13
15 City Limits
Sphere of Influence
Major Highway
Major Roads
Railroads

SAN PABL O HOU SI NG ELE ME NT
Map 3-1: Pipeline Projects
Low and Very Low Income
Above Moderate Income
Mixed Income
Date: 9/27/2022
SOURCE: City of San Pablo, 2021; Contra Costa County GIS, 2021; Dyett & Bhatia, 2021
0 1,000 2,000500
FEET
City of San Pablo 2023-2031 Housing Element
Revised Draft February 14, 2024 3-5
TABLE 3-2: Pipeline Projects (Pending and Approved but not yet Under Construction) Unit Count
Address APN(s) Development
Type Project Status Acreage Owner Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
Units
2812 Chattleton Lane, Block E1 417310004 Single-family
residential
CC Approved
(9/20/21); under
construction

0.96 SAN PABLO

CITY OF
0 1

19 20
1331 Market Avenue 411041004 Single-family
residential
Approved 0.09 CAREY HELEN
J TRE
0 0 0 1 1
2036 21st Street 411202040 Single-family
residential
Approved 0.11 LEMUS JUAN

BERNARDO
ORTIZ
0 0 0 1 1
1354 Marin Avenue 418022007 Single-family
residential
Approved 0.43 REYES ESTELA 0 0 0 1 1
2846 12th Street 412120024 Single-family
residential
Approved 0.12 PINEDA

WILLIAM

GUEVARA TRE

0 0 0 1 1
2432-2442 22nd Street 412240057,
412240058
Multi-family
residential
PC Approved
(2/1/21)

0.22 TOPANGA

DRIVE LLC
0 0 0 8 8
13717 San Pablo Avenue, Block C 417310003 Multi-family
residential
CC Approved
(12/21/21)

0.78 SANPABLOS
LLC
5 7 7 72 91
1820 Rumrill Boulevard 411041009 Multi-family
residential
Approved June 27,
2023; tax credit
application
submitted)

0.50 SAN PABLO

CITY OF
0 3940 0 1 40
2364 Road 20 416120029 Multi-family
residential
PendingApproved 1.03 SAN PABLO
ROAD 20 LLC
0 7 0 57 64
13831 San Pablo Avenue2 411330037,
411330038,
411330039
Mixed-use,
multi-family
residential
CC Approved
(2/1/21); under
construction

4.45 SAN PABLO

CITY OF
0 99 1 0 100
1971 23rd Street 411201007 Multi-family
residential
Approved 0.06 SANTORINI

HOLDINGS
LLC
0 0 0 4 4
2555 El Portal Dr. 416140047 Multi-family
residential
Approved;
under
construction

1.86 OVERAA

INVESTMENTS
LLC
54 0 0 54
City of San Pablo 2023-2031 Housing Element

Revised Draft February 14, 2024 3-6
TABLE 3-2: Pipeline Projects (Pending and Approved but not yet Under Construction) Unit Count
Address APN(s) Development
Type Project Status Acreage Owner Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
Units
1456 Ventura Ave. 417042017 Single-family
residential
Pending 0.14 CRUZ

ARTHUR J TRE
0 0 0 1 1
2419 Market Ave. 411120028 Single-family
residential
Approved 0.08 GREGORIO

DOMINGOS M
& VICTORIA
0 0 0 1 1
2423 Market Ave. 411120027 Single-family
residential
Approved 0.08 GREGORIO

DOMINGOS M
& VICTORIA
0 0 0 1 1
1932 California Ave. 410161006 Single-family
residential
Approved 0.08 MOMAND

JAWID &

MALALAI
0 0 0 1 1
1958 Mason St. 411170020 Single-family
residential
Approved 0.06 AMEZCUA
JOSE
0 0 0 1 1
1609 California Ave. 410142007 Single-family
residential
Approved 0.07 GREYPOINT

DEVELOPMEN
T LLC
0 0 0 1 1
1860 Mesa Buena

Single-family
residential
PendingApprove
d

Ruben Arce

1 1
1401 Marin/1410 Yuba

Single-family
residential
Approved

Gunkel

1 1
5590 Morrow

Single-family
residential
PendingApprove
d

1 1
2990 San Pablo Dam Rd. 419091001 Mobile home Approved 0.12 WHITE BOB J & JUNE V TRE
0 1 0 0 1
Total Units 59 1534 8 174 3945
Notes:

1. Contains 16 single- family homes, with one affordable to a lower -income household pursuant to the Disposition and Development Agreement with BV Builders, Inc.

2. 13831 San Pablo Avenue, also known as Alvarado Gardens, is a mixed-use residential/retail development located at the former Civic Center site. Pursuant to the Affordable Housing Regulatory Agreement contained within the approved Disposition and Development Agreement, units must be made available for occupancy by “lower income households,” as defined in Health and Safety Code Section 50079.5 (i.e., total household income is not greater than 80% of area median income). Affordability is further restricted pursuant to a TCAC 4% Credit award.

Richmond Pkwy
23rd St
Giant Rd
Rd 20
Rumrill Blvd
Market Ave
Broadway Ave
Rd 20
Brookside Dr
Church Ln
11th St
Stanton Ave
San Pablo Ave
Rumrill Blvd
Rumrill Blvd
Church Ln
San Pablo Ave
San Pablo Ave
San Pablo Dam Rd
SanPablo DamRd
El Portal Dr
Rd 20
San Pablo Dam Rd
El Portal Dr
§¨¦80
City of
Richmond
City of
Richmond
21st St
11th St
San Pablo Ave
17th St
Vale Rd
Dover Ave
20th St
Stanton Ave
Pine Ave
Miner Ave
19th St
16th St
15th St
Amador St
Rivers St
Sutter Ave
Emeric Ave
12th St
14th St
Hillcrest Rd
Rollingwood Dr
13th St
Sanford Ave
Lake St
Ridge Rd
California Ave
22nd St
18th St
Bush Ave
John Ave
Willow Rd
Alpine Rd
Brook Way
Palmer Ave
T yler St
Espanola Ct
Van Ness St
Powell St
Arundel WayArundell Way
10th St
Devon Way
Marin Ave
Mason St
Wilcox Ave
Standard St
Post Ave
Chevy Way
Alfreda Blvd
Stone St
Bayo Vista Ave
Kelley Ave
Fordham St
Greenwood Dr
Manor Dr
Y uba Ave
Manchester Ave
Pullman St
Folsom Ave
Mission Ave
Avon Ln
Villa Dr
Mission Bell Dr
Macarthur Ave
Morrow Dr
Beau Rivage
Bowhill Ln
Douglas St
Miflin Ave
T renton Blvd
Bonita Rd
Merritt Ave Glenlock St
Del Camino Dr
Fillmore St
Pablo Vista Ave
Lovegrove Ave
Glenn Ave
Colin St
Acapulco Dr
Marelia Ct
Bancroft Ln
Montoya Ave
V entura Ave
Abella Cir
Clare St
Joel Ct
Gerald Ave
Evens Ave
Manzanilla Dr
Carlfield St
Corte St
Ohare Ave
Contra Costa Ave
Casino Ave
Rumrill Rd
Crucero Ave
Wyman St
Riverside Ave
Regina Ave
Barranca St
Humboldt St
E Victoria Ct
Shasta Ave
Harborview Ave
Clement Ave
Baywood Ln
Connecticut Ave
Chattleton Ln
University Ave
Barbara Ln
Kirk Ln
Jean Ct
Madrone Way
Westgate Cir
W Victoria Ct
Frieda Ct
Brookside Ave
Regello Ct
Monte Buena St
Dodson St
Judith Ct
Wanlass Ave
Drake Way
Larchmont Ln
18th St
19th St
20th St
19th St
Bush Ave
15th St
15th St
21st St
18th St
Shasta Ave
Glenn Ave
17th St
Merritt Ave
Riverside Ave
14th St
18th St
Dover Ave
19th St
22nd St
Mason St
15th St
16th St
17th St
17th St
Post Ave
Lake St
20th St
21st St
Rivers St
Lake St
Y uba Ave
19th St
22nd St
16th St
17th St
Glenn Ave
Miner Ave
Rose ArborAv e
Bayview A ve
Bolduc Ct
CapitolHill Ave
W estview Pl
NArlington Blvd
HillcrestRd
M
iffinAve
Wanlass
Park
City
Hall
Contra Costa
College
John
Herbert
Davis Park
San Pablo
Lytton
Casino
St. Joseph
Cemetery &
Funeral Center
Rheem Creek
San Pablo Creek
Wildcat Creek
SanPablo Creek
Wildca t Cr eek
San Pablo Creek

BURLINGTON NORTHERN SANTA FE RR

UNION PACIFIC RAILROAD
City Limits
Sphere of Influence
Major Highway
Major Roads
Railroads
Vacant Land
J:\GISData\581_SanPablo_GP\GIS\Projects\HE\Draft San Pablo Housing Element 081522\Vacant Parcels and Environmental Constraints 8x11.mxd Environmental Hazards
Hayward Fault
Alquist Priolo Zones
Very High Liquefaction
100 Year Flood Zone

SAN PABL O HOU SI NG ELE ME NT
Date: 9/28/2022
SOURCE: City of San Pablo, 2021; Contra Costa County GIS, 2021; Dyett & Bhatia, 2021
0 1,000 2,000500
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Map 3-2: Vacant Parcels and
Environmental Constraints
Richmond Pkwy
23rd St
Giant Rd
Rd 20
Rumrill Blvd
Market Ave
Broadway Ave
Rd 20
Brookside Dr
Church Ln
11th St
Stanton Ave
San Pablo Ave
Rumrill Blvd
Rumrill Blvd
Church Ln
San Pablo Ave
San Pablo Ave
San Pablo Dam Rd
SanPablo DamRd
El Portal Dr
Rd 20
San Pablo Dam Rd
El Portal Dr
§¨¦80
City of
Richmond
!
23rd Street
Specific Plan
City of
Richmond
21st St
11th St
San Pablo Ave
17th St
Vale Rd
Dover Ave
20th St
Stanton Ave
Pine Ave
Miner Ave
19th St
16th St
15th St
Amador St
Rivers St
Sutter Ave
Emeric Ave
12th St
14th St
Hillcrest Rd
Rollingwood Dr
13th St
Sanford Ave
Lake St
Ridge Rd
California Ave
22nd St
18th St
Bush Ave
John Ave
Willow Rd
Alpine Rd
Brook Way
Palmer Ave
T yler St
Espanola Ct
Van Ness St
Powell St
Arundel WayArundell Way
10th St
Devon Way
Marin Ave
Mason St
Wilcox Ave
Standard St
Post Ave
Chevy Way
Alfreda Blvd
Stone St
Bayo Vista Ave
Kelley Ave
Fordham St
Greenwood Dr
Manor Dr
Y uba Ave
Manchester Ave
Pullman St
Folsom Ave
Mission Ave
Avon Ln
Villa Dr
Mission Bell Dr
Macarthur Ave
Morrow Dr
Beau Rivage
Bowhill Ln
Douglas St
Miflin Ave
T renton Blvd
Bonita Rd
Merritt Ave Glenlock St
Del Camino Dr
Fillmore St
Pablo Vista Ave
Lovegrove Ave
Glenn Ave
Colin St
Acapulco Dr
Marelia Ct
Bancroft Ln
Montoya Ave
V entura Ave
Abella Cir
Clare St
Joel Ct
Gerald Ave
Evens Ave
Manzanilla Dr
Carlfield St
Corte St
Ohare Ave
Contra Costa Ave
Casino Ave
Rumrill Rd
Crucero Ave
Wyman St
Riverside Ave
Regina Ave
Barranca St
Humboldt St
E Victoria Ct
Shasta Ave
Harborview Ave
Clement Ave
Baywood Ln
Connecticut Ave
Chattleton Ln
University Ave
Barbara Ln
Kirk Ln
Jean Ct
Madrone Way
Westgate Cir
W Victoria Ct
Frieda Ct
Brookside Ave
Regello Ct
Monte Buena St
Dodson St
Judith Ct
Wanlass Ave
Drake Way
Larchmont Ln
18th St
19th St
20th St
19th St
Bush Ave
15th St
15th St
21st St
18th St
Shasta Ave
Glenn Ave
17th St
Merritt Ave
Riverside Ave
14th St
18th St
Dover Ave
19th St
22nd St
Mason St
15th St
16th St
17th St
17th St
Post Ave
Lake St
20th St
21st St
Rivers St
Lake St
Y uba Ave
19th St
22nd St
16th St
17th St
Glenn Ave
Miner Ave
Rose ArborAv e
Bayview A ve
Bolduc Ct
CapitolHill Ave
W estview Pl
NArlington Blvd
HillcrestRd
M
iffinAve
Wanlass
Park
City
Hall
Contra Costa
College
John
Herbert
Davis Park
San Pablo
Lytton
Casino
St. Joseph
Cemetery &
Funeral Center
Rheem Creek
San Pablo Creek
Wildcat Creek
SanPablo Creek
Wildca t Cr eek
San Pablo Creek

BURLINGTON NORTHERN SANTA FE RR

UNION PACIFIC RAILROAD
San Pablo Avenue
Specific PlanRumrill Boulevard
Corridor Plan
!
!
Priority Development Area (PDA)
SP1 - 23rd Street Specific Plan
SP2 - San Pablo Avenue Specific Plan
23rd Street/San Pablo Avenue Overlap
Rumrill Blvd Corridor Plan
City Limits
Sphere of Influence
Major Highway
Major Roads
Railroads
J:\GISData\581_SanPablo_GP\GIS\Projects\HE\Draft San Pablo Housing Element 081522\Priority Development Area Overlay 8x11.mxd Date: 9/28/2022 SOURCE: Plan Bay Area 2040, MTC, ABAG; Metropolitan Transportation Commission (MTC), July 2017; City of San Pablo, 2021; Contra Costa County GIS, 2021; Dyett & Bhatia, 2021
0 1,000 2,000500
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SAN PABL O HOU SI NG ELE ME NT
Map 3-3: Priority Development Area Overlay
Chapter 3: Housing Resources
Revised Draft February 14, 2024 3-9
• 23rd Street PDA - This PDA extends the full length of 23rd Street from Brookside south to the City limit, encompassing an area of 22 acres. A specific plan was adopted in 2007 to provide a long-term strategy for the revitalization of 23rd Street by facilit ating mixed use infill development on vacant and underutilized parcels, fostering a safe and pedestrian-friendly streetscape, and supporting the vitality of neighborhood businesses. While the areas has significant potential for new housing development, almost no construction has occurred in the last 15 years. Regulatory barriers have contributed, as discussion in Appendix C, and the Housing Action Plan in Chapter 4 incorporates programs to address impediments to housing development in this PDA. • Rumrill Boulevard PDA - Rumrill Boulevard is a major four-lane community corridor that extends north from San Pablo’s southwestern City limit to connect with Broadway and San Pablo Avenue.

The southern portion of the corridor between Brookside and Costa is designated as a PDA, currently identified as an Employment Focus Area in Plan Bay Area and projected to see 22 new households and 194 jobs added by 2040. The area includes several large multi -family apartment complexes and a mobile home park, along with smaller multi-family and single family residences.

A community wide survey conducted in 2022 identified strong community support for the incorporation of high density housing in the Rumrill PDA and, in tandem with the General Plan and Housing Element updates, a Corridor Plan is being prepared to guide revitalization of the area and incorporate strategies to foster transit -oriented development, enhance regional equity, and bring mobility, housing, and economic development opportunities to a diverse community in need.

The City has also adopted a PDA Overlay District into the Zoning Code, which permits residential development at between 20 and 60 dwelling units per acre on all sites in the district whether in a mixed use or 100 percent residential format. Additional standards for height and development density are also established, and the standards of the PDA overlay prevail in cases of conflict with the base designation.

Accessory Dwelling Units
San Pablo is a city of small lot single-family neighborhoods. The average single-family residential lot is only 5,100 square feet in size, which limits potential for additional detached accessory dwelling units (ADUs) on the lot; however, there is signific ant potential for ADUs or Junior ADUs incorporated into the primary structure. Since they are typically smaller than a single -family home, ADUs and Junior ADUs can be “affordable by design,” meaning they cost less to build, buy, or rent. As such they can o ffer affordable opportunities for older adults living on fixed incomes, younger residents living with roommates, and for lower income households. Demographic indicators (see Appendix B), including a relatively high proportion of non-family households, a gr owing older adult population, and a relatively large proportion of multi - generational households, signal a need for this type of housing in the short, medium and long-term in San Pablo.

Table 3-3 summarizes building permits issued for accessory dwelling units (ADUs) in San Pablo since 2018.

Safe harbors in State Housing Element law allow for the use of trends since 2018 to project the future rate of ADU production. By this measure, San Pablo can project at least 8.25 ADUs annually throughout the planning period. However, as noted in HCD's Housing Element Site Inventory Guidebook, this methodology represents "a conservative option [that] only account[s] for the effect of the new laws without local promotional efforts or incentives." In fact, ADU production trends in the city have increased noticeably since 2018, when an array of new State law intended to stimulate ADU production took effect.

Based on the findings of the ABAG ADU Affordability Study for the San Francisco Bay Area, it is assumed that 60 percent of these units (40 units total) would be affordable to low and very low-income households, 30 percent of these units (20 units total) wo uld be affordable to moderate -income households, and 10 percent (6 units total) would be affordable for above moderate income households.

City of San Pablo 2023-2031 Housing Element

Revised Draft February 14, 2024 3-10
TABLE 3-3: RECENT ADU APPROVALS
Year ADU Building Permits Issued
2018 1
2019 6
2020 12
2021 14
Total 33
Annual Average 8.25
Projected 8-Year Development 66
Source: City of San Pablo, Annual Progress Reports, 2018-2021 Surplus Public Lands
During the Fifth Hous ing Element Cycle, Tthe City of San Pablo identified two three Citymunicipally- owned parcels appropriate for the development of new housing, all of which are listed among the pipeline projects on Table 3 -1 above. One of the parcels, The 1820 Rumrill Blvd site, hass been proposed for an affordable housing projects with 3940 low income units; the former City Hall site at 13831 San Pablo Ave, now vacated, is proposed as a mixed-use residential/retail development with 99 low income units and one moderate income unit; the 2812 Chattleton Lane Block E site is proposed for a mixed income residential project with 16 single -family homes and one affordable to a lower -income household pursuant to the Disposition and Development Agreement with BV Builders, Inc. The City and the Housing Successor Agency complied in full with the provisio ns of the Surplus Land Act in making these sites available for housing development.1, and another, Block E/Lot 4 at Plaza San Pablo, ha s been proposed a mixed- use housing project. Two additional City-owned parcels in San Pablo are considered surplus land in compliance with California’s Surplus Land Act. One of these parcels (13831 San Pablo Ave, the former City Hall site which is now vacated) represents a potential development oppor tunity; however, the other parcel (on San Pablo Dam Road) faces various physical development constraints.

IDENTIFICATION OF SUITABLE SITES AND REALISTIC CAPACITY To identify appropriate sites to accommodate RHNA, a parcel-based analysis of properties within the City limit was conducted using County Assessor data. Vacant sites were identified, along with underutilized non-vacant sites with potential for redevelopment within the planning period and any surplus City-owned sites. For the initial analysis, two metrics were used to identify underused parcels: assessed value ratio (A/V) and low as-built floor area ratio (FAR). A/V ratio considers the relationship between t he value of the land and the improvements constructed on it. Where the value of the land is worth substantially more than the value of the structures on it, there is an incentive for the owner to redevelop with new uses that command higher rents or sales p rices. Similarly, a low FAR means that the square footage of buildings is small compared to the overall size of the site, indicating the potential for redevelopment with other uses. A commercially zoned property containing a low -slung shopping center with large areas of surface parking could be considered underused, particularly older, sub -optimally located centers away from major intersections with relatively high vacancy rates. Areas where vacant and underutilized sites cluster are locations where change is most foreseeable over the planning period and as such are an important focus of planning activities.

Based on this analysis, seven areas capable of accommodating new housing over the planning period were identified. An interactive online survey was then conducted to provide residents, business owners, and people who work or go to school in San Pablo with an opportunity to help identify appropriate locations

1 Email communication with Charles Ching, Assistant City Manager, January 25, 2023.

Chapter 3: Housing Resources
Revised Draft February 14, 2024 3-11
for housing, as well as the typologies needed to meet local needs. The survey incorporated a map of the seven areas and participants were asked whether they supported housing in these areas, what type of housing they felt would be appropriate, and their vision for future land uses, activities and amenities in each area. Respondents strongly supported adding new, higher density housing in all seven areas, with the Rumrill PDA and the Southeast area near the intersection of San Pablo Avenue and San Pablo Dam Road receiving the strongest community support.

Having developed and vetted an inventory of potential sites for housing to accommodate RHNA, the sites were then allocated to the various income categories and capacity was projected on the basis of the methodology and assumptions described below. Map 3-4 shows the location of the housing sites throughout the city.

Low and Very Low Income RHNA
Affordability Assumptions
Low and Very Low (L/VL) income households are those making up to 80 percent of the local area median income. While a 1 -person household in this category may be able to afford market rate rents for smaller units such as studio apartments or ADUs based on HU D income limits for Contra Costa County and a survey of rents in San Pablo, these units will typically need to be provided at below market rate (BMR) rents and sales prices, particularly for larger households and for Very Low or Extremely Low Income households.

Pipeline projects where the developer has committed to making units available to L/VL income households through deed restrictions or similar means for a specified period of time (typically 55 years) may be counted toward L/VL RHNA. Additionally, Stat e law (Government Code Section 65583.2(c)(3)) establishes a “default density standard” of 30 dwelling units per acre (du/ac) for lower -income units in Contra Costa County, which is the density that is “deemed appropriate” in State law to accommodate lower -income RHNA. Accordingly, the inventory includes L/VL RHNA sites with the following designations and densities: High Density Residential (24.1- 60 units/acre), Commercial Mixed Use (Up to 50 units/acre), Residential Mixed Use (Up to 50 units/acre).

Site Screening/Eligibility
The inventory for L/VL RHNA includes both vacant and non -vacant sites. All sites were screened for compliance with the site adequacy criteria stipulated in State law, including that they be of appropriate size, be free from environmental constraints, be zoned to accommodate housing, have appropriate development standards, and be served by public facilities as needed to facilitate the development of a variety of housing products suitable for all income levels. Vacant sites included on prior inventories in two or more consecutive planning periods and non-vacant sites included on the prior period inventory cannot be carried forward to the current planning period to satisfy the City’s Lower Income RHNA allocation unless they are rezoned to allow residential use by right at the default density for the jurisdiction. In view of feasibility considerations, parcels that are less than 0.5 acres

Richmond Pkwy
23rd St
Giant Rd
Rd 20
Rumrill Blvd
Market Ave
Broadway Ave
Rd 20
Brookside Dr
Church Ln
11th St
Stanton Ave
San Pablo Ave
Rumrill Blvd
Rumrill Blvd
Church Ln
San Pablo Ave
San Pablo Ave
San Pablo Dam Rd
SanPabloDamRd
El Portal Dr
Rd 20
San Pablo Dam Rd
El Portal Dr
§¨¦80
City of
Richmond
City of
Richmond
21st St
11th St
San Pablo Ave
17th St
Vale Rd
Dover Ave
20th St
Stanton Ave
Pine Ave
Miner Ave
19th St
16th St
15th St
Amador St
Rivers St
Sutter Ave
Emeric Ave
12th St
14th St
Hillcrest Rd
Rollingwood Dr
13th St
Sanford Ave
Lake St
Ridge Rd
California Ave
22nd St
18th St
Bush Ave
John Ave
Willow Rd
Alpine Rd
Brook Way
Palmer Ave
T yler St
Espanola Ct
Van Ness St
Powell St
Arundel WayArundell Way
10th St
Devon Way
Marin Ave
Mason St
Wilcox Ave
Standard St
Post Ave
Chevy Way
Alfreda Blvd
Stone St
Bayo Vista Ave
Kelley Ave
Fordham St
Greenwood Dr
Manor Dr
Yuba Ave
Manchester Ave
Pullman St
Folsom Ave
Mission Ave
Avon Ln
Villa Dr
Mission Bell Dr
Macarthur Ave
Morrow Dr
Beau Rivage
Bowhill Ln
Douglas St
Miflin Ave
T renton Blvd
Bonita Rd
Merritt Ave Glenlock St
Del Camino Dr
Fillmore St
Pablo Vista Ave
Lovegrove Ave
Glenn Ave
Colin St
Acapulco Dr
Marelia Ct
Bancroft Ln
Montoya Ave
Ventura Ave
Abella Cir
Clare St
Joel Ct
Gerald Ave
Evens Ave
Manzanilla Dr
Carlfield St
Corte St
Ohare Ave
Contra Costa Ave
Casino Ave
Rumrill Rd
Crucero Ave
Wyman St
Riverside Ave
Regina Ave
Barranca St
Humboldt St
E Victoria Ct
Shasta Ave
Harborview Ave
Clement Ave
Baywood Ln
Connecticut Ave
Chattleton Ln
University Ave
Barbara Ln
Kirk Ln
Jean Ct
Madrone Way
Westgate Cir
W Victoria Ct
Frieda Ct
Brookside Ave
Regello Ct
Monte Buena St
Dodson St
Judith Ct
Wanlass Ave
Drake Way
Larchmont Ln
18th St
19th St
20th St
19th St
Bush Ave
15th St
15th St
21st St
18th St
Shasta Ave
Glenn Ave
17th St
Merritt Ave
Riverside Ave
14th St
18th St
Dover Ave
19th St
22nd St
Mason St
15th St
16th St
17th St
17th St
Post Ave
Lake St
20th St
21st St
Rivers St
Lake St
Yuba Ave
19th St
22nd St
16th St
17th St
Glenn Ave
Miner Ave
Rose ArborAv e
Bayview A ve
Bolduc Ct
CapitolHill Ave
W estview Pl
NArlington Blvd
HillcrestRd
MiffinAve
Wanlass
Park
City
Hall
Contra Costa
College
John
Herbert
Davis Park
San Pablo
Lytton
Casino
St. Joseph
Cemetery &
Funeral Center
Rheem Creek
San Pablo Creek
Wildcat Creek
San Pablo Creek
Wildca t Cr eek
San Pablo Creek

BURLINGTON NORTHERN SANTA FE RR

UNION P ACIFIC RAILROAD
City Limits
Sphere of Influence
Major Highway
Major Roads
Railroads
Low and Very Low Income
Moderate Income
Above Moderate Income
Mixed Income

SAN PABLO HOUSI NG ELEMENT
Map 3-4: Housing Inventory Sites
Date: 11/8/2023
SOURCE: City of San Pablo, 2021; Contra Costa County GIS, 2021; Dyett & Bhatia, 2021
0 1,000 2,000500
FEET
Chapter 3: Housing Resources
Revised Draft February 14, 2024 3-13
in size are generally not considered suitable for lower income housing development as smaller parcels may not allow development of a sufficient number of units for proposed affordable housing projects to compete effectively for limited funding resources. Parcels larger than 10 acres in size are also not considered suitable by HCD as development of very large projects may lead to an over concentration of affordable housing in one location or may render proposed affordable housing projects ineligible for funding. Therefore, all sites attributed to L/VL RHNA on the inventory are between 0.5 and 10 acres in size.

Consistent with State law and guidance from HCD, L/VL RHNA sites included on the inventory that are not pipeline projects have been screened to ensure they are not located in FEMA -designated seismic, geologic, or flood hazard areas and that they do not require remediation of contaminated soil or water prior to development. Sites on the inventory identified as suitable for L/VL households also conform to other best practices recommended by HCD, including proximity to transit routes, schools, jobs, parks, and daily services. As shown on Map 3-3, the sites are located on San Pablo Avenue, Rumrill Boulevard, Road 20 and San Pablo Dam Road, which are all transit routes. The location along these corridors provides good access to schools, shops, and other services. Additionally, all sites are within a 10-minute walking radius of existing parks. The inventory included in Appendix A details compliance with these eligibility criteria on a parcel - by-parcel basis.

The inventory includes one vacant site, the Ohmsai site, composed of three contiguous parcels under common ownership with an area of 3.7 acres located on San Pablo Dam Road in the northeastern part of the city. Additionally, the inventory includes five non -vacant sites. Under State law, additional analysis is required to demonstrate the viability of non -vacant sites for redevelopment with housing during the planning period. Table 3-4 presents a range of factors that indicate strong potential for redevelopme nt of these five non -vacant sites, including A/V ratio, FAR, and age of the existing structures. City staff also conducted a windshield survey to confirm viability.

TABLE 3-4: Non-Vacant Sites: Indicators of Redevelopment Potential APN Address Existing Land
Use
General
Plan Land
Use
Acreage A/V
Ratio
As
Built
FAR
YR_
BUILT
411340026 2405
Church Ln
General
Commercial
High Density
Residential

0.54 0.52 0.00 n/a
416170005 14560 San
Pablo Ave
Church/Religious
Facility
High Density
Residential

1.29 0.00 0.00 n/a
417120019 13742 San
Pablo Ave
General
Commercial
Commercial
Mixed Use

0.66 0.44 0.46 2000
416073004 2697 El
Portal Dr
General
Commercial
Commercial
Mixed Use

0.51 0.50 0.12 2000
416150012 14400 San
Pablo Ave
General
Commercial
Residential
Mixed Use

0.58 0.91 0.10 1999

A survey of recent residential development projects was conducted to confirm that the characteristics of sites identified are conducive to redevelopment. Although there are several high-density projects currently in the development pipeline, there were relatively few high-density projects constructed in San Pablo during the Fifth Housing Element Cycle. Therefore, the survey considered recent residential development projects on comparable sites in other West County communities, including Richmond, El Cerrito , Hercules, and Pinole. Profiles of the recent residential precedents are included in Appendix G, detailing project location, site characteristics prior to redevelopment, and approved/constructed densities.

City of San Pablo 2023-2031 Housing Element

Revised Draft February 14, 2024 3-14
Table G-2 demonstrates that the project sites have characteristics comparable to the non-vacant sites on the inventory. These characteristics include:
• Typical parcel size range from 0.42 to 3.0 acres
• Typical existing use: Commercial use or parking lot
• As-Built FAR prior to redevelopment: 0.49 FAR
• Zoning: Commercial or Mixed Use Zoning
• Location: Along commercial corridors

Further, the feasibility of the non -vacant sites on the inventory for redevelopment within the planning period was assessed on the basis of the following criteria:
• Assessed Value (A/V) Ratio: As described above, an AV ratio of less than one (meaning existing buildings/structures on site are worth less than the land) is an indicator of redevelopment potential.

For the purpose of this analysis, sites with an AV ratio o f less than 0.75 were deemed feasible and sites with an AV ratio of less than 0.2 are considered strong candidates for redevelopment. • Existing FAR: As described above, a low as -built FAR means that the square footage of buildings is small compared to the overall size of the site, indicating the potential for redevelopment with other uses. A typical suburban community commercial shopping center may have an existing FAR of 0.25.

Therefore, for the purpose of this analysis sites with as -built FAR of less than 0.25 were deemed feasible.
• Age of Existing Structures: For the purpose of this analysis, sites with existing structures 20 years or older were deemed feasible.

The non-vacant sites generally meet all the feasibility criteria; however, in cases where one of the criteria was not met, the site has been included because other indicators such as extremely low FAR and high vacancy rate indicate strong potential for redevelopment within the planning period. Additionally, there recent evidence of property owner interest in redevelopment of non-vacant sites in the PDAs with housing, based on input from property owner forums conducted during development of the Housing Element and staff level conversations with owners and brokers, as well as recent evidence of redevelopment of non-vacant PDA sites with housing, as illustrated on Table 3-2 above. The City is not aware of existing lease agreements, easements, or other factors that would preclude redevelopment of these sites. All of this supports the viability of these sites for redevelopment with housing during the planning period.

Inclusion on Prior Inventories
There are three sites - APNs 411340026, 416170005 and the Ohmsai site (420130020, 420130024, 420130025) included on the Inventory that were included in two prior consecutive planning periods One of the sites is non-vacant and two are vacant (and were used in 2 prior inventories), which means they must be rezoned for compliance with Government Code section 65853.2(c). ; however, aAll three of these sites already have zoning that permits the development of housing at 30 du/ac or greater by right ; however, a text amendment is required to clarify that development projects proposed on these are subject to by -right approval (without discretionary action) when the projects include housing developments with 20 percent or more of the units affordable to lower-income households. Accordingly, a program has been added to the Housing Action Plan in Chapter 4 of this Housing Element under which the City will make this zoning amendment. As such, these sites may be carried forward and counted toward the City’s Low and Very Low Income RHNA in the current Housing Element cycle. Additional programs have been added to the Housing Chapter 3: Housing Resources
Revised Draft February 14, 2024 3-15
Action Plan (Chapter 4) to address other barriers to housing development, including regulatory and process-related impediments.

Methodology for Capacity Calculations
Pipeline Projects
There are five six approved affordable housing projects in the development pipeline included on the inventory, two of which are currently under construction and one proposed project for which an exclusive negotiating agreement has been approved, as detailed in Table 3-2 above. Collectively, these projects involve construction of 59 very low income units and 154 low income units. The inventory assumes the projects will be constructed as approved, given that as a condition of project approval, the City requires developers proposing units affordable to moderate and lower income households to provide evidence of a recorded agreement that restricts the affordable rental units with the allowable maximum incomes and rents for those units. Additionally, a program has been added to Chapter 4, the Housing Action Plan, under which the City will coordinate with project proponents on an ongoing basis to facilitate construction of the approved affordable projects.

Realistic Capacity Assessment
Realistic capacity of the vacant Ohmsai site was determined by applying an assumed density of 36.4 du/ac to the gross site area, consistent with City practice. This is approximately 75 percent of maximum permitted density in the R4 district. San Pablo has not seen recent development in the R4 d istrict that can serve as a reference point for past performance and other recent affordable projects in the city have been approved at or above the maximum permitted making use density bonuses; however, 36.4 du/ac is used as a conservative estimate. This density is at the lower end of the range in comparable projects recently approved in San Pablo.

For non-vacant sites, the existing FAR (calculated as the ratio of existing square footage of buildings and structures on the site to the total site acreage) was subtracted from the maximum FAR permitted under the land use designation in order to establish the remaining development capacity of the site. Then an assumed density of either 45.6 du/ac or 60 du/ac was applied to the remaining development capacity, expressed in acres, to establish realistic capacity. These densities are consistent with those of o ther recently approved developments in the corresponding districts in San Pablo. The assumption is that the whole of the sites will be redeveloped with a mix of commercial and residential uses consistent with the applicable general plan land use and zoning and that the level commercial development on the site would be equivalent to what exists today. This does not preclude sites from developing with 100 percent residential uses, it simply provides a conservative estimate of residential capacity.

Summary
In total, the inventory includes adequate sites that can accommodate 532 L/VL units, which represents 195 percent of the City's L/VL RHNA of 273 units. Therefore, the inventory has sufficient capacity to meet RHNA obligations with a substantial buffer to e nsure the City can navigate the no net loss provisions of State law in the event that sites do not develop as projected.

City of San Pablo 2023-2031 Housing Element

Revised Draft February 14, 2024 3-16

MODERATE INCOME RHNA SITES
Affordability Assumptions
Moderate Income households are those making between 81 and 120 percent of the local area median income, which for a 3-person household in San Pablo ranges from $98,650 to $135,650 annually (see B-36 in Appendix B). Based on HCD income limits and affordable housing cost estimates, the affordable monthly rent for a 3 -person household in this income category ranges from $2,187 to $3,112 per month and the affordable house price is up to $604,725. Data on contract rents in 2019 prepared by ABAG-MTC indicate that typical rents in San Pablo would be affordable to 99 percent of moderate income households. However, a survey of median rents on Zillow.com indicates that, at $2,521 per month, a typical two -bedroom apartment in San Pablo would fall around the mid -point of what is affordable for a moderate income 3 - person household as would an attached two-bedroom rental home, at $2,680 per month. Further, the data indicate that a two-bedroom townhome (median rent $3,400) would be out of reach for moderate income 3-person household. Therefore, on this basis, the inventory includes moderate income units in the following zoning districts that permit small scale attached homes and high density apartments and condominiums:

R2 (up to 18 du/ac); R3 (up to 24 du/ac); and a range of sites within the PDA Overlay (20-60 du/ac).

Site Screening/Eligibility
The inventory for Moderate RHNA includes both vacant and non-vacant sites. All sites were screened and found to be free of known environmental constraints. There is one vacant site in the R2 district, two vacant sites in the R3 district, and five vacant si tes on corridors in the PDA Overlay. The other 38 sites are non - vacant properties in the PDA overlay. As such, these sites have good access to transit, schools, shops, and other services. Additionally, all sites are within a 10-minute walking radius of existing parks. The inventory included in Appendix A details compliance with these eligibility criteria on a parcel-by-parcel basis.

Methodology for Capacity Calculations
For pipeline projects in this income category, projected capacity is taken as the number of units proposed.

For the vacant R2 and R3 sites, an assumed density of 6.7 du/ac and 8.5 du/ac was applied respectively to the gross site area, reflective of recently constructed and approved development in the districts.

Sites within the PDA overlay are assumed to develop with mixed income projects, providing units that will be affordable to both moderate and above moderate income households in San Pablo. For vacant sites, the total realistic capacity was calculated by applying an assumed 55 du/ac to the gross site area reflective of the densities in other recently approved projects in the PDA Overlay. For non -vacant sites, the existing FAR (calculated as the ratio of existing square footage of buildings and structures on t he site to the total site acreage) was subtracted from the maximum FAR permitted under the land use designation in order to establish the remaining development capacity of the site. Then an assumed density of between 36.4 du/ac and 60 du/ac was applied to the remaining development capacity, expressed in acres, to establish total realistic capacity. These densities are consistent with those of other recently approved developments in the corresponding districts in San Pablo. The assumption is that the whole of the sites will be redeveloped with a mix of commercial and residential uses consistent with the applicable general plan land use and zoning and that the level commercial development on the site would be equivalent to what exists today. This does not prec lude sites from developing with 100 percent residential uses, it simply provides a conservative estimate of residential capacity. Having established the total capacity of vacant and non-vacant sites in the PDA overlay, 30 percent of the units were assumed to be affordable to moderate income households in view of anticipated median rents based on implementation of related programs in the Housing Action Plan (Chapter 4).

Chapter 3: Housing Resources
Revised Draft February 14, 2024 3-17
Summary
The inventory includes 46 sites in the Moderate Income category with a combined capacity of 286 units, which represents 217 percent of the City's Moderate Income RHNA of 132 units. Therefore, the inventory has sufficient capacity to meet RHNA obligations with a substantial buffer to ensure the City can navigate the no net loss provisions of State law in the event that sites do not develop as projected.

ABOVE MODERATE INCOME RHNA SITES
Affordability Assumptions
Above Moderate Income households are those making over 120 percent of the local area median income.

It is assumed that these units will be available at market rates. The inventory includes sites that can accommodate a range of units types, sizes, and densities consistent with the objective of increasing the range of housing types available in the community. For this RHNA category, the inventory consists of vacant single-family residential sites zoned R1 (up to 12 du/ac) and vacant and non-vacant sites in the PDA overlay (20-60 du/ac).

Site Screening/Eligibility
The inventory for Above Moderate RHNA includes both vacant and non -vacant sites. Non-pipeline sites were screened for known environmental constraints. One site, APN 411221002, is partially within the 100- year flood zone. For this site, only the net site ac reage exclusive of the environmentally constrained area was considered in the capacity calculation. Additionally, several sites are located in areas of very high liquefaction risk. Development will be required to comply with federal, State, and local regulations for safe construction in areas of flood and liquefaction risk. The vacant single-family sites are located in established neighborhoods, primarily in the western and central portion of the city with good access to transit, schools, shops, and other services. Similarly, sites in the PDA overlay are centrally located with good access to transit, schools, shops, and other services. All sites are within a 10-minute walking radius of existing parks and open spaces.

Methodology for Capacity Calculations
For pipeline projects in this income category, projected capacity is taken as the number of units proposed.

For the vacant R1 sites, an assumed density of 10 du/ac was applied to the gross site area, reflective of recently constructed and approved development in the district.

As described above, sites within the PDA overlay are assumed to develop with mixed income projects, providing units that will be affordable to both moderate and above moderate income households in San Pablo. For vacant sites, the total realistic capacity w as calculated by applying an assumed 55 du/ac to the gross site area reflective of the densities in other recently approved projects in the PDA Overlay. For non - vacant sites, the existing FAR (calculated as the ratio of existing square footage of buildings and structures on the site to the total site acreage) was subtracted from the maximum FAR permitted under the land use designation in order to establish the remaining development capacity of the site. Then an assumed density of between 36.4 du/ac and 60 du/ac was applied to the remaining development capacity, expressed in acres, to establish total realistic capacity. These densities are consistent with those of other recently approved developments in the corresponding districts in San Pablo. The assumption is that the whole of the sites will be redeveloped with a mix of commercial and residential uses consistent with the applicable general plan land use and zoning and that the level commercial development on the site would be equivalent to what City of San Pablo 2023-2031 Housing Element

Revised Draft February 14, 2024 3-18
exists today. This does not preclude sites from developing with 100 percent residential uses, it simply provides a conservative estimate of residential capacity.

Having established the total capacity of vacant and non -vacant sites in the PDA overlay, 70 percent of the units were assumed to be affordable to above moderate income households. Programs in the Housing Action Plan (Chapter 4) address potential barrier to market rate housing development.

Summary
The inventory includes 52 sites in the Moderate Income category with a combined capacity of 805 units, which represents 236 percent of the City's Moderate Income RHNA of 132 units. Therefore, the inventory has sufficient capacity to meet RHNA obligations with a substantial buffer to ensure the City can navigate the no net loss provisions of State law in the event that sites do not develop as projected.

SUMMARY OF RHNA UNITS ACCOMMODATED UNDER CURRENT ZONING Table 3-5 summarizes the total number of housing units that can be accommodated in the planning period under current zoning, with a breakdown by RHNA category. The location of the sites is shown on Map 3-

4. No rezoning is needed to accommodate ensure sufficient capacity for RHNA; however, programs identifying zoning changes necessary to facilitate development of housing sites and ensure consistency with new State Law have been incorporated into the Housing Action Plan (Chapter 4). Table 3 -5 also shows projected ADU production at all affordability levels, based on the annual rate of ADU permitting in San Pablo since 2018 and the findings of the ADU affordability study completed by the Association of Bay Area Governments (ABAG). As shown, there is sufficient c apacity to meet RHNA obligations at all levels of affordability with a substantial buffer to ensure the City can navigate the no net loss provisions of State law in the event that sites do not develop as projected.

Table 3-5: Draft Sites Inventory - Summary
Low/Very Low Moderate Above Moderate TOTAL
Vacant 135 27 47 209
Non-Vacant 184 251 584 1019
Pipeline 2123 8 174 3945
Subtotal 532 286 805 1623
ADU 40 20 6 66
TOTAL 5712 306 811 16889
RHNA 273 132 341 746

Over 80 percent of the capacity identified on the sites inventory, including pipeline projects, is within the City's three PDAs consistent with the policy direction established in City plans. The PDA overlay applicable to these areas permits residential uses in a mixed use or 100 percent residential format at between 20 and 60 dwelling units per acre. Since 2015, the City has permitted 100 percent non-residential uses in the PDAs; however, as shown on Table 3-6 below there have been relatively few non-residential projects. Overall, demand for residential projects in the PDAs has been significantly more robust in recent years than for non-residential development. Whereas 32 residential projects totaling 341 new housing units have been approved or constructed in the PDAs in recent years, only six non-residential projects have been approved or constructed, the most significant two of which are public projects: the Civic Center and Library.

Chapter 3: Housing Resources
Revised Draft February 14, 2024 3-19
The methodology for capacity calculations described above conservatively assumes that all existing non - residential square footage will remain as housing is added to the sites, even though the zoning allows for 100 percent residential developments. In other words, the capacity assumptions assume that all non-vacant sites will develop in a mixed use format and as such account for the possibility of non -residential development. Further, Chapter 4 Housing Action Plan, includes numerous programs intended to facilitate and incentivize housing development within the PDAs (Program 1-B Rumrill Corridor Plan; Program 1-C Repeal or Revise the 23rd Street Specific Plan; Program 1 -E Facili tate Lot Consolidation; Program 1 -F Incentives for High Density Residential Development; Program 1-G Reduced Parking Standards; Program 1-I Shopkeeper Housing; Program 1 -J Housing for Families; Program 1 -L Objective Standards for Ministerial Review; Program 2-I Incentives for Affordable and Special Needs Housing; and Program 3 -A Housing for Extremely Low- Income Households). Therefore, in view of the foregoing factors and given that the capacity of the inventory far exceeds the City RHNA allocation, there is sufficient buffer to ensure the City can meet its RHNA obligations in the event some parcels develop with 100 percent non-residential uses over the planning period.

Table 3-6: Non-Residential Projects Approved in PDAs (2015-22) Address PDA Project Description Date
Approved
Constructed
1621 Rumrill Blvd Rumrill Industrial warehouse; 14,736 sq. ft. 03/27/18 Yes 13352 San Pablo Ave San Pablo Dialysis clinic; 13,591 sq. ft. 08/27/2019 Yes 1000 Gateway Ave San Pablo City Hall; 42,000 sq. ft. 08/15/2017 Yes 137512 San Pablo Ave San Pablo Library; 22,000 sq. ft. 1/20/16 Yes 13691 San Pablo Ave San Pablo Walgreens; 15,004 sq. ft 12/16/14 No 26 Gateway Ave San Pablo WIC – San Pablo office; 7,500 sq. ft. 2019 Yes 13585 San Pablo Ave San Pablo County Health Annex; 18,000 sq. ft 05/26/17 Yes

3.2 Administrative Resources
This section describes the public agencies involved in housing activities in San Pablo.

CITY OF SAN PABLO
As a small city, San Pablo has a relatively limited number of housing resources and programs. Furthermore, due to its population size, San Pablo does not receive direct federal funding allocations. The City’s former Redevelopment Agency previously provided financial and staff resources to promote affordable housing development and services, but as with many cities across the state, San Pablo has lost many of its tools and funding with the dissolution of local redevelopment agencies in 2012.

In January 2020, the City hired a new in -house Chief Building Official, who will help streamline housing approval and production. In August 2020, the City also hired its first Housing Analyst, responsible for overseeing all of the City’s housing- related efforts, such as facilitating the production of new housing and administering housing-related grants and programs.

City of San Pablo 2023-2031 Housing Element

Revised Draft February 14, 2024 3-20
Incentives for Housing Production
In line with state policies, the City of San Pablo offers incentives for developers who chose to build affordable housing. However, these incentives have had relatively limited impact in San Pablo in the last decade, given that the City has had so few development projects.

State Residential Density Bonus
In accordance with the State of California’s Density Bonus Law, the City of San Pablo is required to offer a density bonus that allows up to a 35 percent increase in project density and/or a variety of other incentives, including minimum parking requirements and waiving of other development standards, depending on the type and amount of affordable units provided. Note that the City plans to update its local density bonus ordinance to comply with state law.

Accessory Dwelling Units (ADU)
The City of San Pablo is currently in the process of updating its ADU ordinance to comply with the most recent state laws, which have been progressively easing ADU development standards (described in more detail below).

Tenant Protections and Resources
As described above, all multifamily units in San Pablo are protected by the state’s Tenant Protections Act of 2019 (AB 1482), which includes an annual rent cap and just - cause protections. The City of San Pablo does not have any additional local rent stabilization or just- cause eviction policies in place. Counseling and legal tenant services are offered by nonprofit organizations such as Bay Area Legal Aid, which have an office in Richmond.

CONTRA COSTA COUNTY
Contra Costa Senior Legal Services and the Housing Services Collaborative (ECHO Housing & Bay Area Legal Aid) for tenant and landlord resources, such as legal services, tenant-landlord counseling services, fair housing services, and broader education about housing rights and responsibilities. Furthermore, a database of deed-restricted affordable properties across Contra Costa County is updated regularly on the County’s website.

3.3 Financial Resources
This section offers a summary of funding sources that are available or potentially available for housing development and supportive services in San Pablo. Overall, financial tools and funding sources are very limited. Prior to its dissolution, the San Pablo Redevelopment Agency provided staff and financial resources for affordable housing development and services. Today, the City's Low -Income Housing Fund (LIHF) is San Pablo's primary funding source.

Due to its small population, San Pablo does not receive direct federal funding allocations; instead, Community Block Development Grants (CBDG) and other federal funds are provided to Contra Costa County by the U.S. Department of Housing and Urban Developme nt (HUD) on an annual formula basis for use within constituent jurisdictions. The County acts as the administrative jurisdiction for these funds that are available to support various services and activities, including housing related activities, that would Chapter 3: Housing Resources
Revised Draft February 14, 2024 3-21
benefit residents of urbanized areas. The funds are distributed through a competitive RFP process where eligible applicants - typically nonprofit affordable housing developers and public agencies - can apply for funds, which may include rehabilitation, new construction or supportive infrastructure.

CITY OF SAN PABLO
San Pablo Low-Income Housing Fund
The Low-Income Housing Fund (LIHF) is San Pablo’s only source of funding for affordable housing. Th e fund may be used for a variety of purposes, including: (1) preserving long ‐ term affordability of units, (2) homeless prevention and rapid rehousing, and (3) development of new housing. The LIHF was previously funded through a 20 percent set aside of tax increment earned in the City’s Redevelopment areas; however, with the dissolution of redevelopment agencies in 2012, the City no longer receives new tax inc rement revenues. In March 2020, the LIHF had a balance of $5.5 million. Since then, $500,000 has been appropriated from the LIHF to fund the COVID-19 Housing Assistance Grant Program.

COVID-19 Housing Assistance Grant Program
On May 4, 2020, the San Pablo City Council approved the Housing Assistance Grant Program, to offer one- time grants to households to support payment of rent, mortgage, or utilities. Grants are available to households earning 80 percent or less of AMI. Grant amounts range from $400 to $1,000 per household, depending on AMI level and household size. The program was funded by an appropriation from the City’s Low-Income Housing Fund. Two rounds of grants have been disbursed so far ($500,000 total). The program has been approved for a third round.

Homeowner Support
Previously, the City offered a Home Renovation Loan Fund for low - and moderate- income households, but this program has since expired.

San Pablo Loan Assistance for Sustainable Housing (SPLASH) Program The San Pablo Loan Assistance for Sustainable Housing (SPLASH) Program is a first -time homebuyer program offered by the San Pablo Housing Successor Agency (HSA) of the City of San Pablo for qualified low-income aspiring homeowners, in partnership with the San Pablo the San Pablo Economic Development Corporation (EDC). The program offers "silent second loans" of up to 20 percent of the home value for a period of 30 years to first -time home buyers, with priority for first -responders, teachers, seniors, and veterans. SPLASH can be used with the following first-time homebuyer programs:
• CalHome: Offers up to $38,000 in a “silent” down payment assistance loan for low-income households purchasing in Contra Costa.
• MyHome Assistance Program: Through California Housing Finance Agency, apply though private loan officers who have been approved and trained by the Agency. • Neighborhood LIFT: A collaboration with Wells Fargo and NeighborWorks® America, Neighborhood LIFT provides eligible homebuyers with $25,000 in down payment assistance on qualified properties. Funds have largely been expended, however some banks still have limited funds to offer.
• WISH: Mechanics Bank is partnered with San Pablo EDC to make grants available, offering first- time homebuyers a matching grant up to $22,000 ($4 for every $1 the homebuyer puts in).

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• Bank of the West Lender Credit: Up to $10,500 lender credit for qualified low to moderate income applicants (available 8/2022 – 1/2023).

SAN FRANCISCO BAY AREA REGION
Bay Area Housing Finance Authority (BAHFA)
was established by California State Legislature AB 1487 (2019, Chiu) to support the production and preservation of affordable housing by placing new revenue options on the ballot. Due to the economic disruption caused by the COVID-19 pandemic, the decision was made not to place a reven ue measure on the November 2020 ballot. Any new revenue source to be placed on the ballot would require voter approval by a two-thirds vote. Possible future options include:
• General obligation bond backed by property tax receipts (also known as a GO bond) • Parcel tax
• Gross receipts tax
• Per-employee corporate “head tax”
• Commercial linkage fee (only authorized after voters approve a GO bond or parcel tax)

BAHFA shares decision-making with the ABAG Executive Board related to raising revenues or expenditure of funds.

CONTRA COSTA COUNTY
Tenant Protections and Resources
Contra Costa County provides some funding (through the CDBG program) to Contra Costa Senior Legal Services and the Housing Services Collaborative (ECHO Housing & Bay Area Legal Aid) for tenant and landlord resources, such as legal services, tenant- landlord counseling services, fair housing services, and broader education about housing rights and responsibilities. Furthermore, a database of deed -restricted affordable properties across Contra Costa County is updated regularly on the County’s website.

Homeowner Resources
The County offers various resources for existing and new homeowners:
• Neighborhood Preservation Program (NPP). This program offers low -interest loans and/or grants to low -income homeowners for various types of home improvements. The County partners with Habitat for Humanity to administer the program. The program is funded by Community Development Block Grant (CDBG) funding.
• Weatherization Program. This program offers technical and financial assistance for home energy efficiency improvements. Funded through state and federal resources, this program is primarily targeted to lower-income households.
• The County also provides referrals to other programs, such as the California Housing Finance Agency’s first-time homebuyer program, the Mortgage Credit Certification program, Habitat for Humanity’s resources for home repairs, and other counseling services.

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• Sources of funding and financing for affordable housing production and preservation . The County issues tax-exempt revenue bonds for affordable housing development financing through the County’s Multifamily Mortgage Revenue Bond Program. The County does not offer any set- aside subsidies for the construction or preservation of deed -restricted affordable housing.

Although other counties across the Bay Area have approved general obligation bonds for affordable housing (such as Measure A -1 in Alameda County or M easure A in Santa Clara County), Contra Costa has not placed an affordable housing bond measure on the ballot.

Measure J, which was on the ballot in March 2020 for transportation and housing improvements, was defeated.
• Note that the County administers federal and state funding programs that can be used for affordable housing development. These are described in a later section.

Homelessness Resources
The Contra Costa Health, Housing, & Homelessness Services Department administers the Coordinated Entry System for residents experiencing homelessness. Services offered by this group are funded through federal and state subsidies.

STATE OF CALIFORNIA
The State of California has several active funding programs for the planning and construction of new affordable housing development, including several new or recently expanded sources. These funding sources have different criteria and goals, and San Pablo’s competitiveness is therefore likely to vary by program.
• Affordable Housing and Sustainable Communities (AHSC) is a competitive state grant program that promotes infill development and the reduction of greenhouse gas emissions. AHSC favors combined investments in affordable housing, transit, and active transportation infrastructure. • Multifamily Housing Program (MHP) provides deferred long -term loans for the construction and acquisition-rehabilitation of permanent and transitional affordable rental housing. • No Place Like Home Program (NPLH) provides funding for the development of permanent supportive housing to assist persons with mental illness and/or experiencing homelessness. This program includes both competitive and noncompetitive allocations to counties. • SB 2 (Building Homes and Jobs Act) imposed a new real estate recording fee of $75 on selected real estate transactions. In the first year, SB 2 Planning Grants were made available to local governments for planning and technical assistance to streamline hou sing development.

Subsequent phases of the program will include funds for the development or preservation of affordable housing.
• Infill Infrastructure Grant (IIG) Program and Transit Oriented Development (TOD) Housing Program. These are recently expanded programs that primarily target the construction of new affordable housing and related infrastructure near transit. • Local Early Action Planning (LEAP) is a one-time planning grant program to support cities and counties as they plan for the upcoming 6th RHNA cycle.

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FEDERAL
Several funding sources are available at the federal level for affordable housing development and preservation.

Low Income Housing Tax Credits
The LIHTC program is a federal tax subsidy that gives investors a roughly dollar-for-dollar credit on their tax liability in exchange for equity contributions to subsidize affordable housing development projects.

LIHTC equity is often the largest source of subsidy for affordable housing production and may also be used for affordable housing preservation. The California Tax Credit Allocation Committee administers and allocates tax credits throughout the State of California.

Housing Choice Vouchers (Section 8)
Housing Choice Vouchers are a federal rental assistance program that provides rental payments directly to landlords. Approximately 7,000 federal Housing Choice Vouchers are administered by the Housing Authority of Contra Costa County today. About 20 percen t of the HACCC’s allocation may be used for Project-Based Vouchers (PBVs), which can be leveraged to support loans for affordable housing development.

Other Federal Sources
Other federal programs include Emergency Solutions Grants (ESG) and the Affordable Housing Program (AHP). Contra Costa County is responsible for administering federal programs including HOME, Community Development Block Grants (CDBG), and Housing Opportunities for People with AIDS (HOPWA).

4 Housing Action Plan
 e Housing Action Plan describes the speciﬁc goals, policies, and programs the City will undertake to achieve the long‐term housing objectives set forth in the San Pablo Housing Element.  ese goals, policies, and programs are intended to provide a framework for increasing the range of housing options in the community, removing barriers and constraints to housing construction, improving the condition of existing housing, and providing equal access housing opportunities and services for all residents.  e Housing Action Plan has been informed by a careful analysis of local housing conditions and community input.  e goals and policies contained in the Housing Element address San Pablo’s identiﬁed housing needs and are implemented through a series of programs. Housing programs deﬁne the speciﬁc actions the City will take to achieve speciﬁc goals and policies.  e action plan includes both programs currently in operation and new activities which have been added to address the community's housing needs. It should be noted that the listing of a particular funding source of a particular program and/or action does not denote that it has been allocated or appropriated as a source of funding for such a program and/or action.

Housing Goal #1. Increase housing supply and facilitate production of at least 800 new homes by 2031.

Policy 1-1 Maintain suﬃcient land designated and appropriately zoned for housing to achieve a complementary mix of single
-family and multi-family development to
accommodate RHNA allocations at all levels throughout the planning period.

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 1-3 Identify and work to reduce or remove regulatory and process-related barriers to housing development in San Pablo.

Policy 1-4 Promote mixed use developments with a residential component in San Pablo's Priority Development Areas (PDAs) and locate higher density residential development in proximity to employment, shopping, transit, recreation, and other services.

Policy 1-5 Continue to encourage the provision of a variety of housing choices and types in the community, including innovative forms of housing.

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Policy 1-6 Continue to partner with and support non-proﬁt and for-proﬁt organizations in their eﬀorts to construct, acquire, and improve housing to accommodate households with lower and moderate incomes. Participation of non-proﬁt and for- proﬁt developers in an advisory role when implementing housing programs is desirable to help understand the needs and opportunities in the community.

Policy 1-7 Facilitate the development of student housing at the Mixed Use Center North site near Contra Costa College through density bonuses and priority permit processing.

Policy 1-8 Continue to allow manufactured housing units in single-family detached areas to provide a mix of aﬀordable and moderate-income homes.

Program 1-A Inventory of Available Sites. Maintain and publish an inventory of properties available for residential development on the City's website, updating it at regular intervals.

Responsible Agency/Department: Community Development Department Timeframe: Publish inventory by April 2023; updates to be made quarterly throughout the planning period.

Objective: At least 746 new housing units, consistent with RHNA obligations Funding: General Fund, Low Income Housing Fund
Program 1-B Rumrill Corridor Plan. e City has secured a grant from the Association of Bay Area Governments (ABAG) and Metropolitan Transportation Commission (MTC) and is preparing a Corridor Plan for the Rumrill PDA.  e plan will guide future development along the corridor and incorpor ate an integrated mix of high -density housing, employment, and commercial service uses throughout the PDA to serve community need. With input from community members and property owners, the Plan should revisit the Industrial Mixed Use designation that currently applies on most of the land south of Market Street on the western side of corridor and explore a mix of uses more in tune with market demand, economic opportunities, and community needs. Given the high concentration of low -income housing that exists along the corridor today (fully 48 percent of the housing units in the PDA are subsidized by HUD or the low- income housing tax credit), the Plan should focus on strategies to facilitate more market rate development and housing a ﬀordable to moderate income households while also incorporating a strong suite of anti-displacement measures. Strategies should include:
ﬁrst source hiring strategies, collaboration/partnership with Richmond LAND or other community land trust, rental assistance, property rehabilitation incentives, community beneﬁts agreements, and/or tenant rights protections.

Responsible Agency/Department: Community Development Department Timeframe: Bring the Corridor Plan to the City Council for hearing adoption by end of Q13 20254 to ensure the objectives listed in this program are eﬀectuated; anti-displacement strategies implemented within 1 year of adoption
Objective: 314 new high density housing units by 2031, including at least 90 that are aﬀordable for moderate income households
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Funding: PDA Grant funding from ABAG/MTC
Program 1-C Repeal or Revise the 23rd Street Speci fic Plan. e 23rd Street Speci ﬁc Plan was adopted in 2007 to revitalize and increase the development potential of the 23rd Street Corridor, designated as a PDA; however, while buildout was projected at 282 new housing units, half of which were to have been constructed by 2030, the area has only seen construction of one single -family home and an ADU in the 15 years since adoption. While some small-scale mixed-use projects have been proposed in 2022. the Plan is not achi eving its objectives and it further contains complex and restrictive policies and standards that inhibit development.  erefore, the City will repeal the Plan and/or revise standards and provisions applicable in the 23rd Street PDA.  e eﬀort should involve the following:
• Review and revise standards for residential density and building heights to align them with market opportunities;
• Harmonize development standards with those in the PDA Overlay district which also applies to the Plan area;
• Modify/update PDA Overlay district standards to enhance clarity and usability;
• Permit residential uses by right in either a standalone or mixed-use format;
• Eliminate requirements for ground ﬂoor retail and replace with regulatory or process incentives;
• Incorporate incentives for moderate income housing and "shopkeeper" units;
• Establish objective standards for live/work units so that they can be provided without the need for a conditional use permit; • Revise oﬀ-street covered parking requirements.

Responsible Agency/Department: Community Development Department Timeframe: Bring above-referenced zoning amendments to Council for hearing with the intent of adopting by end of Q21 20254 to ensure the objectives listed in this program are eﬀectuated
Objective: 314 new high density housing units by 2031, including at least 90 aﬀordable for moderate income households
Funding: SB2 and LEAP grants; General Fund
Program 1-D Revise Multifamily Minimum Parcel Size. At 10,000 square feet, the minimum parcel size required for multifamily zones is substantially larger in San Pablo than in other neighboring jurisdictions.  e City's zoning code makes provisions for substandard R3 (Multifamily Residential) and R4 (High-Density Multifamily Residential) parcels and identiﬁes speciﬁc standards that apply; however, there are no such provisions for substandard RMU (Residential Mixed-Use) or CMU (Commercial Mixed-Use) parcels.

As a result , this could present a challenge for redevelopment within these zones.

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erefore, the City will review multifamily lot size standards and revise or incorporate provisions to facilitate high quality development in these zones.

Responsible Agency/Department: Community Development Department Timeframe: Introduce amendments to Council by end of Q2 2024 with the intent of adopting the zoning amendments by end of Q24 20254 to ensure the ﬁndings are implemented and the objectives cited in this program are eﬀectuated (omnibus Code “clean up” amendment)
Objective: 240 new housing units in RMU and CMU districts by 2031 Funding: SB2 and LEAP grants, General Fund
Program 1-E Facilitate Lot Consolidation. Assist developers in ﬁnding opportunities for lot consolidation to maximize development in zoning districts that allow high density multifamily development. Target sites within the PDAs and promote residential development in either a mixed use or standal one format, focusing on locations where there is common, proximate (if not contiguous) ownership of individual parcels.

Activities to support lot consolidation include:
§ Identiﬁcation and marketing of opportunities for lot consolidation; § Outreach to property owners and potential housing developers utilizing targeted mailings, emails and phone calls; and,
§ Providing a map of these opportunity areas on the City’s website. § Identiﬁcation of regulatory and process incentives which may include reduced fees for simple lot mergers; expedited permit processing; parcel map waivers where possible; targeting of speciﬁc ﬁnancial resources; and modiﬁcation of development standards.

Responsible Agency/Department: Community Development Department, Public Works Department
Timeframe: Identify consolidation opportunities by Q2 2024; bring any necessary amendments to Subdivision Ordinance to facilitate lot consolidation to the Council for hearing with the intent of adopting by Q23 20254 to ensure the objectives listed in this program are eﬀectuated (omnibus Code “clean up” amendment); ongoing implementation with annual reporting via Annual Progress Report to HCD
Objective: 100 new multifamily units by 2031
Funding: SB2; General Fund
Program 1-F Incentives for High Density Residential Development. Promote multifamily and mixed development in San Pablo ’s PDAs through the following actions: (1) process incentives such as fast track permitting, expedited design review, and streamlined environmental review when possible; (2) regulatory incentives such as reduced parking requirements; and (3) fee reductions, waivers, or deferrals for projects that create low- Chapter 4: Housing Action Plan

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and moderate -income housing and other ﬁnancial incentives such as development agreements for City-owned properties.

Responsible Agency/Department: Community Development Department Timeframe: End of 2024 with adoption of General Plan Update Objective: 1,037 new multifamily homes in PDAs by 2031
Funding: General Fund, Low Income Housing Fund
Program 1-G Reduced Parking Standards. e construction of parking spaces typically adds 15 percent to the total project cost for multifamily residential developments and as such, reduced parking requirements can help the ﬁnancial feasibility of projects.  e Zoning Ordinance (Section 17.54.050) currently provides waivers or reductions in parking standards for senior housing, mixed-use projects, and projects in proximity to transit.

Given that San Pablo’s PDAs, in particular, are well served by transit, further reductions that provide additional incentives are warranted. rough this program the City will identify and implement further reductions increase the feasibility of multifamily residential and mixed use development, in the PDAs andas well as residential care facilities in all zones where it is permitted throughout San Pablo . Further parking reductions should include: linking required spaces to the number of bedrooms in a unit; alternatives to covered parking; reducing required employee spaces to match surrounding communities with equivalent transit access; , potentially including increased credits for mixed use development, proximity to transit, and implementation of Transportation Demand Management (TDM) incentives by residential projects.

Responsible Agency/Department: Community Development Department and Public Works Departments
Timeframe: Update Zoning Ordinance to incorporate reductions by end of Q2 2025 (omnibus Code “clean up” amendment)of Q4 2023
Objective: 1,037 new multifamily homes in PDAs by 2031
Funding: SB2 and LEAP Grants, General Fund
Program 1-H Faith-Based Community Housing. Churches, synagogues, and mosques can be important partners in providing aﬀordable housing in San Pablo. As landowners with a mission of compassion and community service, religious institutions in the community may have land available for redevelopment with housing to serve community members in need.  e City will conduct targeted outreach eﬀorts to faith- based organizations in the community to gauge the level of interest in developing housing on their properties and to understand potential barriers and challenges. Based on input from the faith-based community, the City should develop a programidentify actions to facilitate and promote the development of secular -oriented housing on properties owned by faith-based institutions in the community that will include zoning amendments to implement parking reductions under State law at a minimum . e program may include technical assistance and development support to faith -based organizations (e.g., the preparation of factsheets; introductions to quali ﬁed design professionals, construction contractors, property management ﬁrms, and a ﬀordable housing operators; consultations on navigating the development application process, City of San Pablo 2023-2031 Housing Element

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referrals to funding opportunities, etc.) and or promotional activities to raise awareness of available programs and incentives (e.g., mailers, phone calls, meetings, and publication of information on the City’s website).

Responsible Agency/Department: Community Development Department, San Pablo Economic Development Corporation (EDC)
Timeframe: Complete outreach by end of Q3 2024; present ﬁndings of outreach eﬀort to City Council by Q1 2025.adopt zoning amendments by end of Q2 2025 (omnibus Code “clean up” amendment)
Objective: 15 new very low-income housing units by 2031 Funding: General Fund, Low Income Housing Fund
Program 1-I Shopkeeper Housing. In contrast to live-work units, which are a commercial use that allows residential occupancy incidental to an approved non-residential use, shopkeeper units are dwelling units that are physically separated from a commercial space used for a business operated or sta ﬀed by the occupant of the associated residential unit.  e commercial spaces are typically ground-ﬂoor retail or oﬃ ce spaces below living spaces where commercial spaces can only be leased to occupants of the residential spaces.  e City will hold a hearing on amendments to the Zoning Ordinance to allow shopkeeper units in commercial and mixed-use districts and to provide ﬂexibility as to who can live in shopkeeper units as a way of providing additional housing while creating walkable mixed-use districts in appropriate locations, such as the 23rd Street and Rumrill PDAs.

Responsible Agency/Department: Community Development Department Timeframe: Bring above-referenced zoning amendments to Council for hearing by end of Q2 2025 of Q1 2024 to ensure the objectives listed in this program are eﬀectuated (omnibus Code “clean up” amendment) Objective: 12 shopkeeper units by 2031
Funding: SB2 and LEAP grants; General Fund
Program 1-J Incentives for "Missing Middle" Housing. Pursuant to the Subdivision Map Act (Government Code Section 66410 -66499), parcel maps submitted for City approval must be prepared by a licensed land surveyor; however, as the City does not have staﬀ qualiﬁed to review proposed subdivision and parcel m aps for compliance with engineering requirements, applicants are required to pay the cost of a consultant hired by the City in addition to an administrative fee.  e City does not receive many subdivision applications but this additional charge also applies to the cost of parcel maps, lot line adjustments and similar map actions, which could hamper production of small scale "missing middle" housing such as envision under SB9, which allows for urban lot splits and creating additional residential units on existing lots. Eﬀective July 1, 2022, the fee for parcel maps, lot line adjustments and lot mergers is $4,000, plus the consultant fee and a 17 percent administrative fee.  erefore, the City will establish incentivizes for "missing middle" housing, such as reducing or waiving processing fees if the new lots and units are designated for the a ﬀordable housing development.

Revisions to minimum lot size standards for multifamily development envisioned in Program 1-D will also help create more opportunities for “missing middle housing” in San Pablo.

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Responsible Agency/Department: Community Development Department, Public Works Department
Timeframe: Conduct study sessions with City decision-makers by Q2 2025 and bring a dra ordinance to Council for hearing by the end of 2026 to ensure the objectives listed in this program are eﬀectuated Objective: 25 low- or moderate-income units through SB9 implementation by 2031
Funding: General Fund
Program 1-K Objective Standards for Ministerial Review. To help streamline project approvals and ensure that the review of residential projects is based on objective standards as required by the Housing Accountability Act and other State requirements (e.g. urban lot splits under SB 9 and expedited ministerial review pursuant to SB 35), the City shall review and revise the existing residential development standards, including procedures for review and approval of both ministerial zoning actions and conditional use permits (CUPs) to comply with applicable statutory and case law. As part of this review, the City will also determine which existing design guidelines (included in Appendix A of the Zoning Ordinance as well as the guidelines incorporated in the 23rd Street and San Pablo Avenue Speci ﬁc Plans) could prov ide a basis for a clear and objective set of standards to meet State requirements.

Responsible Agency/Department: Community Development Department Timeframe: End of 202720264
Objective: Compliance with State law
Funding: General Fund, Grant funds from State and Regional sources, if available
Program 1-L Accessory Dwelling Units. San Pablo is a city of small lot single-family neighborhoods, which limits potential for additional detached accessory dwelling units (ADUs) on the lot; however, there is signiﬁ cant potential for ADUs or Junior ADUs (JADUs) incorporated into the primary structure. Since they are typically smaller than a single- family home, ADUs and Junior ADUs can be “aﬀordable by design, ” meaning they cost less to build, buy, or rent. As such they can oﬀer aﬀordable opportunities for older adults living on ﬁxed incomes, extended family members, younger residents living with roommates, and for lower income households. Demographic indicators, including a relatively high proportion of non-family households, a growing older adult population, and a relatively large proportion of multi -generational households, signal a need for this type of housing in the short, medium and long -term in San Pablo.  erefore, the City will pursue the following actions to promote the construction of ADUs throughout the community:
• Provide incentives for ADU construction, such as reduced parking requirements in proximity to transit stops; streamlined processing; or technical assistance;
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• Promote ADU/JADU construction such as by posting informational materials and links to available resources on the City website or conducting educational workshops for community members; • Monitor ADU and JADU permitting/construction trends and aﬀordability in San Pablo, reporting performance in its Housing Element Annual Progress Reports and taking action as needed to ensure compliance with "no-net loss" provisions of State law if performance is not as projected by mid-point in the planning period.

Responsible Agency/Department: Community Development Department Timeframe: (a) identify incentives by end of 2024; (b) post informational materials and resources by end of 2022; (c) reporting with annual report to HCD in April 2023; annually by April of each year thereaer Objective: 66 new ADUs/JADUs by 2031
Funding: General Fund
Program 1-M Innovative and ‘Non -Traditional’ Forms of Housing. Provide opportunities and facilitate innovative housing approaches in ﬁnancing, design, construction and types of housing to increase the variety and supply of lower and moderate -income housing.

Examples include co-housing, eco-housing, manufactured housing, new construction or rehabilitation “sweat equity” housing for ﬁrst time lower or moderate -income homeowners, and cooperatives or joint ventures between owners, developers and nonproﬁt groups in the pr ovision of a ﬀordable housing. Undertake background research including expert panel meetings with innovative housing designers and developers and conduct study sessions with the Planning Commission and City Council in 2024 to identify any speciﬁc follow-up implementation actions needed.

Responsible Agency/Department: Community Development Department Council Timeframe: Conduct expert panel meetings and study sessions by end of Q4 2024; report on options in Q2 2025; implement follow up actions by end of Q4 2025
Objective: Create opportunity for innovative housing types Funding: General Fund
Program 1-N By Right Zoning T ext Amendment to Accommodate RHNA. ere are three sites - APNs 411340026, 416170005 and the Ohmsai site (420130020, 420130024, 420130025) - on the inventory that were included in two prior consecutive planning periods. One of the sites is non-vacant and two are vacant (and were used in 2 prior inventories). All three of these sites already have zoning that permits the development of housing at 30 du/ac or greater by right and development standards are in place that facilitate construction a t the maximum permitted density; however, a text amendment is required to clarify that development projects proposed on these are subject to by-right approval (without discretionary action) when the projects include housing developments with 20 percent or more of the units a ﬀordable to lower -income households.  erefore, the City will amend the Zoning Code to permit development by Chapter 4: Housing Action Plan

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right (consistent with Government Code 65583.2 (h) and (i))(c) on the subject properties.

Responsible Agency/Department: Community Development Department Timeframe: Zoning text amendment will be brought to City Council for hearing in parallel with Housing Element by Jan 31, 2024 to ensure the objectives listed in this program are eﬀectuated (complete) Objective: 231 lower income units by 2031
Funding: SB2 grant; General Fund

Housing Goal #2. Take action to address affordability and housing security for all income groups and family types in San Pablo.

Policy 2-1 Continue to promote and support the development of aﬀordable housing units for lower income households and strive for the provision of housing that is aﬀordable to, and meets the needs of, current and future residents of San Pablo.

Policy 2-2 Monitor and track housing demolition and construction rates in San Pablo, including rates of production by RHNA category, unit size, and tenure.

Policy 2-3 Continue to encourage the development of housing that meets the needs of large households.

Policy 2-4 Promote the development of student and teacher housing near Contra Costa College.

Policy 2-5 Work with the Contra Costa Housing Authority to promote the upkeep and maintenance of public housing units located in San Pablo.

Policy 2-6 Continue to facilitate the development of additional aﬀordable rental and cooperative family housing that provides on-site support services for extremely low-and very low-income families in collaboration with the Contra Costa Health Services and the Interagency Council on Homelessness through the use of available funding.

Program 2-A Community Land Trust Collaboration. A Community Land Trust (CLT) is a nonproﬁt organization made up of community residents and public representatives that purchases land to serve local community needs, such as by creating green spaces and building and managing housing for low- and moderate-income households. CLTs have signiﬁcant technical expertise related to land acquisition and management, and because they own the land, they can provide a range of aﬀordable homeownership opportunities and housing options for generations.  is program involves exploring a collaboration or partnership with Richmond LAND, Contra Costa's ﬁrst CLT, to increase the supply of permanently a ﬀordable housing options in San Pablo.  rough this initiative, the City of San Pablo 2023-2031 Housing Element

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City may contribute land, funds, and technical expertise. In particular, the program should focus on opportunities to consolidate parcels in the PDAs and on acquisition of existing single-family rental housing.

Responsible Agency/Department: Community Development Department and San Pablo Economic Development Corporation
Timeframe: Report to City Council on options by July 2025 Objective: Acquisition of property in San Pablo
Funding: General Fund; Low Income Housing Fund
Program 2-B Rental Assistance. Households paying more than 30 percent or more of their income on housing are considered cost burdened, while those paying 50 percent or more are considered severely cost burdened. In San Pablo, 67 percent of all renter households are cost burdened and 28 percent are severely cost burdened. Rental assistance is an eﬀective way to prevent homelessness and improve housing security, however, the waitlist for Housing Choice Vouchers (the federal Section 8 rental assistance program) in Contra Costa County has been closed since 2008. With assistance from the federal Coronavirus Relief Fund, the City provided rental assistance to approximately 210 lower income households impacted by COVID -19 through its Housing Assistance Grant Program to provide relief during the pandemic.  e City will continue its eﬀorts to promote the development of additional deed restricted rental units as part of new City sponsored developments and to support existing subsidized rental projects to extend their aﬀordability terms. It will also seek to pursue new sources of l County State, and federal funding opportunities that could be available, to provide rental assistance programs as available f is program also involves promoting the availability of rental assistance in the community.

Responsible Agency/Department: Community Development Department, Contra Costa County Public Housing Authority
Timeframe: Report to City Council on rental assistance programs options by January 2025
Objective: Assistance for 720 households most at risk of homelessness annually
Funding: Contra Costa County programs, Low Income Housing Fund, San Pablo EDC, Federal and State housing funds.

Program 2-C Preservation of Deed-Restricted Assisted Housing. e majority of the 568 assisted low-income units in San Pablo are at low risk of conversion to market rate in the planning period; however, there are 1 41 units at high risk, which represents a signiﬁcantly higher share than in the county or the Bay Area as a whole. If these low - income units convert to market rate, the cost of replacing them would exceed $55 million (see Appendix B); therefore, preservatio n of these assisted units through the extension of de ed restrictions is a more e ﬀective approach.  e City will proactively pursue preservation of existing deed restricted units by:
• Creating a local database of subsidized aﬀordable properties in San Pablo, tracking unit count, AMI level served, and expiry date of deed- restriction;
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• Conduct outreach to property owners and provide information on tax credits, funding, and resources for rehabilitation as appropriate; • Seek funding to enable the provision of subsidies for expiring deed- restricted properties.

In the event that eﬀorts are not successful, the City will:
• Coordinate with qualiﬁed entities, such as Rubicon Programs, Inc.; East Bay NHS; Aﬀordable Housing Associates; East Bay Asian Local Development Corporation; Paciﬁc Community Services, Inc.; and Community Housing Development Corp.;
• Ensure compliance with noticing the tenants;
• Assist with funding or support funding applications; and • Provide outreach education and support to tenants
Responsible Agency/Department: Community Development Department Timeframe: End of Q4 20243 for creation of local database; conduct outreach to qualiﬁed entities by Q2 20254, with annual reporting via Housing Element Annual Progress report to HCD
Objective: Preservation of 141 deed-restricted units in the planning period Funding: General Fund (staﬀ costs), Contra Costa County programs, Low Income Housing Fund, San Pablo EDC, Federal and State housing funds.

Program 2-D Loan Assistance for Sustainable Housing. In surveys, San Pablo residents expressed a strong desire to stay in the community and purchase a home. Even as prices have risen dramatically in recent years, single-family home prices in San Pablo remain relatively lower than in other surrounding Bay Area communities, in part because of the relatively small home size, and as such, when provided with ﬁnancial and technical support, buying a ﬁrst home in the community is within reach for some San Pablo community members. However, homeownership remains out of reach for low to moderate income households in San Pablo. In 2021, the City launched the San Pablo Loan Assistance for Sustainable Housing (SPLASH) Program for quali ﬁed low -income aspiring homeowners, in partnership with the San Pablo EDC.  e program oﬀers "silent second loans" of up to 20 percent of the home value for a period of 30 years to ﬁrst-time home buyers, with priority for ﬁrst-responders, teachers, seniors, and veterans. Given the newness of the program and the steep rise in interest ra tes since inception, only a handful of applications have been received to date.  e City will report on progress to HCD through the Annual Reporting process and will review the cumulative eﬀectiveness of the program at the 5-year mark in 2026.

Responsible Agencies: Community Development Department, San Pablo EDC
Timeframe: Annual progress reporting to HCD through APRs; bi-annual renewal as part of EDC agreement Q2 of 2024; evaluation of cumulative eﬀectiveness by Q4 2026.

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Objective: 16 loans to qualiﬁed ﬁrst-time buyers by 2031 Funding: Contra Costa County Programs, San Pablo EDC, Housing Successor Agency Low Income Housing Fund
Program 2-E First-Time Homebuyer Assistance. P romote ﬁrst-time homebuyer assistance programs available to San Pablo residents, including Contra Costa County’s Mortgage Credit Certiﬁcate Program, through the following actions:
• Publish information quarterly in the City’s E-Newsletter and on the City’s website.
• Provide information regarding the programs at the service counter in the Community Development Department located at City Hall, the public libraries, and community centers.
• Send an annual letter to local real estate agents and lending institutions notifying them of the availability of the programs for clients who might qualify.

Responsible Agency/Department: Community Development Department; Contra Costa County, San Pablo EDC
Timeframe: Annually, with quarterly updates to materials (as needed) and reporting via the Annual Housing Element Progress Report to HCD Objective: Subsidy for 10 ﬁrst-time homebuyers
Funding: General Fund (staﬀ time); Contra Costa County
Program 2-F Mobile Home Parks. e Zoning Ordinance (Section 17.60.060) prohibits enlarging or extending mobile home parks to include any additional area but does not include any provisions intended to improve or maintain this important type of aﬀordable housing.

Similarly, the Subdivision Ordinance has not been updated to reference the most recent State requirements for conversion of a mobile home park to a condominium or other use, except for a mandate to comply with the applicable provisions of the California Government Code. e Ci ty is also responsible for will continue to conduct regular inspections of mobile home parks to ensure code compliance under the authorization of the HCD. erefore, the City will evaluate approaches with a view to preserving and improving maintenance at the existing parks and . Additionally, in the event of redevelopment or relocation, the City will en sure that property owners provide relocation assistance as required under State law protecting the residents’ access to comparable aﬀordable units in the event of redevelopment or relocation.

Responsible Agency/Department: Community Development Department, Police Department, Code Enforcement Division
Timeframe: As part of an omnibus Code clean up eﬀort, pPrepare revisions to Zoning Code to comply with State law and bring to City Council for hearing adoption by end of Q2 20254 to ensure the objectives listed in this program are eﬀectuated (omnibus Code “clean up” amendment); throughout the planning period with annual reporting to HCDComplete evaluation by end of Q4, 2025; Present ﬁndings to City Council in Q1 2026.

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Objective: Preservation of 398 mobile homes or access to comparable aﬀordable units
Funding: SB2; General Fund
Program 2-G Single-Room Occupancy Hotels. Single-Room Occupancy (SRO) hotels, or “Residential Hotels, ” have provided vital housing for low -wage workers, transient laborers, recent immigrants, and other groups throughout California's history.  e typical SRO unit is eight feet by ten feet with sha red toilets and showers down the hallway. At the time of preparation of this Housing Element, there were two SRO hotels in San Pablo with a total of 60 rooms.  e City will amend the Zoning Ordinance to allow SRO units to be occupied by two persons to increase the potential for these units to help reduce homelessness and increase housing options for low-income couples.

Responsible Agency/Department: Community Development Department Timeframe: As part of an omnibus Code clean up eﬀort, prepare revisions to Zoning Code to comply with State law and bring to City Council for hearing adoption by end Q2 2025 to ensure the objectives listed in this program are eﬀectuated of 2024 to ensure the objectives listed in this program are eﬀectuated (omnibus Code “clean up” amendment)
Objective: Preservation of 60 SRO units
Funding: General Fund
Program 2-H Home Sharing and Tenant Matching. Home-sharing and tenant matching programs pair existing homeowners with renters in need of space.  ese programs make eﬃ cient use of existing housing stock and provide a ﬀordable rental rates without the need for new construction. Home sharing can help homeowners supplement their income and can be a particularly e ﬀective tool to support independent living for seniors and disabled residents.  e City will assess the feasibility of establishing a home-sharing and tenant matching program in collaboration with Contra Costa College and/or non-proﬁt groups such as Front Porch Home Match, Covia, or Home Match Contra Costa.

Responsible Agencies: Community Development Department
Timeframe: Report to City Council on options by April 2025 Objective: 10 home sharing opportunities created
Funding: General Fund
Program 2-I Incentives for Aﬀordable and Special Needs Housing. e City oﬀers density bonuses and other incentives to increase the ﬁnancial feasibility of developing housing for lower income residents and special needs groups in San Pablo, based on the percentage of aﬀordable units in a development. Special needs groups include large families, female- headed single parent households, people experiencing homelessness, persons with disabilities, seniors, households with extremely low incomes . Developers granted a density bonus are required to enter into an Aﬀordable Housing Contract with the City to ensure the continued a ﬀordability of the units. A ﬀordable rent units are subject to annual rent adjustments based upon changes in the older adult tenants’ monthly income.

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Incentives oﬀered for aﬀordable and special needs housing include, but are not limited to:
• Continued oﬀering of surplus City lands to aﬀordable housing developments. During the prior Housing Element Cycle, the City made available three municipally-owned properties and supported the development of aﬀordable housing on them with a substantial investment of City funds and staﬀ time. As detailed in Appendix E and Chapter 3, these eﬀorts have produced signiﬁcant results: there are currently two projects with a total of100 aﬀordable housing units under construction and a third project involving 39 low income units is entitled and has applied for low income tax credits as of August 2023.; • A reduction in the site development standards or a modiﬁcation of zoning code requirements, such as minimum setbacks, parking standards, increased maximum building height, reduced street standards and for indoor and outdoor activity areas, etc. Density bonuses and reductions and waivers of requirements have recently been approved for a 54-unit permanent supportive housing project under construction at 2555 El Portal and for projects with aﬀordable components at 2364 Road 20 (6 of 64 units to be designated very low income) and 13717 San Pablo Avenue (19 of 91 units to be aﬀordable); • Waiver or deferment of development fees;
• Priority processing. San Pablo does not carry a docket for its Planning Commission and calendars hearings as soon as applications are complete, which has eﬀectively allowed the City to streamline housing project review; and,
• Other incentives identiﬁed by the project sponsor or the City that will reduce development costs while achieving the overall intent of the City’s zoning standards.

Additionally, the City will conduct annual outreach to aﬀordable housing developers to continue to solicit interest.

Responsible Agency/Department: Community Development Department Timeframe: Monitor aﬀordable housing contracts on an annual basis for compliance; Develop program to reduce development fees as further incentive for including aﬀordable housing units by end of Q2 2024; Present proposal to City Council by Q3 2024.

Objective: 273 new units aﬀordable to lower income households in the planning period
Funding: General Fund, Low Income Housing Fund, Contra Costa County programs
Housing Goal #3. Equal housing opportunity for all residents of San Pablo, regardless of race, religion, sex, marital status, ancestry, national origin, color, or ability.

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Policy 3-1 Fair Housing Enforcement. Enforce fair housing laws and address discrimination in the building, ﬁnancing, selling, or renting of housing based on race, religion, family status, national origin, disability, or other protected class.

Policy 3-2 Collaborative Fair Housing Eﬀorts. Work collaboratively with local non-proﬁt, public, and private sector partners to raise awareness and achieve implementation of fair housing practices.

Policy 3-3 Diverse Housing Opportunity. Diversify and expand the housing stock in San Pablo in order to better accommodate the varied housing needs of current and future residents.

Policy 3-4 Special Needs Housing. Continue to promote housing developments that meet the special needs of senior citizens, disabled, homeless, large families and female- headed households.

Policy 3-5 Equal Distribution. Avoid the over-concentration of housing constructed expressly for lower income households in any single portion of any neighborhood.

Program 3-A Housing for Extremely Low-Income Households and Special Needs Groups. In San Pablo, nearly 75 percent of older adult renters live in extremely low-income households while residents of color are disproportionately more likely to be extremely low income or live below the poverty line than other groups (See Appendix B). Recognizing that local funding capacity for a ﬀordable housing has been severely diminishe d by the dissolution of redevelopment agencies, the City will continue to facilitate production of aﬀordable housing, including units targeted to extremely low income (ELI) households and persons with special needs (large households, female -headed households, older adults, disabled/developmentally disabled, homeless, and farmworkers), through the following actions:
• Provide administrative assistance upon request to developers seeking available State and federal funding and/or tax credits for the construction of low- and moderate-income housing.
• Facilitate projects that incorporate aﬀordable units by granting modiﬁcations to development standards, expediting the review process, and/or providing ﬁnancial incentives consistent with City regulations and State law.
• Contact aﬀordable housing developers at least once each year to solicit interest and apprise them of available assistance programs. • Whenever feasible, provide targeted assistance for special needs housing and extremely low income (ELI) units through density bonuses and/or regulatory incentives, modiﬁed development standards, and fee deferrals.

As documented in Appendix E – Fih Cycle Accomplishments and summarized above under Program 2-I, similar actions in recent years have resulted in the construction of a 54-unit permanent supportive housing project at 2555 El Portal in San Pablo.

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Responsible Agency/Department: Community Development Department Timeframe: 2023-2031, with annual progress reporting
Objective: Permits for at least 115 extremely low-income units, consistent with the City's regional allocation of such units for the planning period Funding: Federal and State funds, Contra Costa County programs (CDBG, HOME, and other funding allocations)
Program 3-B Emergency Shelters. Update the Municipal Code to remove constraints to the development of emergency shelters, including the 500 -foot separation requirement from other emergency shelters and the use permit requirement in the CR zone , and establish parking requirements based on staﬃ ng level only, consistent with AB 139 and SB 2.

Responsible Agency/Department: Community Development Department Timeframe: As part of an omnibus Code clean up eﬀort, pPrepare revisions to Zoning Code to comply with State law and bring to City Council for hearing adoption by end of Q2 20254 to ensure the objectives listed in this program are eﬀectuated (omnibus Code “clean up” amendment)
Objective: Consistency with State law (AB2339)
Funding: SB2; General Fund
Program 3-C Employee Housing. State law requires that any employee housing providing accommodations for six or fewer employees be treated as a single-family structure with a residential land use designation and that no conditional use permit, zoning variance, or other zoning clearance shall be required of employee housing that serves six or fewer employees that is not required of a family dwelling of the same type in the same zone. e City will update the Municipal Code to comply with California Code, Health and Safety Code Section 17021.5, including the incorporation of a de ﬁnition of the term "employee housing."
Responsible Agency/Department: Community Development Department Timeframe: As part of an omnibus Code clean up eﬀort, pPrepare revisions to Zoning Code to comply with State law and bring to City Council for hearing by end of Q2 20254 to ensure the objectives listed in this program are eﬀectuated (omnibus Code “clean up” amendment);
Objective: Consistency with State law
Funding: SB2; General Fund
Program 3-D Zoning for Residential Care Facilities. Residential care facilities provide varying levels of care for persons who require assistance for daily living, including older adults, the developmentally disabled, and others. e San Pablo Zoning Ordinance permits group homes for 6 or fewer residents by right in all residential zones. To ensure compliance with State law regarding these facilities the City will:
• Update Title 17 of the Municipal Code to permit group homes for 7 or more persons by right in all residential zones with objective standards Chapter 4: Housing Action Plan

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to facilitate approval certainty and incorporate objective standards to guide the integration of these facilities into existing neighborhood contexts;
• Review and revise applicable parking standards to ensure they do not pose an obstacle to development of residential care facilities; • Revise the current deﬁnitions for diﬀerent types of facilities to avoid confusion by more closely following the terms used in State law; • Evaluate the degree to which existing standards may impede development of these facilities (including through an examination of the types of accommodations that have been sought by applicants proposing to develop these types of facilities, the type and extent of information the City requires to conduct its evaluation, and the City’s decision) and propose amendments to the Zoning Ordinance if necessary.

Responsible Agency/Department: Community Development Department Timeframe: As part of an omnibus Code clean up eﬀort, prepare revisions to Zoning Code to comply with State law and bring to City Council for hearing adoption by end of Q2 20254 to ensure the objectives listed in this program are eﬀectuated (omnibus Code “clean up” amendment);
Objective: Consistency with State law
Funding: SB2; General Fund
Program 3-E Transitional and Supportive Housing. Transitional housing acts as a bridge between a crisis shelter and permanent housing, providing temporary housing while residents develop more independent living skills and stability. Supportive housing o ﬀers permanent, stable living situations for those in need of a continuum of care plan, such as treatment for adult clients with serious mental illness and co -occurring disorders. e City will amend the Zoning Ordinance to identify both supportive and transitional housing as a permitted use in any district where either single or multi -family housing is allowed and to comply with Government Code 65651.

Responsible Agency/Department: Community Development Department Timeframe: As part of an omnibus Code clean up eﬀort, Pprepare revisions to Zoning Code to comply with State law and bring to City Council for hearing adoption by end of Q2 20245 to ensure the objectives listed in this program are eﬀectuated (omnibus Code “clean up” amendment);
Objective: Consistency with State law
Funding: SB2; General Fund

Program 3-F Landlord/Tenant Dispute Resolution.  e City works with Housing Rights, Inc. (HRI) or other non-proﬁt legal services providers to minimize and resolve conﬂicts and disputes between landlords and tenants and eliminate all forms of housing discrimination.  rough this program, the City will implement a tracking system to City of San Pablo 2023-2031 Housing Element

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record the number of referrals and document residents’ concerns. e system will facilitate continuous improvement and enable geographic targeting of public awareness eﬀorts. Additionally, the City will continue to post information about tenant/landlord rights and con ﬂict resolution programs on its website and in City newsletters and communications.

Responsible Agency/Department: Community Development Department Timeframe: Set up tracking system by end of 20243, with annual reporting on performance; annual update of website materials; at least annual dissemination of newsletters and communications.

Objective: Resolution of conﬂicts and disputes between landlords and tenants, and elimination of all forms of housing discrimination
Funding: General Fund
Program 3-G Just Cause Eviction Protections. California law (AB1482) provides protection from steep rent increases for renters in most multifamily housing developments constructed more than15 years ago; however, San Pablo has a high percentage of renters living in single-family homes that are exempt from these protections and a high rate of cost burdened renter households (see Appendix B). Under this program, the City will explore connect San Pablo residents to the Fair Housing Counseling & Investigation program run by Fair Housing Advocates of Northern California (FHANC)’s (or similar service) implementing a mediation program to assist in settling landlord -tenant disputes regarding rent increases and payment, which can end just cause for eviction. e objective of this program would be to resolve disputes and prevent evictions in San Pablo, particularly for low income renters.

Responsible Agency/Department: Community Development and Legal Departments
Timeframe: Report to City Council on options by January 2024Q1 2025 Objective: Provide mediation services forAssist residents of 141 assisted units at high risk households throughout during the planning period Funding: General Fund
Program 3-H Awareness of Fair Housing Programs. Surveys indicate that San Pablo residents are largely unfamiliar with fair housing programs available to them (see Appendix D), including services provided by Bay Area Legal Aid, Contra Costa Senior Legal Services, and 211 Contra Costa.  is program invol ves the following actions to increase awareness of fair housing programs and services among San Pablo residents, with a focus on segments of the population disproportionately aﬀected by fair housing issues, including older adults and residents of color:
• Designating an Equal Opportunity Coordinator within the City responsible for outreach and referrals to appropriate agencies • Hosting regular "housing clinics" to inform residents of resources and rights in partnership with non-proﬁt groups oﬀering free legal services in English and Spanish, such as Bay Area Legal Aid, Eviction Defense Center, or other similar groups
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• Providing general information and education to undocumented residents who may not be eligible for free legal services.

Responsible Agency/Department: San Pablo EDC and Community Development Department
Timeframe: Designate coordinator by July 2024; implement ﬁrst "housing clinic" in Q1 2025; provide information starting end of 2024.

Objective: Provide mediation services for at risk households throughout the planning period
Funding: General Fund
Program 3-I Outreach to People Living with Developmental Disabilities in San Pablo. Work with the Regional Center of the East Bay (RCEB) to implement an outreach program that informs families within the City about housing and services available for persons with developmental disabilities.  e program would include the development of an informational brochure and inclusion of information on services available for the developmentally disabled population and links to service agencies on the City’s website.

Responsible Agency/Department: Community Development Department; RCEB; non-proﬁts
Timeframe: Launch program in 2024; annually thereaer, conduct outreach to developers and non-proﬁts to identify development opportunities for housing accessible to persons with developmental disabilities.

Objective: Inform families about housing and services available for persons with developmental disabilities
Funding: General Fund
Program 3-J Low-Barrier Navigation Centers. Government Code Section 65660 requires municipalities to allow a Low Barrier Navigation Center (LBNC) to be permitted by right in mixed -use districts and nonresidential zones that permit multifamily development. LBNC means a Housing First, low -barrier, ser vice-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public bene ﬁts, health services, sh elter, and housing. If the city receives applications for these uses, it must process them ministerially as required by State law. e City will amend the Zoning Ordinance to include provisions applicable to LBNCs including:
• Revising the Use Classiﬁcation Descriptions to identify LBNCs as a type of emergency shelter and deﬁning this use type as "A housing ﬁrst, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public beneﬁts, health services, shelter, and housing;
• Allowing LBNCs as a by-right use in all zones where mixed-use development is permitted and in all nonresidential zones where multifamily uses are permitted;
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• Establish standards applicable to LBNCs that incorporate best practices to entry, consistent with those identiﬁed in the Low-Barrier Navigation Center Checklist published by the Association of Bay Area Governments at https://abag.ca.gov/tools-resources/digital- library/low-barriernavigationchecklistjune282021pdf
Responsible Department: Community Development Department Timeframe: As part of an omnibus Code clean up eﬀort, pPrepare revisions to Zoning Code to comply with State law and bring to City Council for hearing adoption by end of Q2 20254 to ensure the objectives listed in this program are eﬀectuated (omnibus Code “clean up” amendment);
Objective: Zoning provisions consistent with State law
Funding: General Fund (staﬀ costs), SB 2 grant funding
Program 3-K Density Bonus. e City will amend the Zoning Ordinance to bring it into compliance with revisions to Government Code Chapter 4.3 Density Bonuses and Other Incentives enacted since 2015 when San Pablo last updated its regulations. Revisions will include, but are not limited to:
• Amending Section 17.60.020 to state that where there are conﬂicts between the Zoning Ordinance and the requirements of Chapter 4.3 the State regulations shall apply;
• Revising the list of projects eligible for a density bonus to include development with ten percent of the total units for transitional foster youth; 20 percent of the units for lower income students; or 100 percent of the units are for lower-income households, except that up to 20 percent of the units may be for moderate-income households; • Revising the provisions for incentives and concessions to include additional incentives or concessions for projects within a half mile of a major transit stop and other changes to be consistent with State law; • Adding a table reference specifying how the density bonus for qualifying projects is calculated with revised maximums per State law; • Changing the requirements for aﬀordable housing agreements to specify that units must remain aﬀordable for at least 55 years.

Additionally, as these amendments are made, the City will also adopt a local density bonus program that oﬀers additional density over the maximum base permitted in the Municipal Code as an incentive for projects that consolidate small, adjacent lots and/or develop 2- and 3-bedroom units.  e local density bonus program would complement additional density available to qualifying projects under State Density Bonus law with the objective of addressing particular local constraints and needs.  e prevalence of small parcels along San Pablo Avenue, 23rd Street and Rumrill Boulevard is a constraint on inﬁll development and the City has a much higher proportion of large-family households than the County of the Bay Area.

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Responsible Department: Community Development Department Timeframe: As part of an omnibus Code clean up eﬀort, Pprepare revisions to Zoning Code to comply with State law and bring to City Council for hearing by end of Q2 20254 to ensure the objectives listed in this program are eﬀectuated (omnibus Code “clean up” amendment);
Objective: Zoning provisions consistent with State law
Funding: General Fund (staﬀ costs), SB 2 grant funding
Program 3-L Expand Online Transparenc y. Government Code section 65940.1 requires cities and counties to provide transparency in publicizing land use controls and fees.  e Community Development webpage provides links to a variety of resources as well as links to downloadable versions of land us e plans, regulations, and studies.  e City must also continue to ensure that the online version of the Municipal Code is regularly updated and that revisions to review procedures are available on -line as well as in handouts at the Planning co unter.  is program commits the City to ensuring these requirements are met and to addressing the recently enacted regulations in government Code section 65913.3 requiring cities to compile lists specifying information applicants most provide to obtain pos t-entitlement phase permits.  ese requirements are eﬀective at the end of 2023 but the City may be eligible for an extension.

Responsibility: Community Development Department
Timeframe: Comply with State requirements or obtain an exemption by the end of Q2 20243
Objective: Comply with State requirements
Funding: General Fund (staﬀ time)
Program 3-M Definition of Family. In order to demonstrate compliance with statutory and case law, the City will amend the Zoning Code to incorporate a more contemporary de ﬁnition as recommended by attorneys and lawyers specializing in fair housing law. It should be noted that there is no evidence that the City has used the current deﬁnition as grounds for denying or impeding the establishment of residential care facilities or other types of housing that accommodate households comprised of persons with disabilities.

Responsible Department: Community Development Department Timeframe: As part of an omnibus Code clean up eﬀort, pPrepare revisions to Zoning Code to comply with State law and bring to City Council for hearing by end of Q2 20254 to ensure the objectives listed in this program are eﬀectuated (omnibus Code “clean up” amendment);
Objective: Zoning provisions consistent with State law
Funding: General Fund (staﬀ costs), SB 2 grant funding

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Housing Goal #4. Enhanced quality of existing residential neighborhoods in San Pablo, through maintenance and preservation, while minimizing displacement impacts.

Policy 4-1 Home Rehabilitation. Continue to provide low-interest, deferred loans to extremely low-to moderate-income property owners to rehabilitate their homes.

Policy 4-2 Enhancing Conditions in City Neighborhoods. Continue to take measures and provide incentives for upgrading and improving the environment of City neighborhoods.

Policy 4-3 Historically Significant Residential Buildings. Continue to preserve historically signiﬁcant housing and promote the Early California Architecture style to preserve San Pablo’s architectural heritage.

Policy 4-4 Inspection Programs. Promote the conservation and rehabilitation of the housing stock through pre-sale and pre-licensing inspection programs.

Policy 4-5 Safe Neighborhoods. Continue to seek ways to create safe neighborhoods through Neighborhood Watch, community policing, and other approaches.

Policy 4-6 Technical Assistance for Rehabilitation. Continue to provide free technical assistance and counseling to approved loan applicant homeowners interested in developing plans and speciﬁcations for rehabilitation.

Policy 4-7 CPTED. Continue the Police Department’s participation in the review of building plans or all major subdivisions to ensure that subdivisions are planned to promote safe environments and prevent crime.

Program 4-A County Programs for Home Renovations and Rehabilitation. . Contra Costa County provides low-interest loans to extremely low to moderate income owner occupied and rental property owners to bring units up to current building code standards, modify buildings for improved mobility of disabled and older adults , demolish irreparable secondary buildings, expand units to alleviate overcrowding, identify and remove lead paint hazards, and allow for general property improvements. rough the Neighborhood Preservation Program , l ow interest rehabilitation loans from such programs as CDBG and California Housing Rehabilitation Program to assist San Pablo residents in rehabilitating their homes. e County also o ﬀers programs that provide free, high quality, major and minor home repairs to low -income residents, including most plumbing, electrical and carpentry repairs, furnace and minor roof repairs, and the installation of safety features such as grab bars, handrails, and ramps.  e City will

inform residents about the availability of these programs by distributing this information via the City e -newsletter to households in San Pablo. All newsletters will be sent in the major languages that are representative of the City’s population.

Additionally, the City will support applications from non -proﬁts such as Habitat for Humanity pursuing rehabilitation projects in San Pablo:
• Promotion of the program to San Pablo residents;
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• Review of pro forma analysis;
• Provision of available demographic or other background data necessary to complete applications;
• Review and comment upon dra application; and
• Letters of support as appropriate.

Responsible Agency/Department: Community Development Department; Contra Costa County, San Pablo EDC
Timeframe: Conduct promotional outreach annually to potential recipients beginning Q1 2024; target to assist 2 non-proﬁts with applications including pro forma analysis and letters of support annually starting Q1 2024 consult with County staﬀ on achieving greater level of award for these programs to San Pablo residents by the end of Q3 2023.

Objective: Rehabilitation of 27 lower income units by 2031 (3/year) Funding: Contra Costa County CDBG Funds; California Housing Rehabilitation Program.

Program 4-B Implement the Neighborhood Clean -Up Program. Addressing illegal dumping is a priority for the San Pablo community. Without the City’s extensive and aggressive ongoing clean -up e ﬀorts, San Pablo would be signi ﬁcantly degraded from an environmental and quality of life perspective. In view of the eﬀectiveness of past eﬀorts, the City will c ontinue to implement the Neighborhood Clean -up Program , which includes the following measures:
• Providing a voucher-type program for San Pablo residents to take unwanted household items and trash to the Richmond Dump; • Sponsoring waste drop-oﬀ events (“Dumpster Days”) approximately every six weeks;
• Providing two yearly curbside collections of up to 15 bags per collection and one yearly bulky item curbside collection for residents; • Household hazardous waste disposal;
• Mattress recycling;
• Volunteer clean up events including annual wildcat creek cleanup with Kids for the Bay;
• Contract with EarthTeam to perform litter assessments and little cleanups in speciﬁc areas of the City; and
• Distributing information about the program through social media, e- news, ﬂyers, and the City's El Portal newsletter..

Responsible Agency/Department: Community Development Department, Public Works Department, Code Enforcement Division (Police Department), and Contra Costa County
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Objective: Reduce trash and improve the appearance of neighborhoods, commercial areas, and creeks.

Funding: General Fund, Contra Costa County CDBG funds
Program 4-C Implement the Motor Vehicle Abatement Program. rough this program, the City tags and removed over 400 abandoned vehicles in a typical year, as detailed in Appendix E. Outreach to residents, including residents of San Pablo’s DACs, conducted for the Sixth Cycle Housing Element conﬁrmed that this remains a priority for the community. erefore, the City will c ontinue to implement the Motor Vehicle Abatement Program to keep the streets clear of abandoned motor vehicles by towing vehicles aer adequate notice is given to the registered owner.

Responsible Agency/Department: Community Development Department, Code Enforcement Division (Police Department)
Timeframe: 2023-2031 with annual reporting to HCD through the APR process
Objective: Tag and remove at least 400 abandoned vehicles per year throughout the planning period
Funding: General Fund
Program 4-D Neighborhood Stabilization Program. Assist in implementing the Contra Costa County Neighborhood Stabilization Program operated by the County through CDBG funding to assist local governments to provide targeted emergency assistance to acquire and redevelop abandoned and foreclosed residentia l properties that might otherwise become sources of abandonment and blight within the communities.

Responsible Agency/Department: Community Development Department; Code Enforcement Division (Police Department), Contra Costa County Timeframe: 2023-2031
Objective: Assistance for 5 lower income housing units
Funding: General Fund; Contra Costa County Program
Program 4-E Healthy Homes Program Implementation. Investigate the feasibility of collaborating with Community Energy Services Corporation (CESC) to establish a Healthy Homes program in San Pablo.  e program would remove and remediate asthma triggers in households where asthma su ﬀerers reside in eligible cities. Home improvements to reduce mold, wood rot, and dust mites may include the installation of fans, repairs to leaking problems and general cleaning.

Responsible Agency/Department: Community Development Department; CESC
Timeframe: Consult CESC by end of Q3 2024; Present ﬁndings of feasibility study to City Council by Q1 2025.

Objective: Healthy Homes improvements for 5 lower income units Funding: General Fund; CESC
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Program 4-F Residential Health & Safety Program. e Residential Health & Inspection Program establishes the procedures for the inspection of all single and multiple family residential non-owner-occupied units, and for inspection of all dwellings sold within the San Pablo city limits.  e program helps ensure the City’s residential units comply with existing building, electrical, ﬁre and plumbing code standards, to ensure structures are safe for occupancy, and the housing stock is maintained.  is program requires all rental properties to obtain a “Certi ﬁcate of Compliance” every 12 to 36 months , depending on the number of demerits a property receives during inspection. It also r equires all single-family homes more than 10 years old, or with a “Certiﬁcate of Compliance” more than three years old to obtain a new one before the property is sold, transferred, or assigned.  e Certiﬁcate is awarded for homes that pass inspection and are evaluated as being in compliance with the City’s housing code, zoning ordinance, and other City ordinances relating to health and safety.

Responsible Agency/Department: Community Development Department, Building Division
Timeframe: 2023-2031
Objective: Inspect about 750 rental and owner-occupied single-family, townhome, and condominium units per year
Funding: General Fund (Residential and Health Safety Fees).

Program 4-G Enhanced Rental Health and Safety Program. San Pablo's Residential Health & Safety (RH&S) Program requires the inspection of single -family and multi-family buildings at the time of sale, and provides one avenue for rental tenants to report health and safety issues. Existing County programs target owner -occupied units only and there is no funding for rehabilitation and maintenance of renter -occupied units.  rough this program, the City will explore improvements to the RH&S Program , such as creation of a rental registry, that will allow for improved reporting of rental health and safety concerns and provide referral to mediation programs as appropriate.

Responsible Agency/Department: Community Development Department, Building Division
Timeframe: End of 20243
Objective: Consistency with State law
Funding: SB2; General Fund
Program 4-H Increase Access to Educational Opportunity. San Pablo experiences lower levels of educational opportunity throughout the city, as compared to other parts of the Bay Area.  e City is proactively taking steps to improve scholastic performance for local students and expand on campus support services through a variety of specialized eﬀorts.  rough this program, the City will continue to implement:
• San Pablo Beacon Community Schools Initiative, maintaining all six local schools as full-service community schools through 2031; City of San Pablo 2023-2031 Housing Element

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• San Pablo Team for Y outh, providing funds to public and non-proﬁt agencies for the expansion and/or enhancement of school-based programs and services for children, youth, and families; and • San Pablo Scholarship Pilot Program, targeting to provide 300 post- high school scholarships to disadvantaged local students annually throughout the planning period.

Responsible Agencies: Community Services Department
Timeframe: (a) through 2031; (b) increase number of partners; (c) annually starting 2023
Objective: (a) maintain 6 full-service community schools; (b) expand SPTFY programs and services; (c) 300 scholarship annually throughout the planning period
Funding: General Fund, Measure S
Program 4-I Increase Access to Employment Opportunity. All areas of San Pablo experience less positive economic outcomes than other Bay Area communities. Contributing factors include lower educational attainment, needs for skills development, and limited English language ability.  e City works closely with th e San Pablo Economic Development Corporation (SPEDC), whose mission is to develop, diversify, and stabilize the local economy through workforce and business education and training.  rough this program, the City will continue to support SPEDC economic development initiatives, including:
• Workshops, trainings, and classes for businesses, entrepreneurs, and individuals;
• Resource center for new businesses with owners located in San Pablo and ongoing support to existing businesses;
• Nano Revolving Loan Fund for local small businesses;
• Grant funding for qualiﬁed city residents to enroll in career training for construction and carpentry, information technology, barbering, and commercial driving licenses;
• Removing Barriers Job Readiness program providing subsidized childcare, job readiness and ﬁnancial literacy workshops, free professional clothing, and low-cost tattoo removal.

Responsible Agencies: Community Development Department, San Pablo EDC
Timeframe: Annually starting 2023
Objective: Provide employment services for 195 individuals; job training for 130 individuals; business support services for 75 businesses Chapter 4: Housing Action Plan

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Funding: San Pablo EDC, General Fund, Measure S
Program 4-J Increase Access to Environmental Opportunity. Overall, San Pablo residents in all parts of the city experience more positive environmental outcomes according to TCAC mapping; however, neighborhoods in the northwest have fewer parks and less tree canopy coverage than other areas of San Pablo, and the central part of the city is more vulnerable to the eﬀ ects of urban heat, due to relatively higher impervious surface coverage and lower tree canopy coverage. Additionally, San Pablo is part of the Richmond-North Richmond -San Pablo subregion selected by the California Air Resources Board for a Community Air Monitoring Plan (2018) and Community Emissions Reduction Program (2020) under the Community Air Protection Program (AB 617) to high cumulative air pollution exposure burden.  rough this program the City will implement actions to improve environmental opportunity, including:
• Prioritizing acquisition of land in the northwest of the city for a new park facility (General Plan Policy PSCU-I-6) and securing grant funding with the intent of completing construction by Q4 2030; • Establishing a community-based tree planting program in collaboration with local non-proﬁt groups (General Plan Policy CHEJ- I-40) by Q2 2026 with the goal of planting 50 trees for interested property owners annually aer inception;
• Actively promoting the use of voluntary measures identiﬁed in the California Green Building Code to minimize heat island eﬀects in all new construction within PDAs (General Plan Policy CHEJ-I-39); as a target all projects in PDAs should implement at least one voluntary measure starting in Q1 2025; and
• Collaborating with sub-regional partners to implement the AB 617 Richmond-San Pablo Community Air Monitoring Plan and to ﬁnalize and implement the Clean Air Community Emissions Reduction Plan by Q4 2025.

Responsible Agencies: Community Development Department, San Pablo EDC
Timeframe: (a) by Q4 2030; (b) Q2 2026; (c) annually starting Q1 2025; (d) Q4 2025
Objective: (a) construct new park in northwest neighborhood; (b) establish community-based Adopt-a-Tree program and target to plant 50 trees nnually aer inception; (c) use of voluntary CalGreen urban heat mitigation measures in all new development; (d) Finalize and implement the Clean Air Community Emissions Reduction Plan
Funding: General Fund, grant funding, staﬀ time
Program 4-H Place-Based Community Revitalization Eﬀorts. Dedicate staﬀ resources and funding for place-based community revitalization strategies that improve the quality of life in City of San Pablo 2023-2031 Housing Element

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San Pablo's DACs and low income neighborhoods, which comprise 75 percent of the City, including Census tracts 3922, 3660.01, 3660.02, 3730, 3680.01, 3680.02, and 3690.01.  ese strategies, which complement programs to revitalize Rumrill Boulevard (Programs 1-B and 2 -F), prevent displacement (Programs 2- A, 2- B, 2 -C, 3 -F, 3-G), promote safe and sanitary housing (Programs 4-A, 4-E, 4-F), beautify neighborhoods (Programs 4-B, 4-C, 4-D), and increase civic engagement (Program 6-E), focus on the environmental justice priorities identi ﬁed in the Health and Environmental Justice Element of the General Plan: urban heat, air quality, internet access, park access, and prioritization of public investments.  ese actions include (but are not limited to):
• Increasing tree canopy coverage in residential areas and establishing cooling centers to help mitigate the adverse health impacts from the projected increase in extreme heat events and average daily summertime temperatures;
• Collaborating with sub-regional partners to implement the AB 617 Richmond-San Pablo Community Air Monitoring Plan;
• Pursuing partnerships to provide public Wi-Fi in certain parks or public areas and expanding both mobile-friendly and non-digital communication with residents to address the "digital divide;" • Developing and implementing a strategy to prioritize investments in DACs, which includes the preparation of a Corridor Plan for Rumrill Boulevard to improve environmental conditions, economic opportunities, and housing choices along a segment of the corridor that runs between Brookside and Costa, designated as a PDA.

Responsible Agency/Department: Community Development Department and Public Works
Timeframe: (a) adopt the Health and Environmental Justice and Safety & Noise Elements by end of Q3 2024; (b) complete Additional Monitoring projects identiﬁed in the AB617 Plan by the end of Q4 2026 Objective: Improve the quality of life in San Pablo's DACs and low income neighborhoods
Funding: MTC/ABAG and CARB grant funding; General Fund
Housing Goal #5. Proactive energy conservation and waste reduction activities in all residential neighborhoods.

Policy 5-1 Promote and publicize energy conservation programs and incentives, including those oﬀered by Bay Area Regional Energy Network (BayREN), Paciﬁc Gas & Electric (PG&E), East Bay Municipal Utility District (EBMUD), and RecycleMore, through City newsletters, social media and via the City website.

Policy 5-2 Encourage the incorporation of energy conservation design features in existing and future residential developments to conserve resources and reduce housing costs.

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Policy 5-3 Encourage the use of building placement, design, and construction techniques that promote energy conservation, including green building practices, the use of recycled materials, water conservation measures, and the recycling of construction and demolition debris.

Policy 5-4 Require large project applicants to submit a construction waste management plan for City approval.

Policy 5-5 Encourage and facilitate environmentally sensitive construction practices by:

Restricting the use of chloroﬂuorocarbons (CFCs), hydrochloroﬂuorocarbons (HCFCs), and halons in mechanical equipment and building materials; Promoting the use of products that are durable and allow eﬃcient end-of-life disposal (recyclable); Requiring large project applicants to submit a construction waste management plan for City approval; Promoting the use of locally or regionally available materials; and Promoting the use of cost-eﬀective design and construction strategies that reduce resource and environmental impacts.

Program 5-A Green Building Incentives. Evaluate the feasibility of oﬀering incentives for residential and mixed-use projects built to green building standards that exceed the requirements of Title 24 (CalGreen). Incentives may include density/intensity bonus, fee waivers, or expedited processing. Harmonize incentives with those provided for high density multifamily projects in the PDAs (see Programs 1-E, 1-F, 1-G above).

Responsible Agency/Department: Community Development Department; Public Works Department
Timeframe: Report to City Council by January 2026
Funding: General Fund

Housing Goal #6. Strengthen local government institutional capacity, provide information to the community and monitor accomplishments to respond effectively to housing needs.

Policy 6-1  e City recognizes that housing that is safe, healthy and aﬀordable is an important City priority and the City will take a proactive leadership role in following through on identiﬁed Housing Element implementation actions in a timely manner.

Policy 6-2 Work with community groups, other jurisdictions and agencies, non-proﬁt housing sponsors and the building and real estate industry when implementing Housing Element programs.

Policy 6-3  e City will provide outreach and information to the community on the availability of programs to address individual housing needs, and will actively involve the community through information, outreach and review.

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Policy 6-4 Housing Coordination with Contra Costa County. Continue to coordinate with Contra Costa County on the annual allocation to San Pablo residents of rental assistance, CDBG, rehabilitation, neighborhood preservation and other programs funded through the County.

Policy 6-5 Coordination with Development Community. Continue to work with non-proﬁt and for-proﬁt housing developers to assist in achieving the City’s housing goals and implementing programs. Coordination should occur on an ongoing basis, and as special opportunities arise as the Housing Element is implemented.

Participation of non-proﬁt and for-proﬁt developers in an advisory role when implementing housing programs would be desirable to help understand the needs and opportunities in the community.

Policy 6-6 Lobby for Changes to State Law Requirements and Housing Funding. In coordination with other jurisdictions in Contra Costa County, as appropriate, lobby for modiﬁcations to address unfunded State mandates and to provide opportunities for additional funding for aﬀordable housing.

Policy 6-7 Neighborhood Meetings. Encourage developers of major housing projects to conduct neighborhood meetings with residents early in the process to undertake problem solving and facilitate more informed, faster, and more constructive development review.

Policy 6-8
Program 6-A Work Priorities. As part of the annual review of the Housing, establish work priorities to implement the Housing Element related to community outreach, awareness and input on housing concerns and strive to ensure that all City publications include information on housing programs.

Examples of City staﬀ work priorities speciﬁc to the Housing Element include:
• Conduct the annual review of the Housing Element.
• Review options for funding aﬀordable housing.
• Make recommendations for housing opportunity sites and for funding. • Conduct community outreach and provide community information materials
• Engage property owners in identifying opportunities for the construction of aﬀordable housing.
• Pursue unique opportunities where the City can participate in the construction of aﬀordable housing, either on City-owned sites, or through funding or regulatory means.
• Develop ongoing and annual outreach and coordination with non- proﬁt housing developers and aﬀordable housing advocates. • Continue to participate in ongoing regional activities related to housing.

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Responsible Agency/Department: Community Development Department; City Manager; Planning Commission; City Council
Timeframe: April 2023 and annually thereaer as part of the annual review of the Housing Element
Objective: Identiﬁcation of annual work priorities for housing Funding: General Fund
Program 6-B Annual Housing Element review. As required by State law, the City will review the status of Housing Element programs by April of each year, beginning April 2023. As required by statute, annual review will cover:
• Consistency between the Housing Element and the other General Plan Elements. As portions of the General Plan are amended, the Housing Element will be reviewed to ensure that internal consistency is maintained. In addition, a consistency review will be implemented as part of the annual general plan implementation report required under Government Code Section 65400.
• Statistical summary of residential building activity tied to various types of housing, household need, income and Housing Element program targets.
• Use of HCD review sheets for annual review compliance. • Public review with the Planning Commission and City Council.

Responsible Agency/Department: Community Development Department; Planning Commission; City Council
Timeframe: April 2023 and annually thereaer
Objective: Review and monitor Housing Element implementation; submit Annual Report to HCD in April of each year
Funding: General Fund
Program 6-C Water and Sewer Service to A ﬀordable Housing Developments. Consistent with SB 1087 (Government Code Section 65589.7), the City will provide a copy of the adopted Housing Element to water and sewer providers immediately upon adoption and will work with water and sewer providers to adopt written policies and proced ures that grant priority for service allocations to proposed developments that include housing units aﬀordable to lower income households.

Responsible Agency/Department: Community Development Department, East Bay Municipal Utility District (EBMUD) and West County Wastewater District
Timeframe: 2023
Objective: Comply with Government Code Section 65589.7
Funding: General Fund
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Program 6-D Publicize and Provide Information on Housing Programs. Promote the availability of Contra Costa County programs for housing construction, homebuyer assistance, rental assistance and housing rehabilitation through the following means: (a) creating a link on the City’s website that describes programs available in the City of San Pablo and provide direct links to County agencies that administer the programs; (b) including contact information on County programs in City mail -outs and other general communications that are sent to residents; (c) maintaining information on programs at the City’s public counters; (d) training selected City sta ﬀ to provide referrals to appropriate agencies; (e) distributing information on programs at public locations (library, schools , etc.); and (f) using the activity calendar and public information channel.

Examples of speciﬁc information would include:
• Fair Housing Laws
• Rehabilitation loan programs
• Contra Costa County Housing Authority information
• Housing programs, including rental assistance programs such as Section 8
• Code enforcement
• Homebuyer assistance
• Information about aﬀordable housing
Responsible Agency/Department: Community Development Department Timeframe: Review and obtain materials by June 2023; distribute and post materials, conduct staﬀ training by December 2023; annually update thereaer.

Objective: Distribute educational materials at public locations and make public service announcements through diﬀerent media at least two times a year.

Funding: General Fund
Program 6-E Community Outreach Housing Element Program Implementation. Coordinate with local businesses, housing advocacy groups, neighborhood groups and others in building public understanding and support for aﬀordable housing, workforce housing, special needs housing and other issues related to housing, including the commu nity beneﬁts of a ﬀordable housing, mixed use and pedestrian -oriented development.  e City will notify a broad representation of the community to solicit ideas for housing strategies when they are discussed at Planning Commission or City Council meetings. • Speciﬁc actions should be linked to the preparation and distribution of materials as identiﬁed in Programs above. Speciﬁc outreach activities include:
• Maintain the Housing Element mailing list and send public hearing notices to all interested public, non-proﬁt agencies and aﬀected property owners.
• Post notices at City Hall, the library, and other public locations.

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• Publish notices in the local newspaper.
• Post information on the City’s website.
• Conduct outreach (workshops, neighborhood meetings) as Housing Element programs are implemented.
• Assure that public meetings are publicized and provide opportunities for participation from housing experts, aﬀordable housing advocates, special needs populations and the community as a whole. • Provide public information materials about available energy conservation programs, such as the PG&E Comfort Home/Energy Star new home program, to interested property owners, developers and contractors.
• Promote and help income-eligible households to access federal, state and utility income qualifying assistance programs.
• Provide public information materials to developers, contractors and property owners on existing federal, state and utility incentives for installation of renewable energy systems, such as rooop solar panels, available to property owners and builders.

Responsible Agency/Department: Community Development Department Timeframe: Consistent with implementing programs TimeframesQuarterly and annually as housing programs and strategies are developed and discussed throughout the planning period
Objective: Conduct community outreach and distribute materials Funding: General Fund
Program 6-F Affordable Pipeline Projects. ere are three a ﬀordable/mixed income housing projects in the development pipeline which are not yet under construction (see Table 3-2). 2364 Road 20 is a pending project; 13717 San Pablo Avenue, Block C is under review; and 1820 Rumrill Boulevard is approved and has submitted for tax credits but is not yet under construction. Each of these projects has a development agreement that codiﬁes aﬀordability commitments and requires regular progress reports.  e City has provided incentives to support these projects which include surplus municipal land, forgivable loans worth $1 million, and density bonus incentives.  rough this program, the City will continue to support these project and work with the proponents to facilitate approval and construction, consistent with the development agreements. City actions will include:
• Regular meetings with developers to facilitate project review and approval;
• Technical assistance with the development process; and • Preparing letters of support for tax credit applications Responsible Agency/Department: Community Development Department City of San Pablo 2023-2031 Housing Element

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Timeframe: (a) meet regularly with applicants as stipulated in development agreements; (a) provide technical assistance at and between regular meetings; (c) support letters following respective project approvals.  e City will also report annually on progress to HCD via Annual Progress Reports Objective: 5 very low, 46 low, 7 moderate, and 129 above moderate units by 2031
Funding: General Fund
Program 6-G Development and Replacement Unit Requirements. e City will require the replacement of units aﬀordable to the same or lower income level as a condition of any development on a non -vacant site identiﬁed in the Housing Element consistent with those requirements set forth in Government Code section 659 15(c)(3). Replacement requirements apply to sites identi ﬁed in the inventory that currently have residential uses, or within the past ﬁve years (based on the date the application for development was submitted) have had residential uses that have been vacated or demolished, and were:
• Subject to a recorded covenant, ordinance, or law that restricts rents to levels aﬀordable to persons and families of low or very low-income; or • Subject to any other form of rent or price control through a public entity’s valid exercise of its police power; or
• Occupied by low or very low-income households.

Responsible Department: Community Development Department Timeframe: Beginning in Q1 2023
Objective: Protection of existing housing
Funding: General fund (staﬀ time)

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4.1 Quantified Objectives
California Government Code Section 65583[b] requires that housing elements contain quantiﬁed objectives for the maintenance, preservation, and construction of housing.  e quantiﬁed objectives shown in Table 4-1 set a target goal for San Pablo to strive for, based on needs, available resources, and constraints.

Income Category New Construction1 Rehabilitation2 Conservation/Preservation3 Extremely Low 115 -- --
Very-Low 58 -- --
Low 100 132 539
Moderate 132 132 --
Above Moderate 341 66 --
TOTALS 746 330 539

1. The new construction objective is equal to San Pablo’s’ RHNA allocation.

2. Assumes use of rehabilitation loans available through County program for 10 units over the planning period (Program 4-A) and rehabilitation of 40 units per year through the R&HS program (Program 4-I)

3. Assumes preservation of 398 existing mobile homes (Program 2-F) and the renewal of covenants for 141 deed restricted units (Program 2-C)

Appendix A
Sites Inventory
Please Start Here, Instructions in Cell A2, Table in
A3:B17 Form Fields
Site Inventory Forms must be submitted to HCD for a
housing element or amendment adopted on or after
January 1, 2021. The following form is to be used for
satisfying this requirement. To submit the form, complete the Excel spreadsheet and submit to HCD at
[email protected]. Please send the Excel
workbook, not a scanned or PDF copy of the tables.

Sites Inventory Form, Version 2.3, Updated April 5,
2023.

General Information
Jurisidiction Name SAN PABLO
Housing Element Cycle 6th
Contact Information
First Name Elizabeth "Libby"
Last Name Tyler
Title Community Development Director
Email [email protected]
Phone 5102153036
Mailing Address
Street Address 1000 Gateway Avenue
City San Pablo
Zip Code 94806
Website
https://www.sanpabloca.gov/
Table A: Housing Element Sites Inventory, Table Starts in Cell A2 For Contra Costa County jurisdictions, please format the APNs as follows: 999-999-999-9 Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code
Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation
(Current)
Zoning Designation
(Current)
Minimum
Density
Allowed
(units/acre)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(Acres)
Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status
Identified in
Last/Last Two
Planning Cycle(s)
Lower Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total Capacity Optional Information1
SAN PABLO MARKET AVE- 17TH STREET 92557 410-265-003-5 Low Density ResidentialR-1 0 12 0.206147618 Vacant Yes - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant0 0 4 4 Vacant SAN PABLO 1931 15TH ST - SAN PABLO 92557 411-243-007-1 Low Density ResidentialR-1 0 12 0.097687181 Vacant Yes - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant0 0 1 1 Vacant SAN PABLO 1931 15TH ST - SAN PABLO 92557 411-243-006-1 Low Density ResidentialR-1 0 12 0.096407164 Vacant Yes - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant0 0 1 1 Vacant SAN PABLO 13050 SAN PABLO AVE - SAN PABLO 92557 417-021-023-3 Commercial Mixed UseSP2 20 60 0.339470794 Parking Yes - Current NO - Privately-Owned Available 0 5 10 15 Automotive car sales. 450 sqft building on a 0.34 acre lot. In San Pablo Ave Specific Plan area.

SAN PABLO 13139 SAN PABLO AVE - SAN PABLO 92553 526-012-008-3 Commercial Mixed UseSP2 20 60 0.508442614 Commercial Yes - Current NO - Privately-Owned Available 0 6 15 21 Restaurant with large surface parking lot. In San Pablo Ave Specific Plan area.

SAN PABLO 1265 23RD ST - SAN PABLO 92553 410-101-017-3 Commercial Mixed UseCMU 0 50 0.170528961 Commercial Yes - Current NO - Privately-Owned Available 0 2 5 7 Automotive car sales, built in 1942. 440 sqft building on a 0.17 acre lot. Surrounded by multifamily uses.

SAN PABLO 1971 23RD ST - SAN PABLO 92553 411-201-007-1 Commercial Mixed UseSP1 20 60 0.064214607 Vacant Yes - Current NO - Privately-Owned Available 0 0 4 4 Vacant SAN PABLO 2405 CHURCH LN - SAN PABLO 92553 411-340-026-3 High Density ResidentialSP2 20 60 0.539023668 Industrial Yes - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant32 0 0 32 Warehousing and storage, surrounded by multifamily uses. In San Pablo Ave Specific Plan area.

SAN PABLO 14205 SAN PABLO AVE - SAN PABLO 92557 412-290-020-4 Residential Mixed Use SP2 20 60 0.355677905 Commercial Yes - Current NO - Privately-Owned Available 0 3 6 9 Laundromat and insurance office. Built 1982. Surface parking lot. In San Pablo Ave Specific Plan area.

SAN PABLO 14260 SAN PABLO AVE - SAN PABLO 92557 416-120-012-8 Residential Mixed Use SP2 20 60 0.439492751 Commercial Yes - Current NO - Privately-Owned Available 0 4 10 14 Fast food restaurant, built in 1979. Large surface parking lot. In San Pablo Ave Specific Plan area.

SAN PABLO 14237 SAN PABLO AVE - SAN PABLO 92553 412-290-004-8 Residential Mixed Use SP2 20 60 0.394582542 Commercial Yes - Current NO - Privately-Owned Available 0 2 6 8 Furniture store, built in 1944.

SAN PABLO None SAN PABLO DAM RD - SAN PABLO 92553 420-130-020-1 High Density ResidentialR-4 20 48 1.059108226 Vacant Yes - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant35 0 0 35 Vacant SAN PABLO 3436 SAN PABLO DAM RD - SAN PABLO 92553 420-130-024-3 High Density ResidentialR-4 0 48 0.267936274 Vacant Yes - Current NO - Privately-Owned Available 0 0 0 0 Vacant SAN PABLO 3440 SAN PABLO DAM RD - SAN PABLO 92553 420-130-025-0 High Density ResidentialR-4 0 48 2.371394865 Vacant Yes - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant100 0 0 100 Vacant SAN PABLO 1148 RUMRILL BLVD - SAN PABLO 92553 410-030-001-3 Neighborhood CommercialNC 0 21 0.167987818 Vacant Yes - Current NO - Privately-Owned Available 0 1 2 3 Vacant SAN PABLO 1159 RUMRILL BLVD - SAN PABLO 92553 410-023-002-0 Industrial Mixed Use IMU 0 21 0.749250053 Industrial Yes - Current NO - Privately-Owned Available 0 10 22 32 General Commercial SAN PABLO 1301 RUMRILL BLVD - SAN PABLO 92553 410-022-016-1 Industrial Mixed Use IMU 0 21 0.387741646 Residential Yes - Current NO - Privately-Owned Available 0 6 15 21 Single Family Residential. Also known as 1203 Fillmore.

SAN PABLO 1317 RUMRILL BLVD - SAN PABLO 92553 410-022-009-6 Industrial Mixed Use IMU 0 21 0.124316442 Industrial Yes - Current NO - Privately-Owned Available 0 2 3 5 Iron workshop SAN PABLO 1932 CALIFORNIA AVE - SAN PABLO 92553 410-161-006-3 Low Density ResidentialR-1 0 12 0.075449127 Vacant Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 Single Family Residential. Single-family residence currently under construction on this property.

SAN PABLO None RUMRILL BLVD - SAN PABLO 92553 410-022-006-2 Industrial Mixed Use IMU 0 21 0.156954233 Parking Yes - Current NO - Privately-Owned Available 0 3 6 9 Church/Religious Facility - vacant parking lot SAN PABLO 1825 CALIFORNIA AVE - SAN PABLO 92553 410-152-035-3 Low Density ResidentialR-1 0 12 0.064016143 Vacant Yes - Current NO - Privately-Owned Available 0 0 1 1 Vacant SAN PABLO None CALIFORNIA AVE - SAN PABLO 92553 410-152-034-6 Low Density ResidentialR-1 0 12 0.077502961 Vacant Yes - Current NO - Privately-Owned Available 0 0 1 1 Vacant SAN PABLO 1609 CALIFORNIA AVE - SAN PABLO 92557 410-142-007-5 Low Density ResidentialR-1 0 12 0.071436458 Residential Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 New SFR recently completed SAN PABLO 1405 RUMRILL BLVD - SAN PABLO 92557 410-021-007-1 Industrial Mixed Use IMU 0 21 0.18803241 Parking Yes - Current NO - Privately-Owned Available 0 3 7 10 Church/Religious Facility - vacant building SAN PABLO 1550 RUMRILL BLVD - SAN PABLO 92557 410-230-024-3 Neighborhood CommercialNC 0 21 0.103212059 Vacant Yes - Current NO - Privately-Owned Available 0 2 4 6 Vacant SAN PABLO 1718 RUMRILL BLVD - SAN PABLO 92553 410-264-010-1 Neighborhood CommercialNC 0 21 0.101611974 Vacant Yes - Current NO - Privately-Owned Available 0 2 4 6 Vacant SAN PABLO 1742 RUMRILL BLVD - SAN PABLO 92553 410-268-011-5 Neighborhood CommercialNC 0 21 0.22090535 Commercial Yes - Current NO - Privately-Owned Available 0 3 8 11 Restaurant with large parking lot.

SAN PABLO 1757 RUMRILL BLVD - SAN PABLO 92553 410-011-002-4 Commercial Mixed UseCMU 0 50 0.084234553 Industrial Yes - Current NO - Privately-Owned Available 0 0 0 0 Building and materials yard.

SAN PABLO None RUMRILL BLVD - SAN PABLO 92553 410-011-005-7 Industrial Mixed Use IMU 0 21 1.909734231 Industrial Yes - Current NO - Privately-Owned Available 0 31 72 103 Building and materials yard, built in 1963.

SAN PABLO 1789 RUMRILL BLVD - SAN PABLO 92553 410-011-001-6 Commercial Mixed UseCMU 0 50 0.285955115 Commercial Yes - Current NO - Privately-Owned Available 0 4 10 14 Restaurant with large surface parking lot.

SAN PABLO 1433 MARKET AVE - SAN PABLO 92553 411-042-005-8 Commercial Mixed UseCMU 0 50 0.119017426 Industrial Yes - Current NO - Privately-Owned Available 0 2 3 5 Vacant repair shop building SAN PABLO 1425 MARKET AVE - SAN PABLO 92553 411-042-006-6 Commercial Mixed UseCMU 0 50 0.17910037 Vacant Yes - Current NO - Privately-Owned Available 0 2 6 8 Vacant SAN PABLO 1401 MARKET AVE - SAN PABLO 92553 411-042-007-4 Commercial Mixed UseCMU 0 50 0.206959465 Industrial Yes - Current NO - Privately-Owned Available 0 2 5 7 Auto repair shop SAN PABLO None MARKET AVE - SAN PABLO 92553 411-041-004-2 Commercial Mixed UseCMU 0 50 0.088596794 Vacant Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 Vacant SAN PABLO 1801 RUMRILL BLVD - SAN PABLO 92557 411-030-004-5 Commercial Mixed UseCMU 0 50 0.318203016 Vacant Yes - Current NO - Privately-Owned Available 0 0 0 0 Vacant SAN PABLO 1820 RUMRILL BLVD - SAN PABLO 92553 411-041-009-1 Commercial Mixed UseCMU 0 50 0.500044012 Vacant Yes - Current YES - City-Owned Pending Project Not Used in Prior Housing Element 39 0 1 40 Vacant SAN PABLO 1817 RUMRILL BLVD - SAN PABLO 92553 411-030-006-0 Regional Commercial CR 0 21 2.279446505 Commercial Yes - Current NO - Privately-Owned Available 0 26 61 87 Grocery store with large parking lot.

SAN PABLO 1997 18TH ST - SAN PABLO 92553 411-221-002-8 Low Density ResidentialR-1 0 12 0.081149165 Vacant Yes - Current NO - Privately-Owned Available 0 0 1 1 Vacant SAN PABLO 1942 RUMRILL BLVD - SAN PABLO 92553 411-244-013-8 Neighborhood CommercialNC 0 21 0.100059171 Commercial Yes - Current NO - Privately-Owned Available 0 1 3 4 Mixed Use: residential in rear and vacant commercial in front.

SAN PABLO 1964 RUMRILL BLVD - SAN PABLO 92555 411-244-015-3 Neighborhood CommercialNC 0 21 0.188493648 Commercial Yes - Current NO - Privately-Owned Available 0 1 2 3 Vacant commercial space with single family home SAN PABLO 13220 SAN PABLO AVE - SAN PABLO 92555 417-211-012-6 Regional Commercial SP2 20 60 8.324694816 Commercial Yes - Current NO - Privately-Owned Available 0 115 267 382 Commercial building with grocery store and vacant retail space.

SAN PABLO 1456 VENTURA AVE - SAN PABLO 92555 417-042-017-0 Medium Density ResidentialR-3 0 24 0.135856133 Vacant Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 Vacant SAN PABLO 2423 MARKET AVE - SAN PABLO 92555 411-120-027-7 Low Density ResidentialR-1 0 12 0.075276658 Vacant Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 Vacant, new SFR under construction SAN PABLO 2419 MARKET AVE - SAN PABLO 92555 411-120-028-5 Low Density ResidentialR-1 0 12 0.077133093 Vacant Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 Vacant, new SFR under construction SAN PABLO 2218 MARKET AVE - SAN PABLO 92555 410-281-017-5 Commercial Mixed UseSP1 20 60 0.361298216 Commercial Yes - Current NO - Privately-Owned Available 0 3 6 9 Auto repair shop, large parking lot.

SAN PABLO None CHATTLETON LN - SAN PABLO 92555 417-310-004-3 Mixed Use Center SP2 20 60 0.960904502 Vacant Yes - Current YES - City-Owned Pending Project Not Used in Prior Housing Element 1 0 19 20 Vacant - public/institution SAN PABLO None CHATTLETON LN - SAN PABLO 92555 417-310-003-5 Mixed Use Center SP2 20 60 0.784809342 Vacant Yes - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 12 7 72 91 Vacant SAN PABLO 13831 SAN PABLO AVE - SAN PABLO 92555 411-330-042-2 Mixed Use Center SP2 20 60 1.8784435 Vacant Yes - Current YES - City-Owned Pending Project 0 0 0 0 Vacant, affordable housing project under construction. New APN and acreage included SAN PABLO 1354 MARIN AVE - SAN PABLO 92555 418-022-007-3 Low Density ResidentialR-1 0 12 0.430722744 Vacant Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 Vacant SAN PABLO 1401 MARIN AVE - SAN PABLO 92555 419-012-025-5 Low Density ResidentialR-1 0 12 0.285770444 Residential Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 Single Family Residential SAN PABLO 1890 23RD ST - SAN PABLO 92555 411-100-010-7 Commercial Mixed UseSP1 20 60 0.240747684 Commercial Yes - Current NO - Privately-Owned Available 0 4 8 12 Restaurant, built in 1963. Large parking lot.

SAN PABLO 2353 DOVER AVE - SAN PABLO 92555 411-180-017-5 Medium Density ResidentialR-3 0 24 0.077455411 Vacant Yes - Current NO - Privately-Owned Available 0 1 0 1 Vacant SAN PABLO None CHURCH LN - SAN PABLO 92555 411-330-043-0 Mixed Use Center SP2 20 60 0.1789945 Educational/institutional/religiousYes - Current YES - City-Owned Pending Project 0 0 0 0 Public/Institutional - Alvarado Adobe museum. Also known as 1 Alvarado Square or 13831 San Pablo Avenue. New APN and acreage included.

SAN PABLO 2640 RIDGE RD - SAN PABLO 92555 417-100-102-9 Low Density ResidentialR-1 0 12 0.29409576 Vacant Yes - Current NO - Privately-Owned Available 0 0 4 4 Vacant SAN PABLO 1958 MASON ST - SAN PABLO 92555 411-170-020-1 Low Density ResidentialR-1 0 12 0.064427536 Residential Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 Single family house SAN PABLO 13742 SAN PABLO AVE - SAN PABLO 92555 417-120-019-1 Commercial Mixed UseSP2 20 60 0.656075687 Commercial Yes - Current NO - Privately-Owned Available Not Used in Prior Housing Element 30 0 0 30 Furniture store SAN PABLO 13831 SAN PABLO AVE - SAN PABLO 92555 411-330-041-4 Mixed Use Center SP2 20 60 2.39674013 Vacant Yes - Current YES - City-Owned Pending Project Not Used in Prior Housing Element 99 1 0 100 Vacant public/Institutional. New APN and acreage included.

SAN PABLO 2036 21ST ST - SAN PABLO 92555 411-202-040-1 Low Density ResidentialR-1 0 12 0.114427847 Residential Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 Single family house under construction SAN PABLO 14008 SAN PABLO AVE - SAN PABLO 92555 411-350-029-4 High Density ResidentialSP2 20 60 0.262763303 Residential Yes - Current NO - Privately-Owned Available 0 4 8 12 Apartment building, built in 1963. Large parking lot. In San Pablo Ave Specific Plan.

SAN PABLO 2364 ROAD 20 - SAN PABLO 92555 416-120-029-2 High Density ResidentialSP2 20 60 1.026820285 Commercial Yes - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 7 0 57 64 Vacant site with single family dwelling structure SAN PABLO 2697 EL PORTAL DR - SAN PABLO 92555 416-073-004-2 Commercial Mixed UseCMU 0 50 0.512349514 Commercial Yes - Current NO - Privately-Owned Available Not Used in Prior Housing Element 23 0 0 23 Automotive car sales. 2640 sqft building on 0.51 acre lot.

SAN PABLO 5590 MORROW DR - SAN PABLO 92555 420-052-007-2 Medium Density ResidentialR-2 0 18 0.149540022 Vacant Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 Vacant SAN PABLO None BRENTZ LN - SAN PABLO 92555 420-053-012-1 Low Density ResidentialR-1 0 12 0.13139461 Vacant Yes - Current NO - Privately-Owned Available 0 0 2 2 Vacant SAN PABLO None BRENTZ LN - SAN PABLO 92555 420-053-013-9 Low Density ResidentialR-1 0 12 0.143239781 Vacant Yes - Current NO - Privately-Owned Available 0 0 2 2 Vacant SAN PABLO None BRENTZ LN - SAN PABLO 92555 420-053-014-7 Low Density ResidentialR-1 0 12 0.171435458 Vacant Yes - Current NO - Privately-Owned Available 0 0 2 2 Vacant SAN PABLO None BRENTZ LN - SAN PABLO 92555 420-054-002-1 Low Density ResidentialR-1 0 12 0.189044706 Vacant Yes - Current NO - Privately-Owned Available 0 0 2 2 Vacant SAN PABLO None BRENTZ LN - SAN PABLO 92555 420-054-001-3 Low Density ResidentialR-1 0 12 0.226872572 Vacant Yes - Current NO - Privately-Owned Available 0 0 3 3 Vacant SAN PABLO None PARKVIEW TERRACE DR - SAN PABLO 92555 420-210-043-6 Medium Density ResidentialR-2 0 18 0.359218399 Vacant Yes - Current NO - Privately-Owned Available 0 6 0 6 Vacant SAN PABLO None HILLCREST RD - SAN PABLO 92555 420-100-006-6 Medium Density ResidentialR-2 0 18 0.609344748 Vacant Yes - Current NO - Privately-Owned Available 0 11 0 11 Vacant SAN PABLO None 19TH ST - SAN PABLO 92555 412-260-015-0 Low Density ResidentialR-1 0 12 0.115654234 Vacant Yes - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant0 0 1 1 Vacant SAN PABLO 14375 SAN PABLO AVE - SAN PABLO 92555 412-240-033-8 Residential Mixed Use SP2 20 60 0.237907643 Commercial Yes - Current NO - Privately-Owned Available 0 2 6 8 Check cashing business, built in 1971. 1246 building sqft. Surface parking lot.

SAN PABLO 14433 SAN PABLO AVE - SAN PABLO 92555 412-230-009-0 Residential Mixed Use SP2 20 60 0.05914806 Vacant Yes - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant0 1 2 3 Vacant SAN PABLO None SAN PABLO AVE - SAN PABLO 92555 412-230-008-2 Residential Mixed Use SP2 20 60 0.05538444 Vacant Yes - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant0 1 2 3 Vacant SAN PABLO None SAN PABLO AVE - SAN PABLO 92555 412-230-007-4 Residential Mixed Use SP2 20 60 0.058346128 Vacant Yes - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant0 1 2 3 Vacant SAN PABLO None SAN PABLO AVE - SAN PABLO 92555 412-230-006-6 Residential Mixed Use SP2 20 60 0.055992578 Vacant Yes - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant0 1 2 3 Vacant SAN PABLO 14451 SAN PABLO AVE - SAN PABLO 92555 412-230-005-8 Residential Mixed Use SP2 20 60 0.118183619 Vacant Yes - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant0 1 2 3 Vacant SAN PABLO None SAN PABLO AVE - SAN PABLO 92555 412-230-004-1 Residential Mixed Use SP2 20 60 0.053263233 Vacant Yes - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant0 0 0 3 Vacant SAN PABLO 2250 BROADWAY AVE - SAN PABLO 92555 412-230-029-8 Residential Mixed Use SP2 20 60 0.255933099 Commercial Yes - Current NO - Privately-Owned Available 0 2 6 8 Donut shop, built 1989.

SAN PABLO 14560 SAN PABLO AVE - SAN PABLO 92555 416-170-005-1 High Density ResidentialSP2 20 60 1.293049574 Educational/institutional/religiousYes - Current NO - Privately-Owned Available Not Used in Prior Housing Element 78 0 0 78 Church/Religious Facility SAN PABLO None MESA BUENA AVE - SAN PABLO 92555 413-063-028-0 Low Density ResidentialR-1 0 12 0.14579414 Vacant Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 Vacant SAN PABLO 2846 12TH ST - SAN PABLO 92555 412-120-024-2 Low Density ResidentialR-1 0 12 0.116698511 Residential Yes - Current NO - Privately-Owned Pending Project 0 0 1 1 Single Family Residential SAN PABLO 2432 22ND ST - SAN PABLO 92555 412-240-058-5 Residential Mixed Use SP2 20 60 0.113331363 Vacant Yes - Current NO - Privately-Owned Pending Project 0 0 4 4 Vacant SAN PABLO 14341 SAN PABLO AVE - SAN PABLO 92555 412-240-051-0 Residential Mixed Use SP2 20 60 0.27321967 Commercial Yes - Current NO - Privately-Owned Available 0 2 6 8 Medical office, built in 1934. Building size 1826 sqft.

SAN PABLO 2442 22ND ST - SAN PABLO 92555 412-240-057-7 Residential Mixed Use SP2 20 60 0.104900252 Vacant Yes - Current NO - Privately-Owned Pending Project 0 0 4 4 Vacant SAN PABLO 2555 EL PORTAL DR - SAN PABLO 92555 416-140-047-0 Neighborhood CommercialNC 0 21 1.859962273 Vacant Yes - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 54 0 0 54 Vacant SAN PABLO 14400 SAN PABLO AVE - SAN PABLO 92555 416-150-012-1 Residential Mixed Use SP2 20 60 0.578292791 Commercial Yes - Current NO - Privately-Owned Available Not Used in Prior Housing Element 21 0 0 21 Restaurant with large parking lot.

SAN PABLO 2650 MARKET AVE - SAN PABLO 92555 527-061-004-0 Low Density ResidentialR-1 0 12 0.373115592 Commercial Yes - Current NO - Privately-Owned Available 0 0 4 4 Event rental space, surrounded by residential uses.

Table C: Land Use, Table Starts in A2
Zoning Designation
From Table A, Column G
and Table B, Columns L and N (e.g., "R-1")
General Land Uses Allowed (e.g., "Low- density residential")
R-1 Single-family homes on individual parcels
R-2 Single-family and two-family homes (duplexes)
R-3 Medium-density multifamily dwellings characterized by a mix of housing types, including townhouses, apartments, and condominiums.

R-4 High-density multifamily dwellings in select locations characterized by a mix of housing types, including single-family homes, two-family homes, townhouses, apartments, and condominiums NC Small-scale commercial uses that primarily provide convenience, personal services, and social services. Sites on the inventory with this base designation are located in the PDA Overlay zone (see below).

CR Large-scale commercial uses that provide opportunities commercial that serve a very large geographic area. Sites on the inventory with this base designation are located in the PDA Overlay zone (see below).

CMU Commercial uses with allowance for vertical or horizontal integration of retail, office, residential, and/or public uses IMU Light manufacturing, distribution, sales, and services with ancillary commercial and office space uses. Sites on the inventory with this base designation are located in the PDA Overlay zone (see below).

SP1 Neighborhood-serving retail use with residential use on upper levels; office use and stand alone residential SP2 Low Density residential, medium density residential, high density residential, mixed use, commercial mixed use, residential mixed use, neighborhood commercial, regional commercial, entertainment overlay, public instituional, parks/recreation PDA Permits residential development at between 20 and 60 dwelling units per acre on all sites in the district. Additional standards for height and development density are also established, and the standards of the PDA overlay prevail in cases of conflict with the base designation. PDA overlay applies on sites located within one-quarter mile of an existing or planned light rail/streetcar station or bus rapid transit station.

Appendix B
Housing Needs Assessment
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-i
Table of Contents
Appendix B: San Pablo Housing Needs Assessment ...................................................... B-1 B.1 Community Profile .......................................................................................................................... B-1 B.2 Population Characteristics ............................................................................................................ B-2 B.3 Household Characteristics ........................................................................................................... B-5 B.4 Employment ...................................................................................................................................... B-7 B.5 Special Needs Groups .................................................................................................................... B-7 B.6 Housing Market Characteristics ................................................................................................ B-26 B.7 Housing Costs and Affordability ................................................................................................ B-38 B.8 Assisted Housing at Risk of Conversion ................................................................................. B-45 B.9 Energy Conservation .................................................................................................................... B-47 B.10 Key Findings ................................................................................................................................... B-49 List of Figures
Map B-1: Substandard Housing Conditions - Renter-Occupied Households ................................ B-36 Map B-2: Substandard Housing Conditions – Owner-Occupied Households ............................... B-37 List of Charts and Tables
Chart B-1: San Pablo and Surrounding Areas Population Growth, 1990-2020 .................................. 2 Table B-2: Population by Age, San Pablo (2000-2019) .............................................................................. 3 Table B-3: Population by Race, San Pablo (2000-2019) ............................................................................ 4 Table B-4: San Pablo and Surrounding Areas Households by Household Size, 2019 ........................ 5 Table B-5: San Pablo and Surrounding Areas Household Type, 2019 ................................................... 5 Table B-6: HUD Income Levels by Household Size (Oakland-Fremont, CA HUD Metro FMR Area, 2021) .......................................................................................................................................... 6 Table B-7: San Pablo and Surrounding Areas Households by Household Income Level .................. 7 Table B-8: San Pablo and Surrounding Areas Employment by Industry (2019) .................................. 7 Table B-10: Household Income Distribution by Race (San Pablo) ......................................................... 8 Table B-9: Extremely Low-Income Households in San Pablo by Tenure1 and Cost Burden ............ 9 Table B-11: Poverty Status by Race (San Pablo) ......................................................................................... 9 Table B-12: Older Adult and Youth Population by Race (San Pablo) .................................................. 10 City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-ii
Table B-13: Older Adult Households1 by Income and Tenure (San Pablo) ....................................... 11 Table B-14: Cost-Burdened Older Adult Households1 by Income Level (San Pablo) ..................... 11 Table B-15: Older adults (Age 65 and Over) by Type of Disability (San Pablo) ............................... 13 Table B-16: Older Adult Housing ................................................................................................................ 14 Table B-17: San Pablo Disability by Type ................................................................................................... 15 Table B-18: San Pablo Population with Developmental Disabilities by Residence1 .......................... 17 Table B-19: San Pablo Household Size by Tenure ................................................................................... 18 Chart B-3 Households by Household Size in San Pablo and Surrounding Areas ............................. 18 Chart B-4: San Pablo Household Size by Household Income Level ..................................................... 19 Table B-20: San Pablo Cost Burden by Household Size ......................................................................... 20 Table B-21: San Pablo Household Type by Tenure ................................................................................. 21 Table B-22: San Pablo Female-Headed Households by Poverty Status1 ............................................. 21 Table B-23: Homelessness by Household Type and Shelter Status in Contra Costa County ...... 22 Table B -24: Racial/Ethnic Group Share of General and Homeless Population in Contra Costa County 23
Chart B-5: Farm Labor in Contra Costa County, 2002-2017 ............................................................... 24 Table B-25: Migrant Worker Student Population1 ................................................................................... 25 Chart B-6: San Pablo Household Tenure, 2000 – 2019 .......................................................................... 26 Table B-26: San Pablo and Surrounding Areas Household Tenure, 2019 .......................................... 27 Chart B-7: San Pablo Housing Tenure by Age, 2019 ............................................................................... 28 Chart B-8: San Pablo Housing Tenure by Year Moved to Current Residence ................................ 29 Table B-27: San Pablo Housing Tenure by Race/Ethnicity, 2019 Error! Bookmark not defined.

Table B-28: San Pablo Housing Tenure by Income Level, 2019 . Error! Bookmark not defined.

Table B-29: San Pablo Housing Tenure by Housing Type, 2019 ........................................................... 30 Table B-30: San Pablo Housing Type Trends, 2010 – 2020 .................................................................. 31 Table B-31: Overcrowding1 Severity by Region ....................................................................................... 31 Chart B-9: Overcrowding by Tenure and Severity in San Pablo .......................................................... 32 Table B-32: Overcrowding1 by Income Level and Severity in San Pablo ............................................ 32 Chart B-10: Overcrowding by Race/Ethnicity in San Pablo ................................................................... 33 Table B-33: Cost-Burdened Households in San Pablo by Income and Tenure1 ................................ 34 Table B-34: San Pablo Vacant Units by Type, 2019 ................................................................................. 35 Table B-35: Housing Permitting in San Pablo, 2015 – 2020 ................................................................... 35 Chart B-11: Age of San Pablo Housing Stock ............................................................................................ 36 Table B-36: San Pablo Substandard Housing Issues ................................................................................. 37 City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-iii
Table B-37: San Pablo Housing Affordability by Income Group ........................................................... 39 Chart B-12: San Pablo and Regional Area Zillow Home Value Index (ZHVI), 2001 – 2020 ........ 40 Chart B-13: San Pablo and Regional Area Owner-Occupied Unit Values, 2019 .............................. 41 Table B-38: San Pablo Zillow Home Value Index (ZHVI), 2010 - 2020 ............................................. 42 Table B-39: San Pablo and Regional Area Rents1, 2009 – 2019 ............................................................ 42 Chart B-14: Ownership Affordability Gap for the Typical Household ............................................... 43 Chart B-15: Contract Rents for Renter-Occupied Units, 2019 ............................................................ 44 Table B-40: San Pablo Monthly Gross Rental Rates, 2019 ..................................................................... 44 Chart B-16: Rental Affordability Gap for the Typical Household ........................................................ 45 Table B-41: Assisted Units at Risk of Conversion ................................................................................... 46 Table B-42: San Pablo Assisted Housing Inventory .................................................................................. 46 Table B-43: Typical Development Costs of Affordable Housing .......................................................... 47 Table B-44: Qualified Entities in Contra Costa County ......................................................................... 48

City of San Pablo 2023-31 | Housing Element Update Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-1
Appendix B: San Pablo Housing Needs Assessment
This section examines the current population characteristics and housing conditions of San Pablo and forecasts anticipated population and household growth.. Both local and regional changes since the previous Housing Element are assessed to provide the full scope of housing needs. Analysis in each of the sections below informs the housing programs and policies provided in a subsequent chapter of this Housing Element that will address the housing needs of the city.

The Association of Bay Area Governments-Metropolitan Transportation Commission (ABAG-MTC) has produced Local Housing Needs Data packets for jurisdictions in the ABAG -MTC region that have been pre-approved by the State Department of Housing and Community De velopment (HCD). These data packets largely rely on 2015- 2019 five-year American Community Survey (ACS) and 2013 -2017 Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) estimates, among other sources. Where the ABAG -MTC data packet does not provide sufficient information, alternate data sources are used.

B.1 Community Profile
San Pablo is situated within the western portion of Contra Costa County, inland from the eastern shore of San Pablo Bay. It is an enclave, largely surrounded by the City of Richmond and bordered by the unincorporated community of North Richmond to the west. Interstate 80 passes through the eastern portion of the San Pablo in a north -south direction, and the city is conveniently located minutes driving distance away from the Bay Area cultural centers of Berkeley, Oakland and San Francisco. Prominent geographic features in the area include ridges of the Wildcat Canyon Park, which forms a backdrop to the city to the east, and the waters of San Pablo Bay to the northwest.

The city exhibits the characteristics common in many Bay Area cities: it is nearly fully developed with little or no land separating city limits from adjacent urban development. Within the city limit there are 1,667.3 acres (2.6 square miles) of land, including residential, commercial, and industrial developments, as well as public facilities, including parks and schools. The city has excellent access to the regional transportation network and is a thriving community with a diverse population and relatively lower housing costs compared to the wider Bay Area. The majority of land is San Pablo is built-out with a high proportion of established, small-lot single-family neighborhoods. The City is undertaking an update to its General Plan in tandem with this Housing Element to promote a land use pattern and policies that will help to accelerate housing production, especially for higher density infill development, “missing middle” housing options, and accessory dwelling units (ADUs) is single -family areas. The planning area considered in this update, including both the city and its sphere of influence, is depicted in Map 2-1.

City of San Pablo 2023-31 | Housing Element Update Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-2
B.2 Population Characteristics
According to the California Department of Finance (DOF), the total population of San Pablo in 2020 was 31,413, an increase of 7.8 percent since 2010 (29,139). ABAG-MTC has provided DOF estimates of population growth indexed to the population in the year 1990 for San Pablo and surrounding regions.

Shown in Chart B-1, these data points represent the population growth in each of the geographies relative to their populations in 1990. The break between 2009 and 2010 is due to the differences between population estimates in 2009 and census counts in 2010. DOF uses the decennial census to benchmark subsequent population estimates. As evidenced in the plot, San Pablo has seen a lower relative growth rate than both Contra Costa County and the Bay Area during the 1990 to 2020 period.

ABAG projects that by 2040 the population of San Pablo will increase to 34,090, a n 8.1 percent increase from the current 2020 population of 31,413 as shown in Table B-1.

Table B-1: San Pablo Projected Population (2010-2040)
2010 2015 2020 2025 2030 2035 2040
29,730 30,430 31,555 32,330 32,845 33,450 34,090
Source: Association of Bay Area Governments, Projections 2040

Chart B-1: San Pablo and Surrounding Areas Population Growth, 1990-2020 100
105
110
115
120
125
130
135
140
145
150
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
Index (Year %s = Index 100)
Index
San Pablo
Index
Contra Costa County
Index
Bay Area
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-3

POPULATION BY AGE
Current and future housing needs are usually determined , in part, by the age characteristics of a community’s residents. Each age group has distinct lifestyles, family type and size, incomes, and housing preferences. Consequently, evaluating the age characteristics of a community is important in determining its housing needs.

According to the 2019 ACS five-year estimates, the city’s median age is 33.5, which is 6.2 years younger than Contra Costa County’s median age of 39.7 . The difference in median age suggests that San Pablo has a younger population than the overall population of Contra Costa County. Despite this, the data in Table B- 2 confirms that older age groups in San Pablo are nonetheless growing to hold a larger share of the overall population; 8.7 percent of the population was age 65 and over in 2000 compared to 10.1 percent in 2019.

This data from ABAG-MTC is based on U.S. Census and American Community Survey five-year data.

An increase in the older population may mean there is a developing need for more older adult housing options. There has also been a move by many to age-in-place or downsize to stay within their communities, which can mean more multifamily and accessible units are also needed.

Age Group
2000 2010 2019
Number Percent Number Percent Number Percent
0-4 years 2,738 9.1% 2,414 8.3% 1,861 6.0%
5-14 years 5,448 18.0% 4,497 15.4% 4,305 13.9%
15-24 years 4,687 15.5% 4,566 15.7% 5,117 16.5%
25-34 years 5,142 17.0% 4,617 15.8% 4,838 15.6%
35-44 years 4,478 14.8% 4,117 14.1% 4,446 14.4%
45-54 years 3,234 10.7% 3,745 12.9% 4,078 13.2%
55-64 years 1,867 6.2% 2,619 9.0% 3,182 10.3%
65-74 years 1,253 4.1% 1,315 4.5% 1,892 6.1%
75-84 years 956 3.2% 816 2.8% 901 2.9%
85+ years 412 1.4% 433 1.5% 347 1.1%
Total 30,215 100% 29,139 100% 30,967 100%
Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015- 2019), Table B03002

RACE AND ETHNICITY
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs. These patterns are shaped by both market factors and government actions, such as exclusionary zoning, discriminatory lending practices and displacement that has occurred over time and continues to impact communities of color today. Since 2000, San Pablo has seen a large increase in its Hispanic or Latinx population from 46.3 percent to 60.1 percent. Both the non-Hispanic White and non- Hispanic Black or African American populations have decreased both in their total numbers and in their share of the city’s overall population since 2000. Table B-3 shows these racial and ethnic trends between 2000, 2010, and 2019. The data is sourced fro m the U.S. Census (for 2000 and 2010) and on American Community Survey five-year data (for 2019).

Table B-2: Population by Age, San Pablo (2000-2019)
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-4
Racial/Ethnic Group
2000 2010 2019
Number Percent Number Percent Number Percent
American Indian or Alaska Native,
Non-Hispanic
125 0.4% 73 0.3% 50 0.2%
Asian / API, Non-Hispanic 5,036 17.3% 4,437 15.2% 5,446 17.6% Black or African American, Non-
Hispanic
5,403 18.6% 4,446 15.3% 3,325 10.7%
White, Non-Hispanic 4,886 16.8% 2,944 10.1% 2,386 7.7%
Other Race or Multiple Races, Non-
Hispanic
167 0.6% 777 2.7% 1,138 3.7%
Hispanic or Latinx 13,490 46.3% 16,462 56.5% 18,622 60.1% Total 29,107 100% 29,139 100% 30,967 100%
Source: ABAG-MTC Housing Needs Data Workbook, 2021
Furthermore, as seen in Chart B -2, San Pablo has a much larger non -White population than when compared to its surrounding areas. This chart also shows that despite the shrinking of San Pablo’s non - Hispanic Black or African American population since 2000, th ese racial/ethnic groups still makes up a greater proportion of the city’s population compared to Contra Costa County and the Bay Area.

Chart B-2: San Pablo and Surrounding Area Population by Race /Ethnicity , 2019 Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002)
Looking at the older adult and youth population by race can add an additional layer of understanding, as families and older adults of color are even more likely to experience challenges finding affordable housing.

People of color8 make up 59.1% of older adults and 62.0% of youth under 18 (see Figure 3).

Table B-3: Population by Race, San Pablo (2000-2019)

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-5
B.3 Household Characteristics

HOUSEHOLD SIZE
According to ACS five-year estimates data, the average household size in San Pablo i n 2019 was around

3.31 persons, a slight increase from 3.26 persons in 2010. San Pablo’s average is higher than the average for Contra Costa County as a whole (2.87). As seen in Table B- 4, San Pablo has a much larger share of households of five or more persons (22.3 percent) than either the county (12.4 percent) or the Bay Area (10.8 percent).

Household Size
San Pablo Contra Costa County Bay Area
Number Percent Number Percent Number Percent
1-Person Household 1,961 21.3% 86,232 21.8% 674,587 24.7% 2-Person Household 1,860 20.2% 124,699 31.6% 871,002 31.9% 3-4-Person Household 3,344 36.3% 135,005 34.2% 891,588 32.6% 5-Person or More Household 2,056 22.3% 48,833 12.4% 294,257 10.8% Total 9,221 100% 394,769 100% 2,731,434 100%
Source: ABAG-MTC Housing Needs Data Workbook, 2021

HOUSEHOLD CHARACTERISTICS
A summary of household characteristics in San Pablo, Contra Costa County, and the Bay Area is provided in Table B-5. A family household is a household consisting of two or more people residing together and related by birth, marriage, or adoption. A non -family household consists of a householder living alone (a one-person household) or where the householder shares the home exclusively with people to whom they are not related. According to the ACS data (2015-2019) as analyzed by ABAG-MTC, the greatest share (42.9 percent) of households in San Pablo are married-couple family households. Overall, family households account for 73.8 percent of households in San Pablo , which is on par with Contra Costa County (72.2 percent) and somewhat higher than that of the Bay Area (66.4 percent). However, San Pablo has a greater share of single-parent households (30.9 percent) than either Contra Costa County (17.1 percent) or the Bay Area (15.2 percent).

Table B-4: San Pablo and Surrounding Areas Households by Household Size, 2019 Table B-5: San Pablo and Surrounding Areas Household Type, 2019 Household Types
San Pablo Contra Costa County Bay Area
Number Percent Number Percent Number Percent
Female-Headed Family Households 1,919 20.8% 48,256 12.2% 283,770 10.4% Male-headed Family Households 931 10.1% 19,180 4.9% 131,105 4.8% Married-couple Family Households 3,959 42.9% 217,370 55.1% 1,399,714 51.2% Other Non-Family Households 451 4.9% 23,731 6.0% 242,258 8.9% Single-person Households 1,961 21.3% 86,232 21.8% 674,587 24.7% Total 9,221 100% 394,769 100% 2,731,434 100%
Source: ABAG-MTC Housing Needs Data Workbook, 2021
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-6

HOUSEHOLD INCOME
Household income is one of the most significant factors affecting housing choice and opportunity. Income largely determines a household’s ability to purchase or rent housing. While higher-income households have more discretionary income to spend on housing, lower- and moderate-income households are limited in the range of housing they can afford and are more often renters. Typically, as household income decreases, cost burdens and overcrowding increase.

For the purpose of evaluating housing affordability, housing need, and eligibility for housing assistance, income levels are defined by guidelines adopted each year by the California State Department of Housing and Community Development (HCD). For Contra Costa County, the applicable Area Median Income (AMI) for a family of four in 2021 is $125,600. HUD has defined the following income categories for Contra Costa County, based on the median income for a household of four persons for 2021:
• Extremely low-income: 30 percent of AMI and below ($0 to $41,100) • Very low-income: 31 to 50 percent of AMI ($41,101 to $68,500) • Low-income: 51 to 80 percent of AMI ($68,501 to $109,600) • Moderate-income: 81 to 120 percent of AMI ($109,601 to $150,700) • Above moderate-income: 120 percent or more of AMI ($150,701 or more) Table B-6 shows the HUD definitions for Contra Costa County’s maximum annual income level for each income group, adjusted by household size. For the purposes of defining income limits, HUD combines Contra Costa County with Alameda County in the “Oakland-Fremont, CA HUD Metro Fair Market Rent (FMR) Area.” This data is used when determining a household’s eligibility for federal, state, or local housing assistance and used when calculating the maximum affordable housing payment for renters and buyers.

Maximum Income Level
Household Size Extremely Low Very Low Low Median Moderate 1 Person $28,800 $47,950 $76,750 $87,900 $105,500
2 Persons $32,900 $54,800 $87,700 $100,500 $120,550
3 Persons $37,000 $61,650 $98,650 $113,050 $135,650
4 Persons $41,100 $68,500 $109,600 $125,600 $150,700
5 Persons $44,400 $74,000 $118,400 $135,650 $162,750
6 Persons $47,700 $79,500 $127,150 $145,700 $174,800
7 Persons $51,000 $84,950 $135,950 $155,750 $186,850
8 Persons $54,300 $90,450 $144,700 $165,800 $198,900
Source: HUD Income Limits 2021
Table B-6: HUD Income Levels by Household Size (Oakland-Fremont, CA HUD Metro FMR Area, 2021)
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-7
The ABAG-MTC Housing Needs Data Workbook for 2021 divides San Pablo’s population by HUD income levels. The Data Workbook relies on data from the HUD Comprehensive Housing Affordability Strategy 2013-2017 release. This income data is based on the ACS 2013 -2017 estimates, and thus does not align exactly with categories assigned to the 2021 HUD established income levels. Table B-7 provides this data.

While Contra Costa County and the Bay Area overall have relatively similar distributions of households at each income level, San Pablo has a much greater share of households that made less than 100 percent of AMI (79.2 percent) than either the county (46.2 percent) or the Bay Area (47.7 percent). In fact, the plurality of households in San Pablo (28.5 percent) made between zero and 30 percent of AMI.

San Pablo Contra Costa County Bay Area
Number Percent Number Percent Number Percent
0%-30% of AMI 2,642 28.5% 52,435 13.5% 396,952 14.7%
31%-50% of AMI 1,928 20.8% 43,925 11.3% 294,189 10.9%
51-80% of AMI 1,859 20.1% 46,960 12.1% 350,599 13.0%
81%-100% of AMI 960 10.4% 36,544 9.4% 245,810 9.1%
>100% of AMI 1,868 20.2% 209,755 53.8% 1,413,483 52.3%
Total 9,257 100% 389,619 100% 2,701,033 100%
Source: ABAG-MTC Housing Needs Data Workbook, 2021
B.4 Employment
T t here are 14,728 persons in the labor force in San Pablo . As seen in Table B-8 , the largest industry represented among San Pablo workers is Health and Educational Services (33. 8 percent). Compared to Contra Costa County and the Bay Area, employees in the Financial and Professional Services account for significantly less of San Pablo’s employment distribution (12.8 percent) than that of the county (24.7 percent) and the Bay Area overall (25.8 percent). On the other hand, San Pablo has a gre ater share of its workforce represented in the Construction industry (13.4 percent) than either the county (7.2 percent) or the Bay Area overall (5.6 percent).

Table B-7: San Pablo and Surrounding Areas Households by Household Income Level Table B-8: San Pablo and Surrounding Areas Employment by Industry (2019) San Pablo Contra Costa County Bay Area
Number Percent Number Percent Number Percent
Agriculture & Natural Resources 183 1.2% 3,720 0.7% 30,159 0.7% Construction 1,972 13.4% 39,996 7.2% 226,029 5.6%
Financial & Professional Services 1,888 12.8% 138,321 24.7% 1,039,526 25.8% Health & Educational Services 4,985 33.8% 174,990 31.3% 1,195,343 29.7% Information 203 1.4% 14,048 2.5% 160,226 4.0%
Manufacturing, Wholesale, &
Transportation
2,039 13.8% 79,885 14.3% 670,251 16.7%
Retail 1,938 13.2% 56,651 10.1% 373,083 9.3%
Other 1,520 10.3% 51,755 9.3% 329,480 8.2%
Total 14,728 100% 559,366 100% 4,024,097 100%
Source: ABAG-MTC Housing Needs Data Workbook, 2021
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-8
B.5 Special Needs Groups
Certain groups have greater difficulty in finding suitable affordable housing due to their special needs and circumstances. This may be a result of employment and income, family characteristics, disability, or household characteristics. Consequently, certain residents in San Pablo may experience more instances of housing cost burdens, overcrowding, or other housing problems. The categories of special needs addressed in this Element include:
• Extremely low-income households
• Older adult households
• Persons with disabilities, including developmental disabilities • Large households
• Female-headed households
• Persons experiencing homelessness
• Farmworkers

EXTREMELY LOW-INCOME RESIDENTS
California State Housing Law requires local governments to address the needs of “Extremely Low-Income” (ELI) populations, which refers to households with incomes below 30 percent of the Area Median Income (AMI) for the community. In addition to those families making less than 30 percent of AMI, the Federal Poverty Level (FPL) is a threshold established by the federal government that remains constant throughout the country (and thus does not correspond to AMI). Federal statistics ca n also help the City quant ify the extent of the extremely -low income population. The federal government defines poverty as a minimum level of income (adjusted for household size and composition) necessary to meet basic food, shelter, and clothing needs. For 2021, the FPL for a family of four is $26,500, which is less than the $41,100 threshold for 30 percent of AMI. This means that some households that qualify as extremely low-income in San Pablo are not considered as living below the FPL. This is indicative of the higher cost of li ving in San Pablo and the Bay Area overall as compared to other areas of the country.

Racial/Ethnic Group 0%-30%
of AMI
31%-50%
of AMI
51%-80%
of AMI
81%-100%
of AMI
>100%
of AMI
Total
American Indian or Alaska Native,
Non-Hispanic

31.8% 0.0% 68.2% 0.0% 0.0% 100%
Asian/API, Non-Hispanic 25.4% 19.5% 17.0% 10.3% 27.9% 100% Black or African American, Non-
Hispanic

39.7% 15.9% 14.2% 11.8% 18.4% 100%
White, Non-Hispanic 32.5% 18.9% 16.1% 8.8% 23.7% 100%
Other Race or Multiple Races,
Non-Hispanic

29.3% 18.8% 24.4% 5.2% 22.3% 100%
Hispanic or Latinx 24.2% 23.9% 23.6% 10.7% 17.6% 100%
All Households 28.5% 20.8% 20.1% 10.4% 20.2% 100%
Source: ABAG-MTC Housing Needs Data Workbook, 2021
As seen in Table B -9, there are 2,644 extremely low- income households in San Pablo, that fall below 30 percent of AMI. This data is based on the Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) American Community Survey (ACS) tabulation Table B-10: Household Income Distribution by Race (San Pablo) City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-9
2013-2017 release. About 80 percent of extremely low-income households in San Pablo are renter-occupied, where more than 84 percent of renter-occupied ELI households are cost-burdened.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
As seen in Table B-10, 28.5 percent of San Pablo households are extremely low-income (defined as making less than 30 percent of Area Median Income (AMI). Examining household income by racial/ ethnic group, Black or African American (non- Hispanic) households have the highest proportion, nearly 40%, of households with extremely low -incomes. Households that identify as White (non -Hispanic), American Indian or Alaska Native (non -Hispanic), or some other race or multiple races (non -Hispanic) have a prevalence of 32.5 percent, 31.8 percent, and 29.3 percent, respectively, of those who are below 30 percent of AMI. Asian (non-Hispanic) and Hispanic or Latinx households have the lowest prevalence of extremely low-income households at 25.4 percent and 24.2 percent, respectively.

According to ACS 2019 five-year estimates and shown in Table B-11, San Pablo has a poverty rate of 16.3 percent. This is much higher than the poverty rate of 8.7 percent in Contra Costa County overall. Poverty rates have dropped in San Pablo and Contra Costa County overall since 2012, from 19.3 percent and 10.2 percent, respectively. Table B-11 displays the poverty status by race /ethnic group among San Pablo residents. Poverty is highest among those who identify as Black or African American (22.0 percent) and lowest among those who identify as Asian or Asian Pacific Islander (10.4 percent).

Racial/Ethnic Group Percent Below Federal Poverty Line
American Indian or Alaska Native, Hispanic and Non-Hispanic 12.2% Asian/API, Hispanic and Non-Hispanic 10.4%
Black or African American, Hispanic and Non-Hispanic 22.0% White, Hispanic and Non-Hispanic 19.8%
White, Non-Hispanic 21.9%
Other Race or Multiple Races, Hispanic and Non-Hispanic 13.7% Hispanic or Latinx 16.4%
Source: ABAG-MTC Housing Needs Data Workbook, 2021
As described in Table B-28, extremely low-income residents are significantly less likely to be homeowners (19.8 percent are homeowners, and 80.2 percent are renters.) While Extremely-Low-Income household are Table B-9: Extremely Low-Income Households in San Pablo by Tenure1 and Cost Burden Income Category
Renters Owners Total Households2
Number Percent Number Percent Number Percent
Extremely-Low-Income (Under 30% HAMFI2)
No Cost Burden/Not Computed 330 15.6% 180 34.0% 510 19.3% Cost Burden 494 23.4% 160 30.2% 654 24.7%
Severe Cost Burden 1,290 61.0% 190 35.8% 1,480 56.0%
Total 2,114 100% 530 100% 2,644 100%

1. According to HUD, households spending 30 percent or less of their income on housing expenses have no cost burden, households spending 31 to 50 percent of their income have cost burden, and households spending 51 percent or more of their income have severe cost burden.

2. HUD Area Median Family Income (HAMFI).

Table B-11: Poverty Status by Race (San Pablo)
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-10
equally likely to be cost burdened compared to all income groups (24.7 percent, as compared to 25 percent), they are much more likely to be severely cost burdened (56 percent, as compared to 22.1 percent), as shown in Table B-33. A cost burden and extreme cost burden is defined as paying more than 30 percent and more than 50 percent of one’s household income on housing costs, respectively.

As indicated in Appendix E, Fifth Cycle Housing Element Accomplishments, the City of San Pablo 's prepared an Affordable Housing Strategy that identifies policies and strategies for the City of San Pablo to conserve and improve existing housing, support low -income homeowners and buyers, address special needs populations, and increase funding opportunities and leverage the City's existing Low Inco me Housing Fund. In partnership with the San Pablo E conomic Development Corporation, the City created the San Pablo Loan Assistance for Sustainable Housing (SPLASH) Program in 2021 The program offers "silent second loans" of up to 20 percent of the home value for a period of 30 years to qualified low-income first-time home buyers, with priority for first-responders, teachers, seniors, and veterans. Policies Through programs in the Housing Action Plan, including programs 2-I and 3-A Policy 2.4 and Policy 3.5, the City will continue to seek ways to provide permanent housing affordable to extremely low-income households, by supporting funding from the state and federal levels, and take actions to address barriers to the development of such housing.

OLDER ADULT RESIDENTS
In San Pablo, there are 3,140 adults aged 65 or older, which represents approximately 10 percent of the total population of San Pablo. This is lower than the proportion of older aged adults in Contra Costa County as whole, where adults aged 65 or older comprise approximately 17.4 percent of the population. The majority of those older adults in San Pablo identify as some other race or multiple races (40.9 percent). In San Pablo, the proportion of those 65 and older who are either Asian or Black or African American is much greater than it is among younger age groups. In contrast, the proportion of younger residents who identify as White is greater among younger age groups.

As these residents age, housing costs typically increase as residents must to ensure their homes remain accessible and safe. In San Pablo, 42.3 percent of residents aged 62 and over have an income below 30 Table B-12: Older Adult and Youth Population by Race (San Pablo) Age 0-17 Age 18-64 Age 65+
Race Number Percent Number Percent Number Percent
American Indian or
Alaska Native
(Hispanic and Non-
Hispanic)
30 0.4% 86 0.4% 40 1.3%
Asian/API (Hispanic
and Non-Hispanic)
894 11.7% 3,721 18.4% 856 27.3%
Black or African
American (Hispanic
and Non-Hispanic)
563 7.4% 2,374 11.7% 574 18.3%
White (Hispanic
and Non-Hispanic)
3,242 42.5% 6,786 33.6% 387 12.3%
Other Race or
Multiple Races
(Hispanic and Non-
Hispanic)
2,893 38.0% 7,238 35.8% 1,283 40.9%
Total 7,622 100% 20,205 100% 3,140 100%
Source: ABAG-MTC Housing Needs Data Workbook, 2021
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-11
percent of AMI, which is higher than the rate of 28.5 percent found among the overall population in San Pablo. As seen in Table B-13, older adult renters are much more likely to fall into the extremely low-income (zero to 30 percent of AMI) or very low-income (31 to 50 percent of AMI) categories than older adults who own their homes. Strikingly, among renters aged 62 and over, 75.2 percent are considered extremely low- income.

Those As seen in Table B-14, oolder adult households considered low-income (making between 31 and 50 percent of AMI) are the group most likely to be spending more than 50 percent of their overall household income on housing costs (50.9 percent of low-income older adult households). at 50.9 percent. Older adult households who are considered extremely low-income (making less than 30 percent of AMI) are actually less likely than those households considered very low-income to be spending overspend over 50 percent of their income on housing costs (34.3 percent of very- low income older adult households).costs at 34.4 percent .It is possible that this difference is related to increased levels of rental assistance extremely-low- income older adult households receive to offset housing cost -burden; therefore, one strategy to similarly reduce the cost burden that low -income older adult households experience would be to increase rental assistance for low-income older adult households.

Other potential older adult housing needs that may require a specific governmental response include:

Table B-13: Older Adult Households1 by Income and Tenure (San Pablo) Owner Occupied Renter Occupied All Older Adult Households Income Group Number Percent Number Percent Number Percent 0%-30% of AMI 200 19.9% 515 75.2% 715 42.3%
31%-50% of AMI 190 18.9% 85 12.4% 275 16.3%
51%-80% of AMI 243 24.2% 45 6.6% 288 17.0%
81%-100% of AMI 104 10.3% 25 3.6% 129 7.6%
>100% of AMI 269 26.7% 15 2.2% 284 16.8%
Total 1,006 100% 685 100% 1,691 100%
Notes:

1. For the purposes of this table, ABAG-MTC considers older adult households to be those with a householder who is aged 62 or older.

Source: ABAG-MTC Housing Needs Data Workbook, 2021
Table B-14: Cost-Burdened Older Adult Households1 by Income Level (San Pablo) % of Income Used
for Housing Costs
Extremely Low-
Income
(0%-30% of
AMI)
Very Low-
Income
31%-50% of
AMI
Low-Income
51%-80% of
AMI
Moderate
Income
81%-12000%
of AMI
Above
Moderate
Income
>12000% of
AMI
<30% of Income 32.9% 25.5% 64.2% 77.5% 95.1%
30%-50% of Income 32.9% 23.6% 33.0% 14.7% 4.9%
>50% of Income 34.3% 50.9% 2.8% 7.8% 0.0%
Total 100% 100% 100% 100% 100%
Notes:

1. For the purposes of this table, ABAG-MTC considers older adult households to be those with a householder who is aged 62 or older.

Source: ABAG-MTC Housing Needs Data Workbook, 2021
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-12
• Assisted living facilities . Assisted living facilities provide older adult residents with the opportunity to maintain an independent housing unit while receiving needed medical services and social support. Congregate care facilities include housing with medical and health services. • Relocation assistance. Some older adult residents need assistance in relocating to a dwelling that better suits their space and income needs.
• Mobility impairment . Mobility -impaired older adult residents requiring special accessibility features in their dwelling units. Mobility impairment may require that special accessibility features be included in the design and construction of a home. Mobility impairment can also create a need for a living arrangement that includes health, meals, cleaning, and/or other services as part of the housing package. A number of living arrangements are possible, from older adult citizen developments with individual dwelling units to assisted living facilities to 24-hour support services.

Table B-15 shows the prevalence of different types of disabilities among older adults over age 65 in San Pablo . The most prevalent type of disability is ambulatory difficulty, experienced by 2 4.9 percent of San Pablo older adult percents. An ambulatory difficulty refers to a mobility impairment that causes significant difficulty walking or climbing stairs.

Disability Percentage of Older adults
With an ambulatory difficulty1 24.9%
With an independent living difficulty2 17.8%
With a hearing difficulty3 9.4%
With a self-care difficulty4 9.4%
With a cognitive difficulty5 9.2%
With a vision difficulty6 4.5%
Notes:

1. Ambulatory difficulty refers to having serious difficulty walking or climbing stairs.

2. Independent living difficulty refers to having difficulty doing errands alone due to a physical, mental, or emotional problem.

3. Hearing difficulty refers to those who are deaf or have serious difficulty hearing.

4. Self-care difficulty refers to having difficulty bathing or dressing.

5. Cognitive difficulty refers to having difficulty remembering, concentrating or making decisions due to a physical, mental, or emotional problem.

6. Vision difficulty refers to those who are blind or have serious difficulty seeing.

Source: ABAG-MTC Housing Needs Data Workbook, 2021

Table B-15: Older adults (Age 65 and Over) by Type of Disability (San Pablo) City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-13
Older Adult Housing
In addition to rental assistance other potential older adult housing needs that may require a specific governmental response include:
• Assisted living facilities . Assisted living facilities provide older adult residents with the opportunity to maintain an independent housing unit while receiving needed medical services and social support. Congregate care facilities include housing with medical and health services. See Table B-16 for existing older adult housing facilities in San Pablo and following discussion for analysis of housing need.
• Relocation assistance. Some older adult residents need assistance in relocating to a dwelling that better suits their space and income needs. There are curr ently no programs in San Pablo for subsidized relocation assistance.
• Mobility impairment . Mobility -impaired older adult residents requiring special accessibility features in their dwelling units. Mobility impairment may require that special accessibility features be included in the design and construction of a home. Mobility impairment can also create a need for a living arrangement that includes health, meals, cleaning, and/or other services as part of the housing package. Different living arrangements may accommodate these needs, from older adult citizen developments with individual dwelling units to assisted living facilities to 24-hour support services. Table B-15 shows the prevalence of different types of disabilities among older adults over age 65 in San Pablo. The most prevalent type of disability is ambulatory difficulty, which refers to a mobility impairment that causes significant difficulty walking or climbing stairs. Ambulatory difficulties are experienced by 24.9 percent of San Pablo older adults, which is significantly higher than the prevalence of ambulatory difficulties among the population of San Pablo as a whole (5.9 percent). The prevalence of older adult populations in San Pablo experiencing ambulatory difficulties and other mobility impairments indicates a need for accessible housing options that are equipped with accessibility features such as ramps or elevators, particularly if units are more than one story. Programs to improve design accessibility of housing in San Pablo are discussed below.

1. Ambulatory difficulty refers to having serious difficulty walking or climbing stairs.

2. Independent living difficulty refers to having difficulty doing errands alone due to a physical, mental, or emotional problem.

3. Hearing difficulty refers to those who are deaf or have serious difficulty hearing.

4. Self-care difficulty refers to having difficulty bathing or dressing.

5. Cognitive difficulty refers to having difficulty remembering, concentrating or making decisions due to a physical, mental, or emotional problem.

6. Vision difficulty refers to those who are blind or have serious difficulty seeing.

Source: ABAG-MTC Housing Needs Data Workbook, 2021
Table B-15: Older adults (Age 65 and Over) by Type of Disability (San Pablo) City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-14

Currently, San Pablo has 427 units and 280 State licensed beds specifically reserved for older adult housing (Table B-16). Of that total, 254 units are restricted to be affordable. Given that many older adults prefer to “age in place” and live independently in their own homes as long as they can, senior housing typically caters primarily to residents who are 85 years and older, and the existing units may be adequate for current populations in that cohort . However, the City will continue to support the construction of older adult housing, particularly in locations near services such as shopping, medical care, and r ecreation, to prepare for the aging population.

Facility Name Address Units Licensed
Beds
Affordable Project Type
Brooksdale San Pablo 13956 San Pablo 94806 - 140 Yes Apartment (assisted living)
Casa Adobe Senior
Housing
1924 Church Lane 94806 53 - Yes (low-
income)
Apartment
El Portal Gardens 14041 San Pablo Ave 94806 80 - Yes (low- income)
Apartment
Emeritus at Creekside
Lodge
13956 San Pablo 94806 116 140 Yes Apartment
(assisted living)
Judson Homes 1320 Road 20 94806 56 - Yes (low-
income)
Apartment
Kidd Manor 100 Austin Court 94806 40 - Yes (low-
income)
Apartment
Monte Vista 13728 San Pablo Ave 94806 82 - Yes (low-
income)
Apartment
Total 427 280
Source: City of San Pablo, 2021
The Housing Action Plan includes a number of programs to address housing needs for older adults in San Pablo. Program 1- M ( Accessory Dwelling Units) in the Housing Action Plan will help create more affordable housing opportunities for older adults and by promoting smaller, more affordable options in San Pablo. Additionally, ADUs also provide opportunities for intergenerational living arrangements that can allow older adults to maintain independence while receiving support from family members on the same property. Additionally, Program 3-A (Housing for Extremely Low-Income Households and Special Needs Groups) is intended to facilitate production of affordable housing, including units targeted to extremely low income (ELI) households, which will help address housing needs for large proportion of older adult renters (75 percent) who live in extremely low -income households. Additional programs are included in the Housing Action Plan to streamline permitting for residential care facilities for older adults (Program 3- D: Zoning for Residential Care Facilities) and assist with home renovations to make housing more compatible with housing needs of older adults (Program 4-A: County Programs for Home Renovations and Rehabilitation).

Table B-16: Older Adult Housing
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-15

PERSONS WITH DISABILITIES
Persons with disabilities have physical or mental impairments that require special housing designed for self- sufficiency. According to 2019 American Community Survey estimates compiled by ABAG, 3,685 persons (12.0 percent of the non-institutionalized population) in San Pablo had a disability. This proportion is about equivalent to Contra Costa County (11.2 percent) and slightly higher than that of the Bay Area (9.6 percent).

Disability can further be broken down into six categories. The Census Bureau provides the following definitions for these disability types:
• Hearing difficulty: deaf or has serious difficulty hearing. • Vision difficulty: blind or has serious difficulty seeing even with glasses. • Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions. • Ambulatory difficulty: has serious difficulty walking or climbing stairs. • Self-care difficulty: has difficulty dressing or bathing. • Independent living difficulty: has difficulty doing errands alone such as visiting a doctor’s office or shopping.

These disability types are counted separately and are not mutually exclusive, as an individual may report more than one disability; thus, these counts should not be summed. Table B-17 provides a breakdown of San Pablo’s adult population by disability type. The most prevalent disability was ambulatory difficulty at

5.9 percent, closely followed by cognitive difficulty at 5.2 percent . Accordingly, there is a need for accessible housing in San Pablo that can accommodate these disabilities, including housing that is both designed to accommodate mobility impairments and where supervision and assistance may be provided. Features of accessible housing design are described later in this section.

Disability Percentage of the Civilian Non-Institutionalized Population Aged 18 and Over With an ambulatory difficulty 5.9%
With a cognitive difficulty 5.2%
With an independent living difficulty 4.3%
With a self-care difficulty 2.8%
With a hearing difficulty 1.9%
With a vision difficulty 1.8%
Source: ABAG-MTC Housing Needs Data Workbook, 2021
Further, Rresidents with disabilities may have more difficulty in finding employment. In San Pablo, according to 2019 ACS estimates compiled by ABAG, approximately 13.3 percent of the civilian noninstitutionalized population 18 years to 64 years in the labor force with a disability were unemployed, while only 6.4 percent of those with no disability were unemployed. The census considers individuals to not be in the labor force if they are not employed and are either not available to take a job or are not looking for one. This category typically includes discouraged workers, students, retired workers, stay-at-home parents, and seasonal workers in an off season who are not looking for work.

Given the barriers faced by persons with disabilities, the provision of affordable and barrier-free housing is essential to meet their housing needs.

Table B-17: San Pablo Disability by Type
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-16
As described in Appendix D, there is a slight concentration of persons with a disability in the southern and eastern portions of the city. However, no single census tract contains a population with a disability that exceeds 20 percent of the tract’s total population, which is the threshold typically used by HCD as an indicator of overconcentration. There are two approaches to housing design for residents with disabilities:
adaptability and accessibility. Adaptable housing is a design concept in which a dwelling unit contains design features that allow for accessibility and use by mobility -impaired in dividuals with only minor modifications. An accessible unit has the actual specifical features installed in the house (grab bars, special cabinetry). To address these needs, the State requires design or accessibility modifications, such as access ramps, wider doorways, assist bars in bathrooms, lower cabinets, elevators and the acceptance of service animals.

Developmental Disabilities
Since January 2011, per SB 812 as codified in Section 65583, housing elements are required to address the housing needs of individuals with a developmental disability within the community. According to Section 4512 of the Welfare and Institutions Code a "“developmental disability"” means a disability that originates before an individual attains age 18 years, continues —or can be expected to continue —indefinitely, and constitutes a substantial disability for that individual, which includes intellectual disability, cerebral palsy, epilepsy, and autism. This term also includes disabling conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with an intellectual disability, but not includes other disabling conditions that are solely physical in nature.

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

The California Department of Developmental Services (DDS) is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down Syndrome, autism, epilepsy, and related conditions through a network of 21 regional centers and state-operated facilities.

In San Pablo, the vast majority of residents with a developmental disability (82.2 percent) live in the home of a parent/family/guardian , (see Table B-18). Further, approximately 44.9 percent (124 persons) of the population that has a developmental disability is under the age of 18, while the remaining 55.1 percent (152 persons) is over 18 years old. Depending on the level of independence of persons with disabilities in San Pablo, housing options such as ADUs may offer additional affordable housing options for developmentally disabled persons who can live and work independently but require some assist ance from parents/families/guardians. Program 1 -M (Accessory Dwelling Units) is intended to facilitate the production of this housing type.

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-17

Residence Type Number Percent
Home of Parent/Family/Guardian 226 82.2%
Community Care Facility 24 8.7%
Independent/Supported Living 21 7.6%
Intermediate Care Facility 2 0.7%
Foster/Family Home 2 0.7%
Other 0 0.0%
Total 275 100%

1. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction. Independent living difficulty refers to having difficulty doing errands alone due to a physical, mental, or emotional problem.

Source: ABAG-MTC Housing Needs Data Workbook (California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type, 2020)
Contra Costa Health Services opened the West County Behavioral Health Center in San Pablo in 2020, which offers mental health services for adults , which includes medication support, group/individual therapy, and independent living skills. The center’s Child & Adolescent Services also provides integrated mental health and substance abuse treatment. Additionally, tThere are a number ofseveral housing types appropriate for people living with a development disability in San Pablo: rent subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 homes. The design of housing -accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving th is need group. . Incorporating ‘barrier-free’ design in all new multifamily housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income. Program 4-A (County Programs for Home Renovations and Rehabilitation ) in the Housing Action Plan provides low-interest loans to extremely low to m oderate income owner occupied and rental property owners to bring units up to current building code standard s and modify buildings for improved mobility and accessibility features for people with disabilities.

The Housing Action Plan includes a number of additional programs to facilitate the development of housing opportunities for people with disabilities , such as Program 3-A : Housing for Extremely Low-Income Households and Special Needs Groups , Program 3- D: Zoning for Residential Care Facilities . Additional programs in the Housing Action Plan are intended to provide support and help connect people with disabilities to services and housing opportunities, such as Program 3 -1 Outreach to People Living with Developmental Disabilities in San Pablo.

LARGE FAMILIES
Large families, defined as households of five or more related individuals, are a special need category because they are at higher risk for overcrowding if the city’s housing stock doesn’t have sufficient larger units with an adequate number of bedrooms. Additionally, many large families, particularly renters, often do not have sufficient income to afford larger homes or apartments. In San Pablo there are a total of 2,056 households with 5 or more person households, which represents 22.3 percent of all households. Chart B-3 shows that San Pablo has a much higher proportion of large family households compared to other jurisdictions; only

12.4 percent of households in Contra Costa County and 10.8 percent of households in the Bay Area are five Table B-18: San Pablo Population with Developmental Disabilities by Residence1 City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-18
or more person households. As shown in Table B -19, approximately 23.7 percent of households with 5 or more persons were owner occupied, while 21.5 percent were renter -occupied. According to data from the 2015-2019 American Community Survey, approximately 63% percent (2,229 units) of the owner-occupied housing stock in San Pablo included units with 3 or more bedrooms. However, only 23% percent of the renter-occupied housing stock (1,181 units). Notably, there are significantly fewer rental units available that can reasonably accommodate households of five or more persons. This indicates a need in San Pablo for housing types and sizes in that can adequately accommodate larger family sizes, expanded housing opportunities, as well programs to help improve affordability and improve the reduce risk of overcrowding such as rental assistance.

Source: U.S. Census Bureau, American Community Survey 5-Year Data, 2015-2019 Chart B-3 Households by Household Size in San Pablo and Surrounding Areas Source: U.S. Census Bureau, American Community Survey 5-Year Data, 2015-2019 Table B-19: San Pablo Household Size by Tenure
Owner-Occupied Renter-Occupied
Housing Type Number Percent Number Percent
1 Person Household 598 17.0% 1363 23.9%
2 Person Household 832 23.7% 1028 18.0%
3 Person Household 715 20.4% 963 16.9%
4 Person Household 534 15.2% 1,132 19.8%
5 Or More Person Household 830 23.7% 1,226 21.5%
Total 3,509 100% 5,712 100%
Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009)

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-19

Of the large families in San Pablo, approximately half 44 percent are considered extremely low- or very low- income households (i.e., households earning less than 50 percent AMI), see Chart B-4. This is slightly less than the proportion of all other household types that are considered extremely low or very low -income in San Pablo (approximately 50.1%). Extremely-Low, and Very Low Income large families are more likely to face financial strain, overcrowding, and substandard housing, housing instability . Due to the lack of resources extremely low- or very low -income large families experience, additional affordable housing opportunities are needed and can be facilitated through targeted rental assistance programs.

Chart B-4: San Pablo Household Size by Household Income Level Source: ABAG-MTC Housing Needs Data Workbook (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release)

Owner-Occupied Renter-Occupied
Housing Type Number Percent Number Percent
1 Person Household 598 17.0% 1363 23.9%
2 Person Household 832 23.7% 1028 18.0%
3 Person Household 715 20.4% 963 16.9%
4 Person Household 534 15.2% 1,132 19.8%
5 Or More Person Household 830 23.7% 1,226 21.5%
Total 3,509 100% 5,712 100%
Table B-19: San Pablo Household Size by Tenure
Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009)

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-20
The affordability housing crisis for large families is also evidenced by the high cost-burden of housing, with nearly 40 percent of large families experiencing some level of cost burden (either regular or severe) .

However, large families are slightly less likely to experience severe cost burden in San Pablo than other household types. types. High cost burden particularly exacerbates financial strain for low, very low, and extremely low -income large families, and may lead to overcrowding or substandard housing accommodations. Large households can often lead to overcrowding, which result from the high cost-burden of housing and lack of adequate housing. To address this need Program 1-J (Housing for Families) promotes the development of housing units with three or more bedrooms by providing regulatory incentives such as reduced lot coverage or building height bonuses, on a case-by-case basis, for rental housing developments. implementing programs to facilitate the development of housing with three or more bedrooms to alleviate large households.

The housing action plan incorporates several additional programs to help address housing needs unique to large families, including Program 4-A (County Programs for Home Renovations and Rehabilitation) which, through county programs, will assist extremely low to moderate income owner occupied and rental property owners to access low-interest loans to bring units up to current building code standards and expand units to alleviate overcrowding. Program 2-B (Rental Assistance) also promotes the availability of targeted rental assistance to support cost burdened and severely cost burdened households, which can help expand housing choices for large families.

FEMALE-HEADED HOUSEHOLDS
Female-headed families, including those with children, are identified as a special needs group because they are more likely to be supporting the household with one income, increasing the probability the household is low- income and housing cost-burdened. In San Pablo, there are more than twice as many femalemany female- headed households (1,919) as there are male-headed households (931), see Table B -21. Female-headed households represented about 17.7 percent of owner-occupied households and 22.7 percent of renter-occupied householdshouseholds. Since the previous Housing Element Update in 2011, the number of female-headed households in San Pablo has decreased by 29.4 percent. At that time, there were 2,717 female-headed households in San Pablo..

Table B-20: San Pablo Cost Burden by Household Size
Large Family (5+ Persons) All Other Household Types
Income Category Number Percent Number Percent
No Cost Burden 1,115 62.2% 3,704 50.0%
Cost Burden 509 28.4% 1,817 24.5%
Severe Cost Burden 170 9.5% 1,888 25.5%
Total 1,794 100% 7,409 100%
Source: ABAG-MTC Housing Needs Data Workbook (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-21

Owner-Occupied Renter-Occupied
Household Type1 Number Percent Number Percent
Married-Couple Family Households 1866 53.2% 2093 36.6%
Female-Headed Family Households 620 17.7% 1299 22.7%
Male-Headed Family Households 323 9.2% 608 10.6%
Householders Living Alone 598 17.0% 1363 23.9%
Other Non-Family Household 102 2.9% 349 6.1%

1. For data from the Census Bureau, a “family household” is a household where two or more people are related by birth, marriage, or adoption. “Non-family households” are households of one person living alone, as well as households where none of the people are related to each other.

Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25011)
As indicated by Table-B-22, 26.6 percent of female headed households with children are below the poverty level, while only 13 percent of female headed households without children are below the poverty line. This suggests that fFemale-headed households with children (approximately 64 percent in San Pablo) are more likely to have greater housing needsexperience financial strain and face difficulties in finding affordable housing options. as evidenced by the Census data revealing that female-headed households with children living below the poverty line is double that of female-headed households without children.

A variety of programs exist in Contra Costa County to support low income single mothers. The Contra Costa Housing Authority offers a Family Self-Sufficiency program for Housing Choice Voucher participants to help low-income, single parents achieve economic independence from governmental assistance. Through public and private agency participation, beneficiaries have access to resources such as housing subsidies, childcare, education, job training, transportation, and a variety of other benefits. The Workforce Development Board of Contra Costa County also offers free career development and job- assistance and training that may be accessed by lower-income women. Additionally, Program 3-A in this Draft Housing Element (Housing for Extremely Low-Income Households and Special Needs Groups ) is intended to facilitate production of affordable housing, including units targeted to extremely low income (ELI) households and persons with special needs including female-headed households.

Table B-21: San Pablo Household Type by Tenure
Table B-22: San Pablo Female-Headed Households by Poverty Status1 Households With Children Households Without Children
Poverty Level Number Percent Number Percent
Above Poverty Level 902 73.4% 600 87.0%
Below Poverty Level 327 26.6% 90 13.0%

1. The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income.

Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17012)
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-22

PERSONS EXPERIENCING HOMELESSNESS
A common method to assess the number of homeless persons in a jurisdiction is through a Point-in-Time (PIT) Count. The PIT Count is a biennial census of sheltered and unsheltered persons in a Continuum of Care (CoC) completed over a 24-hour period in the last ten days of January. The unsheltered PIT Count is conducted annually in Contra Costa County and is a requirement to receive homeless assistance funding from HUD. The PIT Count does not function as a comprehensive analysis and should be considered in the context of other key data sources when assessing the state of homelessness in a community.

According to HUD, a CoC is a “a community plan to organize and deliver housing and services to meet the specific needs of people who are homeless as they move to stable housing and maximize self-sufficiency.

It includes action steps to end homelessness and prevent a return to homelessness.” Each Bay Area county is its own CoC. In Contra Costa County, Contra Costa Health Services oversees the CoC Program.

Demographic and outcome data are collected for all people accessing the Contra Costa County Continuum of Care (CoC) in the Homeless Management Information System (HMIS). In 2022, there was a total of 10,600 unique individuals making up 7,725 households accessing prevention, crisis response, and permanent housing services within the CoC. Table B-23 provides an estimate of the homeless population by household type and shelter status in Contra Costa County. According to the 2019 PIT Count, there were 668 sheltered homeless persons andpersons and 1,627 unsheltered persons in Contra Costa County.

Shelter Status
People in Households
Composed Solely of Children
Under 18
People in
Households
with Adults
and Children
People in
Households without
Children Under 18 Total
Sheltered – Emergency Shelter 0 159 359 518
Sheltered – Transitional Housing 0 32 118 150
Unsheltered 0 128 1,499 1,627
Source: ABAG-MTC Housing Needs Data Workbook (U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports, 2019) Table B-23: Homelessness by Household Type and Shelter Status in Contra Costa County Table B-24: Racial/Ethnic Group Share of General and Homeless Population in Contra Costa County Racial/Ethnic Group Share of Homeless Population Share of Overall Population American Indian or Alaska Native
(Hispanic and Non-Hispanic)

14.5% 0.5%
Asian / API (Hispanic and Non-
Hispanic)

3.1% 17.2%
Black or African American (Hispanic
and Non-Hispanic)

33.8% 8.7%
White (Hispanic and Non-Hispanic) 45.0% 55.8%
Other Race or Multiple Races
(Hispanic and Non-Hispanic)

3.7% 17.7%
Hispanic/Latinx 16.6% 25.4%
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-23
The PIT Count can be further divided by race or ethnicity, which can illuminate whether homelessness has a disproportionate racial impact within a community. The data from HUD on Hispanic/Latinx ethnicity for individuals experiencing homelessness does not specify racial group identity. Accordingly, individuals in either ethnic group identity category (Hispanic/Latinx or non -Hispanic/Latinx) could be of any racial background.

The racial/ethnic breakdown of Contra Costa County’s homeless population is shown in Table B-24 .

Notably, those who identify as Black or African American (Hispanic and non-Hispanic) represent 33.8 of the unhoused population in the county, but only 8.7 percent of the overall population. Additionally, those identify as American Indian or Alaska Native (Hispanic and non -Hispanic) are also represented disproportionately among the unhoused population, as they make up 14.5 percent of homeless Contra Costa County residents but only 0.5 percent of its overall population. Asian/API, White, and those who identify as some other race or multiple races are all underrepresented among the homeless population compared to their share of the overall population. Further, those who identify as Hispanic/Latinx are also underrepresented among the unhoused.

Per HCD's requirements, jurisdictions also need to supplement county -level data with local estimates of people experiencing homelessness. The 20 230 PIT Count identified 4867 persons experiencing homelessness in San Pablo on the night of January 242, 20230. This is a decrease n increase of 1921 people (2831.43 percent) from the 6746 unhoused individuals who were counted in the 20 2018 count. Due to significant data inconsistencies, Contra Costa Health has not c ertified the accuracy of the 2022 PIT count and data from that report is unavailable for comparison against local estimates of people experiencing homelessness from 2023. The Contra Costa County CoC also collects demographic and outcome data on the city in which p eople report losing their housing and the city in which they slept in the night before enrolling into programs for people experiencing homelessness, at risk of homelessness, or in permanent housing. In 2022, There were 394 households (with 473 people) from San Pablo served in the CoC , which represents 5 percent of all households served in the CoC in Contra Costa County. Almost half (41 percent) of people from San Pablo were Black/African American/African, followed by White (29 percent), and American Indian/Alaskan Native/Indigenous (17 percent). All other races made up 4 percent or less.

There are currently no homeless or transitional shelters in San Pablo, . Thoughthough Contra Costa County offers various health and social services in San Pablo at the West County Behavioral Health Center.

Non-Hispanic/Latinx 83.4% 74.6%
Source: ABAG-MTC Housing Needs Data Workbook (U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports, 2019) Table B-24: Racial/Ethnic Group Share of General and Homeless Population in Contra Costa County Racial/Ethnic Group Share of Homeless Population Share of Overall Population American Indian or Alaska Native
(Hispanic and Non-Hispanic)

14.5% 0.5%
Asian / API (Hispanic and Non-Hispanic) 3.1% 17.2%
Black or African American (Hispanic and
Non-Hispanic)

33.8% 8.7%
White (Hispanic and Non-Hispanic) 45.0% 55.8%
Other Race or Multiple Races (Hispanic
and Non-Hispanic)

3.7% 17.7%
Hispanic/Latinx 16.6% 25.4%
Non-Hispanic/Latinx 83.4% 74.6%
Source: ABAG-MTC Housing Needs Data Workbook (U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports, 2019) City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-24
Furthermore, the City is actively looking for opportunities to create new transitional and permanent supportive housing in partnership with the county. .In the Housing Action Plan, Program 3-A (Housing for Extremely Low- Income Households and Special Needs Groups) is intended to facilitate production of affordable housing, including units targeted to extremely low income (ELI) households and persons with special needs including persons experiencing homelessness.

FARMWORKERS
Farmworkers are traditionally defined as people whose primary incomes are earned through permanent or seasonal agricultural labor. Farmworkers are generally considered to have special housing needs due to their limited income and the often unstable nature of their employment. In addition, farmworker households tend to have high rates of poverty, live disproportionately in housing that is in the poorest condition, have extremely high rates of overcrowding, and have low homeownership rates. Given the high rate of urbanization in San Pablo, along with changes in local agriculture industries, farmworker residents are likely to be permanent, rather than migrant farmworkers. The special housing needs among the permanent farmworker population is of particular concern because the low-wages that are characteristic of the farmworker industry create high risk of farmworkers having challenges finding decent and affordable housing.

In the Contra Costa County, there has been a decrease in the number of seasonal and permanent farmworkers. According to the U.S. Department of Agriculture (USDA) Census of Farmworkers, between 2002 and 2017 Contra Costa County experienced a 38.4 percent decrease in the number of seasonal farmworkers (i.e., those that have worked on a farm 150 days or less) and a 54.1 percent decrease in the number of permanent farmworkers. In 2017, there were 1,310 farmworkers in total in Contra Costa County.

See Chart B-5 for these trends.

Chart B- 5: Farm Labor in Contra Costa County, 2002 -2017 Source: ABAG-MTC Housing Needs Data Workbook (U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor)

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According to the Census ACS five -year estimates, there were 139 San Pablo residents employed in the “agriculture, forestry, fishing and hunting” industry in 2019 – about 0.9 percent of the labor force. This is similar to Contra Costa County (0.5 percent) and the Bay Area (0.7 percent) though this data is not specific to farmworkers. Data from the California Department of Education provides one local estimate by also tracking the student population of migrant workers, available in Table B-25. However, no schools in either San Pablo or Contra Costa County ha ve reported any migrant worker students in the four years documented here by ABAG-MTC.

Although farmworkers still represent a special housing need in many communities, As the previously discussed ACS estimates and Data from the California Department of Education reflect, the advent of mechanization in harvesting crops, new planting techniques, and changes in the types of crops grown have substantially reduced the overall number of farmworkers and the proportion of migrant farmworkers in the region. Although farmworkers still represent a special housing need in many communities, San Pablo is also located in a highly urbanized area of the Bay Area with no working farms within or adjacent to the city limits, which limits the presence of farmworkers in the city and limits indicates that there is little to nothe need for farmworker housing. While there is little indicated need for farmworker Academic Year San Pablo Contra County Bay Area
2016-2017 0 0 4,630
2017-2018 0 0 4,607
2018-2019 0 0 4,075
2019-2020 0 0 3,976

1. The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.

Source: ABAG-MTC Housing Needs Data Workbook (California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data, Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020)

GENDER AND SEXUAL ORIENTATION
While not a statutorily define special needs group, he this Hhousing Element data discussesd in this section is taken the needs of lesbian, gay, bisexual, transgender, queer/questioning (LGBTQIA) residents based on data from the 2019 ACS five-year estimates. According to its website, “The American Community Survey includes a question that intends to capture current sex; there are no questions about gender, sexual orientation, or sex at birth. Respondents should respond either ‘male’ or ‘female’ based on how they currently identify their sex.” Unfortunately, the City does not have any data related to its transgender residents. However, according to the National Center for Transgender Equality, “[o]ne in five transgender people in the United States has been discriminated [against] when seeking a home, and more than one in ten have been evicted from their homes, because of their gender identity.” Thankfully, there is some data on LGBT residents available on the state level.

Multiple phases of the U.S. Census Bureau’s Household Pulse Survey (HPS) have asked respondents their sexual orientation and gender identity in addition to their sex. The surveys found that approximately 2.6 million LGBT adults live in California, the highest population of any state in the country, putting its LGBT population at about

9.1 percent. Given the absence of data specific to San Pablo’s LGBT population, it is difficult to assess the level of housing need that this group faces.

Table B-25: Migrant Worker Student Population1
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-26
B.6 Housing Market Characteristics

HOUSING TENURE
Since 2000, the percentage of renter-occupied households in San Pablo has continued to rise. Although the proportion of renters and owners was nearly equivalent in 2000 (50.9 percent and 49.1 percent, respectively), approximately 61.9 percent of all households were occupied by renters in 2019, see Chart B-

6. In addition, households occupied by renters have increase in both proportional and absolute numbers while owner -occupied households have done the opposite; while there were 4,609 renter -occupied households and 4,442 owner-occupied households in 2000, there were 5,712 renter-occupied households and 3,509 owner -occupied households in 2019. This may be due to the conversion of formerly owner - occupied units to rental units and the lack of development of additional owner-occupied housing.

Chart B-6: San Pablo Household Tenure , 2000 – 2019
Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, Census 2000 SF1, Table H04; U.S. Census Bureau, Census 2010 SF1, Table H04; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003) San Pablo’s household tenure differs from patterns seen in the county and larger Bay Area, see Table B-26.

While both Contra Costa County and the Bay Area see ownership rates exceeded 50 percent of the housing stock, the city does not. Further, Contra Costa County has higher rates of owner -occupied housing (65.9 percent) than does the Bay Area (56.1 percent).

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-27
Owner-Occupied Renter-Occupied
Region Number Percent Number Percent
San Pablo 3,509 38.1% 5,712 61.9%
Contra Costa County 260,244 65.9% 134,525 34.1%
Bay Area 1,531,955 56.1% 1,199,479 43.9%
Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003)
The age of a resident—as well as the year the resident moved to the unit, race/ethnicity, household income, and housing type—can influence household tenure rates in a jurisdiction. Shown in Chart B-7, the majority of younger residents (54 years and below) are renters in San Pablo. While most residents above 55 years and above are owners, it should be noted that about 62.1 percent of those aged 60 to 64 years are renters.

This may reflect the presence of older adult communities located in San Pablo that provide affordable rental housing, like the El Portal Gardens Apartments . This reflects a need for a variety o f housing types for residents of all ages – including group homes and affordable rental as well as ownership units.

Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007)
Ownership rates also change depending on the year the resident has moved into their current residence.

Shown in Chart B-8, most residents who have moved to their current residence since 2000 are renters, which an increasing share over time. Residents who have lived in their housing units for a longer period (i.e., since before 2000) are overwhelming owners. While the trend towards increasing shares of renters started in 2000, it likely that the 2008 financial crisis exacerbated the trend considering the lea p from 53.4 percent renters among those who moved in between 2000 to 2009 to 77.0 percent renters among those who moved in between 2010 to 2014.

Table B-26: San Pablo and Surrounding Areas Household Tenure, 2019 City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-28
Chart B-7: San Pablo Housing Tenure by Age, 2019

Source: ABAG-MTC Housing Needs Data Workbook (Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25038)
Racial and ethnic disparities in tenure exist in San Pablo, shown in Table B -27. Households considered to be non-Hispanic white, Asian/Asian Pacific Islander (API) of any ethnicity, and American Indian or Alaska Native of any ethnicity tend to be owner -occupied, while households considered to be Black or African American of any ethnicity, other race or multiple races of any ethnicity, and Hispanic or Latinx are largely renter-occupied. Black or African American households of any ethnicity have the highest r enter-occupied rates at 74.0 percent as of 2019.

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-29
Chart B-8: San Pablo Housing Tenure by Year Moved to Current Residence Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003(A-I))
Table B-27: San Pablo Housing Tenure by Race/Ethnicity, 2019 Owner-Occupied Renter-Occupied
Racial/Ethnic Group1 Number Percent Number Percent
American Indian or Alaska Native (Hispanic
and Non-Hispanic)
43 75.4% 14 24.6%
Asian / API (Hispanic and Non-Hispanic) 909 55.8% 719 44.2% Black or African American (Hispanic and
Non-Hispanic)
412 26.0% 1,171 74.0%
Other Race or Multiple Races (Hispanic and
Non-Hispanic)
1,474 32.1% 3,115 67.9%
White (Hispanic and Non-Hispanic) 875 33.9% 1,704 66.1% Hispanic or Latinx 1,270 37.6% 2,104 62.4%
White, Non-Hispanic 555 51.7% 518 48.3%

1. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here.

The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.

Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003(A-I))

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-30
As ownership typically requires more upfront capital costs than renting, lower-income households are often renters. In San Pablo, the majority of lower -income households—those making less than 80 percent of AMI—are renters, while the majority of households making above 100 percent of AMI are owners. See Table B-28 for the complete breakdown by income group. This indicates that homeownership is likely out of reach for many lower -income households . Considering the disproportionate racial/ethnic share of renters in San Pablo, especially among Black or African American and Hispanic or Latinx households, this highlights a need to target both economic as well as racial/ethnic disparities to affirmatively further fair housing, which will be further discussed in Chapter 3.

Source: ABAG-MTC Housing Needs Data Workbook (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) Rates of homeownership are typically higher in detached single-family homes than in multi-family housing, see Table B-29. San Pablo follows this trend in that nearly all the multifamily housing stock and the majority of mobile homes are renter-occupied, whereas the majority of (approximately 66 percent) of households in detached single-family are homeowners. While a significant share, about 43.5 percent, of attached single- family homes are occupied by renters, attached single-family homes only make up 5 percent of the housing stock in the city.

Owner-Occupied Renter-Occupied
Housing Type Number Percent Number Percent
Detached Single-Family Homes 2,688 66.5% 1,354 33.5%
Attached Single-Family Homes 463 56.5% 356 43.5%
Multi-Family Housing 210 5.3% 3,753 94.7%
Mobile Homes 148 37.3% 249 62.7%
Boat, RV, Van, or Other 0 - 0 -
Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25032)

HOUSING TYPE
During the 2010 to 2020 period, little housing development of any kind occurred in San Pablo. The number of single-family homes, per DOF estimates provided by ABAG-MTC shown in Table B-30, has marginally Table B-28: San Pablo Housing Tenure by Income Level, 2019 Owner-Occupied Renter-Occupied
Income Group1 Number Percent Number Percent
0%-30% of AMI 524 19.8% 2,118 80.2%
31%-50% of AMI 644 33.4% 1,284 66.6%
51%-80% of AMI 694 37.3% 1,165 62.7%
81%-100% of AMI 410 42.7% 550 57.3%
Greater than 100% of AMI 1,249 66.9% 619 33.1%

1. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose -Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this table are based on the HUD metro area where this jurisdiction is located.

Table B-29: San Pablo Housing Tenure by Housing Type, 2019 City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-31
increased during this period, although the number of multifamily housing units has increased more significantly. The number of total units has decreased by 0.3 percent over this period driven exclusively by the loss of mobile homes. The number of mobile homes has decreased by 21.4 percent , representing a loss of 104 units.

2010 2020 Percent Change
(2010 – 2020) Building Type Number Percent Number Percent Single-Family Home: Attached 495 5.2% 497 5.2% 0.4%
Single-Family Home: Detached 4,338 45.3% 4,347 45.6% 0.2% Multifamily Housing: Two to Four Units 1,532 16% 1,552 16.3% 1.3% Multifamily Housing: Five-plus Units 2,719 28.4% 2,763 29% 1.6% Mobile Homes 487 5.1% 383 4% -21.4%
Totals 9,571 100% 9,542 100% -0.3%
Source: ABAG-MTC Housing Needs Data Workbook (California Department of Finance, E-5 series)

OVERCROWDED HOUSEHOLDS
Overcrowding, as defined by the U.S. Census , occurs where there is more than 1.01 persons per room (excluding bathrooms and kitchens) in an occupied housing unit and severe overcrowding occurs when there is more than 1.5 persons per room. Overcrowding is typically a consequence of an inadequate supply of affordable housing. San Pablo has more than three times the rate of overcrowded units (17 percent) to that of Contra Costa County (5.0 percent) or the Bay Area (6.9 percent), see Table B-31.

Not Overcrowded Overcrowded Severely Overcrowded
Region Number Percent Number Percent Number Percent
San Pablo 7,651 83.0% 1,373 14.9% 197 2.1%
Contra Costa
County
374,726 94.9% 13,950 3.5% 6,093 1.5%
Bay Area 2,543,056 93.1% 115,696 4.2% 72,682 2.7%

1. The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.

Source: ABAG-MTC Housing Needs Data Workbook (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) Renters more often experience overcrowding with multiple households sharing a unit to make it possible to stay in their communities. This trend is consistent in San Pablo with about 20.8 percent of renter - occupied households experiencing some level of overcrowding while only 11.0 percent of owner-occupied households experiencing over-crowding, see Chart B-9. Rates of severe overcrowding are more than twice as high among renters than they are among owners.

Renters may experience higher rates of overcrowding because they are more likely to be lower income than are homeowners. Lower -income households in San Pablo (those making less than 80 percent of AMI), generally tend to have higher rates of overcrowding. For instance, as shown in Table B-32 , among Table B-30: San Pablo Housing Type Trends, 2010 – 2020 Table B-31: Overcrowding1 Severity by Region
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-32
extremely-low-income households (i.e., those making less than 30 percent of AMI) 10.0 percent are considered overcrowded while 4.2 percent are severely overcrowded. In San Pablo, it’s notable that households with higher incomes (i.e., those making greater than 100 percent of AMI) also have relatively high rates of overcrowding, with 7.2 percent overcrowded and 2.6 percent severely overcrowded. This reflects a lack of sufficient housing supply for all income levels.

Chart B-9: Overcrowding by Tenure and Severity in San Pablo Source: ABAG-MTC Housing Needs Data Workbook (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) Like tenure, rates of overcrowding are unevenly distributed by race/ethnicity. Chart B -10 below demonstrates the breakdown of overcrowding within various racial/ethnic groups in San Pablo. According to the ABAG -MTC data workbook the “Census Bureau does not disaggregate racial groups by

Table B-32: Overcrowding1 by Income Level and Severity in San Pablo Income Group2 Overcrowded Severely Overcrowded
0%-30% of AMI 10.0% 4.2%
31%-50% of AMI 17.5% 4.6%
51%-80% of AMI 7.5% 1.3%
81%-100% of AMI 5.3% 4.2%
Greater than 100% of AMI 7.2% 2.6%

2. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this table are based on the HUD metro area where this jurisdiction is located.

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-33
Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub -groups are reported here.” In addition, “[t]he racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled ‘Hispanic and Non -Hispanic' are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.” Overcrowding is most prevalent among Hispanic or Latinx households and other race or multiple race households of any ethnicity as 25.8 percent and 23.5 percent of each group experiences overcrowding, respectively. Overcrowding rates are low for non -Hispanic white households (1.6 percent) and for American Indian or Alaska Native households of any ethnicity (0.0 percent – although this may be the result of insufficient data).

Chart B- 10: Overcrowding by Race/Ethnicity in San Pablo Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014)

COST BURDEN
Cost burden, or overpayment, is defined as monthly shelter costs in excess of 30 percent of a household’s income. Severe cost burden is defined as paying over 50 percent of household income for shelter costs.

Shelter cost is defined as the monthly owner costs (mortgages, deed of trust, contracts to purchase or similar debts on the property and taxes, insurance on the proper ty, and utilities) or the gross rent (contract rent plus the estimated monthly cost of utilities). HUD Comprehensive Housing Affordability Strategy (CHAS) data provides estimates of cost burden by tenure and income category. Estimates use the HUD Area Median Family Income (HAMFI) to determine overpayment. HAMFI is the median family income calculated by

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-34
HUD for each jurisdiction in order to determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI is not necessarily equivalent to other median income calculations due to a series of adjustments made by HUD.

Nearly half of all San Pablo households experience some level of cost burden. Of the 4,353 households experiencing some level of cost burden, 94 percent considered lower -income, indicating that housing affordability is particularly out of reach for lower-income households in San Pablo.

Further, renters are particularly impacted by cost burden since renters are limited to the rental market while owners can build equity with their homes. Renters in San Pablo tend to have higher rates of cost burden than owners – for instance, 57.4 percent of all renters experience some level of cost burden while only 30.3 percent of owners do. Rates are further unevenly distributed between renters and owners by income level, as evident in Table B-33 below.

Income Category
Renters Owners Total Households2
Number Percent Number Percent Number Percent
Extremely-Low-Income (Under 30% HAMFI3)
No Cost Burden/Not Computed 330 15.6% 180 34.0% 510 19.3% Cost Burden 494 23.4% 160 30.2% 654 24.7%
Severe Cost Burden 1,290 61.0% 190 35.8% 1,480 56.0%
Very-Low-Income (30% - 50% HAMFI)
No Cost Burden/Not Computed 310 24.1% 345 54.0% 655 34.0% Cost Burden 670 52.1% 134 21.0% 804 41.8%
Severe Cost Burden 305 23.7% 160 25.0% 465 24.2%
Low-Income (50% - 80% HAMFI)
No Cost Burden/Not Computed 705 60.5% 444 64.0% 1,149 61.8% Cost Burden 450 38.6% 195 28.1% 645 34.7%
Severe Cost Burden 10 0.9% 55 7.9% 65 3.5%
All Lower-Income (Under 80% HAMFI)
No Cost Burden/Not Computed 1,345 29.5% 969 52.0% 2,314 36.0% Cost Burden 1,614 35.4% 489 26.2% 2,103 32.7%
Severe Cost Burden 1,605 35.2% 405 21.7% 2,010 31.3%
Moderate- and Above-Moderate-Income (Over 80% HAMFI)
No Cost Burden/Not Computed 1,095 94.0% 1,480 89.7% 2,575 91.5% Cost Burden 70 6.0% 140 8.5% 210 7.5%
Severe Cost Burden 0 0.0% 30 1.8% 30 1.1%
All Income Groups
No Cost Burden/Not Computed 2,440 42.6% 2,449 69.7% 4,889 52.9% Cost Burden 1,684 29.4% 629 17.9% 2,313 25.0%
Severe Cost Burden 1,605 28.0% 435 12.4% 2,040 22.1%

2. Discrepancies in sums are due to rounding errors.

3. HUD Area Median Family Income (HAMFI).

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Table B-33: Cost-Burdened Households in San Pablo by Income and Tenure1 City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-35

HOUSING VACANCY
Housing vacancy rates provide one metric to assess the balance between the supply and demand of housing in a region. Low vacancy rates occur when demand outpaces the supply of housing, while high vacancy rates indicate an oversupply of housing. Housing costs also tend to be higher with low vacancy rates. Estimates from the 2015-2019 ACS compiled by ABAG-MTC indicate that 572 (6.2 percent) out of the 9,221 housing units in San Pablo were vacant, which is higher than in the county (4.8 percent) but about equivalent to the entire Bay Area, as shown in Table B-34.

Vacancy Status San Pablo Contra Costa County Bay Area
For Rent 221 4,321 41,117
For Sale 15 2,012 10,057
For Seasonal, Recreational, or Occasional Use 0 2,188 37,301 Other Vacant 303 8,469 61,722
Rented, Not Occupied 33 741 10,647
Sold, Not Occupied 0 1,219 11,816
Total Vacant Housing Units 572 (6.2%) 18,950 (4.8%) 172,660 (6.3%)
Source: ABAG-MTC Housing Needs Data Workbook (American Community Survey 5-Year Data (2015-2019), Table B25004)

PERMITTED HOUSING
As discussed previously, there has been little housing development in San Pablo during the previous housing element cycle. Using data provided in the City’s 2020 Annual Progress Report, the number of building permits issued from 2015 to 2020 is available by income group. In total, 74 permits were issued during this period, or about 16.5 percent of the 5th cycle RHNA. Most of this development occurred at the higher income ranges, with 31 units permitted for moderate-income households and 36 units permitted for above-moderate-income household. No very-low-income units were permitted and seven low-income units were permitted. See Table B-35 for the proportion of the RHNA met by income level during this period.

Income Group Number of Permits Percent of 5th Cycle RHNA Very Low Income 0 0.0%
Low Income 7 13.2%
Moderate Income 31 41.3%
Above Moderate Income 36 13.6%
Total 74 16.5%
Source: City of San Pablo, Annual Progress Report, 2020

Table B-34: San Pablo Vacant Units by Type, 2019
Table B-35: Housing Permitting in San Pablo, 2015 – 2020 City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-36

HOUSING CONDITIONS
Both regionally and locally, i nsufficient housing supply and high housing costs create a higher risk for households to live in substandard conditions. Assessing the condition of the housing stock, including the age of buildings and substandard condition, is critical to address housing quality and safety needs in the city.

More than two-thirds of housing units in San Pablo were built before 1980 – this includes a large portion of units built in the World War II era as temporary worker housing for the neighboring Richmond shipyards. About a quarter of units in San Pablo were built between 1980 and 1999, and about 10 percent between 2000 and 2009. Virtually no new units have been built since the economy’s recovery from the Great Recession. The City of Richmond has had similar development trends, while Chart B- 11: Age of San Pablo Housing Stock
Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034)
Contra Costa County has seen more housing development in the last two decades. See Chart B-11 for the age of San Pablo’s housing stock as of 2019.

A high proportion of older buildings, especially those built more than 30 years ago, indicate that there are likely substantial health and safety housing conditions in the city. Housing is considered substandard when physical conditions are determined to be below the minimum standards of living, as defined by Government Code Section 17920.3. A building is considered substandard if any of the following conditions exist:
• Inadequate sanitation
• Structural hazards

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-37
• Nuisances
• Faulty weather protection
• Fire, safety or health hazards
• Inadequate building materials
• Inadequate maintenance
• Inadequate exit facilities
• Hazardous wiring, plumbing or mechanical equipment
• Improper occupation for living, sleeping, cooking, or dining purposes • Inadequate structural resistance to horizontal forces • Any building not in compliance with Government Code Section 13143.2 Any household living in substandard conditions in considered in need of assistance, even if they are not actively seeking alternative housing arrangements . Estimating the number of substandard units can be difficult, but the lack of certain infrastructure and utilities can often be an indicator of substandard conditions. According to 2019 ACS estimates compiled by ABAG-MTC, as shown in Table B-36, about 2.1 percent of owners lack complete kitchen facilities while 0.4 percent of renters do. Further, approximately

0.9 percent of owners lack complete plumbing facilities while 1.0 percent of renters do. In total, there are 88 occupied housing units with incomplete plumbing facilities and 96 units with incomplete kitchen facilities. As shown on Map B-1, renter-occupied households with most substandard housing issues are concentrated in Tract 3660.02, as well as areas by Contra Costa College. Similarly, on Map B-2, owner- occupied households with highest percent of substandard housing conditions are located west of San Pablo Avenue, north of San Pa blo Creek , and south of Broadway Avenue (Census T ract 3660.02) and in the eastern part of the city (Tract 3690.02).

Building Amenity Owner Renter
Incomplete Kitchen Facilities 2.1% 0.4%
Incomplete Plumbing Facilities 0.9% 1.0%
Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25053, Table B25043, Table B25049)
The City operates a robust Residential Health and Safety (RH&S) inspection program for properties that are for sale or non- owner occupied, as detailed in Appendix C. Based on RH&S inspection results, approximately five percent of the total units in the city need major repairs.1 Major repairs identified through the inspection process predominantly involve cases of fire and vehicular damage to structures, considered major repairs because of the electrical, plumbing, mechanical and structural damages. Some cases involving unpermitted construction also involve the substandard housing issues referenced in the census data; however, these are typically not code violations that represent an immediate hazard for the residents.

1 Email and phone communication with Oscar Davalos, Chief Building Official, City of San Pablo, July 24, 2023.

Table B-36: San Pablo Substandard Housing Issues
City of
Richmond
City of
Richmond
21st St
11th St
San Pablo Ave
17th St
Vale Rd
Dover Ave
20th St
Stanton Ave
Pine Ave
Miner Ave
19th St
16th St
15th St
Amador
St
Rivers St
Sutter Ave
Emeric Ave
12th St
14th St
Hillcrest Rd
Rollingwood Dr
13th St
Sanford Ave
Lake St
Ridge Rd
California Ave
22nd St
18th St
Bush Ave
John Ave
Willow Rd
Alpine Rd
Brook Way
Palmer Ave
Tyler St
Espanola Ct
Van Ness St
Powell St
Arundel WayArundell Way
10th St
Devon Way
Marin Ave
Mason St
Wilcox Ave
Standard St
Post Ave
Chevy Way
Alfreda Blvd
Stone St
Bayo Vista Ave
Kelley Ave
Fordham St
Greenwood Dr
Manor Dr
Yuba Ave
Manchester Ave
Pullman St
Folsom Ave
Mission Ave
Avon Ln
Villa Dr
Mission Bell Dr
Macarthur Ave
Morrow Dr
Beau Rivage
Bowhill Ln
Douglas St
Miflin Ave
Trenton Blvd
Bonita Rd
Merritt Ave Glenlock St
Del Camino Dr
Fillmore St
Pablo Vista Ave
Lovegrove Ave
Glenn Ave
Colin St
Acapulco Dr
Marelia Ct
Bancroft Ln
Montoya Ave
Ventura Ave
Abella Cir
Clare St
Joel Ct
Gerald Ave
Evens Ave
Manzanilla Dr
Carlfield St
Corte St
Ohare Ave
Contra Costa Ave
Casino Ave
Rumrill Rd
Crucero Ave
Wyman St
Riverside Ave
Regina Ave
Barranca St
Humboldt St
E Victoria Ct
Shasta Ave
Harborview Ave
Clement Ave
Baywood Ln
Connecticut Ave
Chattleton Ln
University Ave
Barbara Ln
Kirk Ln
Jean Ct
Madrone Way
Westgate Cir
W Victoria Ct
Frieda Ct
Brookside Ave
Regello Ct
Monte Buena St
Dodson St
Judith Ct
Wanlass Ave
Drake Way
Larchmont Ln
18th St
19th St
20th St
19th St
Bush Ave
15th St
15th St
21st St
18th St
Shasta Ave
Glenn Ave
17th St
Merritt Ave
Riverside Ave
14th St
18th St
Dover Ave
19th St
22nd St
Mason St
15th St
16th St
17th St
17th St
Post Ave
Lake St
20th St
21st St
Rivers St
Lake St
Yuba Ave
19th St
22nd St
16th St
17th St
Glenn Ave
Miner Ave
Rose ArborAv e
Bayview A ve
Bolduc Ct
CapitolHill Ave
W estview Pl
NArlington Blvd
HillcrestRd
Miffin
Ave
Wanlass
Park
City
Hall
Contra Costa
College
John
Herbert
Davis Park
San Pablo
Lytton
Casino
St. Joseph
Cemetery &
Funeral Center
Rheem Creek
San Pablo Creek
Wildcat Creek
San Pablo Creek
Wildca t Cr eek
San Pablo Creek

BURLINGTON NORTHERN SANTA FE RR

UNION P ACIFIC RAILROAD
3671
3672
3690.01
3690.02
3660.02
3660.01
3680.01
3610
3680.02
3730
SOURCE: Kittleson, 2021; City of San Pablo, 2021; Contra Costa County GIS, 2021; Dyett & Bhatia, 2021
0 1,500 3,000750
FEET
City Limits
Sphere of Influence
Major Highway
Major Roads
Railroads
Figure B - : Renter Occupied Households
- Substandard Housing Conditions
1 SAN PABLO GENERAL PLAN UPDATE
Richmond BART

1.5 Miles
Richmond Ferry T erminal

3.5 Miles
El Cerrito BART
4 miles
Percent of Owner Occupied Households
with incomplete Facilities*

0.0%

0.1% - 0.7%

0.8% - 1.4%

1.5% - 1.8%

1.9% - 2.3%
City of
Richmond
City of
Richmond
21st St
11th St
San Pablo Ave
17th St
Vale Rd
Dover Ave
20th St
Stanton Ave
Pine Ave
Miner Ave
19th St
16th St
15th St
Amador
St
Rivers St
Sutter Ave
Emeric Ave
12th St
14th St
Hillcrest Rd
Rollingwood Dr
13th St
Sanford Ave
Lake St
Ridge Rd
California Ave
22nd St
18th St
Bush Ave
John Ave
Willow Rd
Alpine Rd
Brook Way
Palmer Ave
Tyler St
Espanola Ct
Van Ness St
Powell St
Arundel WayArundell Way
10th St
Devon Way
Marin Ave
Mason St
Wilcox Ave
Standard St
Post Ave
Chevy Way
Alfreda Blvd
Stone St
Bayo Vista Ave
Kelley Ave
Fordham St
Greenwood Dr
Manor Dr
Yuba Ave
Manchester Ave
Pullman St
Folsom Ave
Mission Ave
Avon Ln
Villa Dr
Mission Bell Dr
Macarthur Ave
Morrow Dr
Beau Rivage
Bowhill Ln
Douglas St
Miflin Ave
Trenton Blvd
Bonita Rd
Merritt Ave Glenlock St
Del Camino Dr
Fillmore St
Pablo Vista Ave
Lovegrove Ave
Glenn Ave
Colin St
Acapulco Dr
Marelia Ct
Bancroft Ln
Montoya Ave
Ventura Ave
Abella Cir
Clare St
Joel Ct
Gerald Ave
Evens Ave
Manzanilla Dr
Carlfield St
Corte St
Ohare Ave
Contra Costa Ave
Casino Ave
Rumrill Rd
Crucero Ave
Wyman St
Riverside Ave
Regina Ave
Barranca St
Humboldt St
E Victoria Ct
Shasta Ave
Harborview Ave
Clement Ave
Baywood Ln
Connecticut Ave
Chattleton Ln
University Ave
Barbara Ln
Kirk Ln
Jean Ct
Madrone Way
Westgate Cir
W Victoria Ct
Frieda Ct
Brookside Ave
Regello Ct
Monte Buena St
Dodson St
Judith Ct
Wanlass Ave
Drake Way
Larchmont Ln
18th St
19th St
20th St
19th St
Bush Ave
15th St
15th St
21st St
18th St
Shasta Ave
Glenn Ave
17th St
Merritt Ave
Riverside Ave
14th St
18th St
Dover Ave
19th St
22nd St
Mason St
15th St
16th St
17th St
17th St
Post Ave
Lake St
20th St
21st St
Rivers St
Lake St
Yuba Ave
19th St
22nd St
16th St
17th St
Glenn Ave
Miner Ave
Rose ArborAv e
Bayview A ve
Bolduc Ct
CapitolHill Ave
W estview Pl
NArlington Blvd
HillcrestRd
Miffin
Ave
Wanlass
Park
City
Hall
Contra Costa
College
John
Herbert
Davis Park
San Pablo
Lytton
Casino
St. Joseph
Cemetery &
Funeral Center
Rheem Creek
San Pablo Creek
Wildcat Creek
San Pablo Creek
Wildca t Cr eek
San Pablo Creek

BURLINGTON NORTHERN SANTA FE RR

UNION P ACIFIC RAILROAD
3671
3672
3690.01
3690.02
3660.02
3660.01
3680.01
3610
3680.02
3730
SOURCE: Kittleson, 2021; City of San Pablo, 2021; Contra Costa County GIS, 2021; Dyett & Bhatia, 2021
0 1,500 3,000750
FEET
City Limits
Sphere of Influence
Major Highway
Major Roads
Railroads
Figure B -2 : Owner Occupied Households
- Substandard Housing Conditions

SAN PABLO GENERAL PLAN UPDATE
Richmond BART

1.5 Miles
Richmond Ferry T erminal

3.5 Miles
El Cerrito BART
4 miles
Percent of Owner Occupied Households
with incomplete Facilities*

0.0%

0.1% - 0.7%

0.8% - 1.4%

1.5% - 1.8%

1.9% - 2.3%
City of San Pablo 2023-31 | Housing Element Update Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-38
B.7 Housing Costs and Affordability
The high levels of cost burden or overcrowding in San Pablo indicate high housing costs and a lack of affordability within a community. This section summarizes housing costs in San Pablo and assesses the extent to which housing is affordable for residents of the city.

HOUSING AFFORDABILITY BY HOUSEHOLD INCOME
Housing affordability can be estimated by comparing the cost of renting or owning a home in San Pablo with the maximum affordable housing costs to households at different income levels. In evaluating affordability, the maximum affordable price refers to the maximum amount that could be afforded by households in the upper range of their respective income c ategory. Households in the lower end of each category can afford less in comparison. The maximum affordable home and rental prices for residents of San Pablo are shown in Table B-37. This table shows what type of household can afford what size and type of housing. The affordability of the city’s housing stock by tenure and income group is discussed below.

HCD has estimated the 2021 Contra Costa County AMI to be $125,600.

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-39

Affordable Monthly
Payment2
Housing Costs Maximum Affordable
Price
Household Size AMI Limits1 Renter Owner Utilities3 Taxes & Insurance4
Renter Owner5
Extremely-Low-Income (<30% AMI)
1 Person (Studio) $28,800 $720 $720 $217 $252 $503 $66,232 2 Person (1 Bedroom) $32,900 $823 $823 $232 $288 $590 $79,688 3 Person (2 Bedroom) $37,000 $925 $925 $280 $324 $645 $84,817 4 Person (3 Bedroom) $41,100 $1,028 $1,028 $332 $360 $695 $88,423 5 Person (4 Bedroom) $44,400 $1,110 $1,110 $383 $389 $727 $89,270 Very-Low-Income (31%-50% AMI)
1 Person (Studio) $47,950 $1,199 $1,199 $217 $420 $982 $148,224 2 Person (1 Bedroom) $54,800 $1,370 $1,370 $232 $480 $1,138 $173,488 3 Person (2 Bedroom) $61,650 $1,541 $1,541 $280 $539 $1,262 $190,687 4 Person (3 Bedroom) $68,500 $1,713 $1,713 $332 $599 $1,380 $206,101 5 Person (4 Bedroom) $74,000 $1,850 $1,850 $383 $648 $1,467 $216,182 Low-Income (51%-80% AMI)
1 Person (Studio) $76,750 $1,919 $1,919 $217 $672 $1,702 $271,706 2 Person (1 Bedroom) $87,700 $2,193 $2,193 $232 $767 $1,960 $314,780 3 Person (2 Bedroom) $98,650 $2,466 $2,466 $280 $863 $2,187 $349,262 4 Person (3 Bedroom) $109,600 $2,740 $2,740 $332 $959 $2,408 $382,221 5 Person (4 Bedroom) $118,400 $2,960 $2,960 $383 $1,036 $2,577 $406,682 Moderate-Income (81%-120% AMI)
1 Person (Studio) $105,500 $2,638 $3,077 $217 $1,077 $2,421 $470,474 2 Person (1 Bedroom) $120,550 $3,014 $3,516 $232 $1,231 $2,781 $541,571 3 Person (2 Bedroom) $135,650 $3,391 $3,956 $280 $1,385 $3,112 $604,725 4 Person (3 Bedroom) $150,700 $3,768 $4,395 $332 $1,538 $3,435 $666,235 5 Person (4 Bedroom) $162,750 $4,069 $4,747 $383 $1,661 $3,686 $713,244

4. Taxes and insurance are assumed to be 35% of monthly affordable housing costs for owners.

5. Assumed 30-year amortization, 2.82% interest rate, 6.0% down payment and closing costs equal to 2% of the sale price.

Table B-37: San Pablo Housing Affordability by Income Group City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-40

OWNERSHIP COSTS
Like many cities in the Bay Area, housing costs in San Pablo have continued to rise over the last two decades.

Home values are tracked using the Zillow Home Value Index (ZHVI) as compiled by ABAG-MTC, which is a smoothed, seasonally adjusted measure of the typical value for homes in the 35th to 65th percentile range. The regional ZHVI estimate is a household -weighted average of county -level ZHVI files, where household counts are yearly estimates from DOF’s E-5 series. As demonstrated in Chart B-12, home values did not decline as steeply in San Pablo as they did in Contra Costa County and the Bay Area following the 2008 financial collapse. In fact, value largely plateaued between 2008 and 2014. Between 2014 and 2020 home values have continually risen in San Pablo and have surpassed the previous high of $363,366 in 2005 to reach over $500,000.

Chart B- 12: San Pablo and Regional Area Zillow Home Value Index (ZHVI) , 2001 – 2020
Source: ABAG-MTC Housing Needs Data Workbook (Zillow, ZHVI December 31, 2001 – December 31, 2020) In addition to the ZHVI, the ABAG -MTC data worksheet provides estimates of home values for owner - occupied units based on the 2019 ACS. Shown in Chart B-13, this data confirms the disparity in home value across region as indicated by the ZHVI. While the ZHVI estimates the typical household is valued over $500,000, the ACS indicates that most units (about 87.6 percent) are actually valued below $500,000. This is a very different distribution than is seen in the county or Bay Area, both of which have more even distributions by unit value. Contra Costa County do es skew towards lower unit values while the Bay Area tends to skew towards higher unit values. The ZHVI is better aligned with these regional estimates. Given that housing costs have only risen since the 2019 ACS, the 2020 ZHVI will be used to estimate housing value in San Pablo—although it should be noted that this may slightly overestimate housing cost.

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-41
Chart B-13: San Pablo and Regional Area Owner- Occupied Unit Values , 2019 Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25075)
The ZHVI tracks a variety of types of owner -occupied housing units, including both single -family homes and condominiums. Table B-38 provides a breakdown of the ZHVI by housing type and size between 2010 and 2020. Not all housing types have available data for the 2010 period. In total, housing value has increased by about 85.5 percent between 2010 and 2020. Three-bedroom units in particular have seen a relatively high increase in value by about 112.6 percent during the period. As of 2020, the highest value h ousing type in San Pablo is a four-bedroom housing unit at $577,832.

Given the ZHVI estimates provided in Table B -38 and housing affordability levels from Table B-37 it is apparent that no lower-income household can afford a home at an appropriate size. Some larger households may be able to afford units that have fewer bedrooms, which would lead to overcrowding. For instance, a four-person low-income household would be a ble to afford a $382,221 unit, which would be sufficient to purchase only a one-bedroom unit per the ZHVI. Moderate- income households of any size, on the oth er hand, would be able to afford to purchase a home at the appropriate size.

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-42

Source: Zillow Home Value Index, December 31, 2010 and December 31, 2020 This demonstrates an affordability gap for lower-income households in the city, as such households generally would not be able to afford to buy a home with out significant subsid y. Increased housing production for a range of housing types would also help to increase affordability, but this analysis shows that housing in a market like that of the Bay Area is only generally affordable to moderate- or higher-income households. Chart B-14 visualizes the affordability gap for the typical household, which is defined as a four- person household living in a three-bedroom housing unit.

RENTER COSTS
In 2019, according to ACS estimates provided by ABAG-MTC, the median contract rent in San Pablo was $1,324. According to the Census, contract rent is the monthly rent agreed upon regardless of any furnishings, utilities or services that may be included. Data regarding contract rent excludes units for which no cash rent is paid. Table B -39 illustrates that rent in San Pablo is significantly lower than in the county and in the Bay Area. Rents in San Pablo were generally stable between the 2009 and 2015 period, increasing by about 7.3 percent. This differs from the county and Bay Area, which saw median contract rent increases by 15.1 percent and 20.4 percent, respectively. However, between 2015 and 2019 rent costs spiked in San Pablo—increasing by about 32.5 pe rcent—while the county and Bay Area saw slightly less dramatic increases, 26.2 percent and 28.4 percent respectively.

Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015-2019, B25058, B25056 (for unincorporated areas))

Table B-38: San Pablo Zillow Home Value Index (ZHVI), 2010 - 2020 Housing Type December 2010 ZHVI December 2020 ZHVI
Percent Change
(2010 – 2020)
Total $272,445 $505,418 85.5%
Single-Family $310,601 $523,281 68.5%
Condo - $415,756 -
1 Bedroom - $373,791 -
2 Bedroom - $439,152 -
3 Bedroom $247,964 $527,080 112.6%
4 Bedroom - $577,832 -
5+ Bedrooms $272,445 $505,418 85.5%
Table B-39: San Pablo and Regional Area Rents1, 2009 – 2019 Jurisdiction
2009 Median
Contract Rent
2015 Median
Contract Rent
2019 Median
Contract Rent
San Pablo $931 $999 $1,324
Contra Costa County $1,161 $1,336 $1,686
Bay Area $1,196 $1,440 $1,849

1. County and regional counts are weighted averages of jurisdiction median using rental unit counts from the relevant year.

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-43
Thus, while rents have risen at faster pace in the city than in the surrounding region, San Pablo still remains a relatively affordable option for renters when compared to the county or Bay Area. As demonstrated in Chart B-15, most (65.5 percent) renter-occupied units in San Pablo have contract rents below $1,500. This differs from the county, where 39.4 percent of units have contract rents below $1,500, and the Bay Area, where 35.2 percent of units are below that threshold. Further, 13.3 percent of the county rental stock and 24.7 percent of the Bay Area rental stock have contract rents above $2,500 while only 0.6 percent of San Pablo’s rental stock exceeds that amount.

As rents have risen in the city, it is likely that lower -income households have been less able to afford units at a suitable size. U.S. Census microdata compiled by
the Integrated Public Use Microdata Series (IPUMS)
USA can be used to estimate rental costs by unit size. IPUMS data corresponds to the Public Use Microdata Area (PUMA) for Contra Costa County (Far Southwest)—Richmond (Southwest) & San Pablo Cities. The PUMA does not necessarily have the same boundaries as other Census -derived estimates. Additionally, estimates are weighted by the representativeness of the sampled household given IPUMS-derived weights.

Table B-40 provides estimated median monthly gross rents in the PUMA by the number of bedrooms .

Unlike contract rent, gross rent includes additional costs for utilities and fuels.

Chart B- 14: Ownership Affordability Gap for the Typical Household Source: Zillow Home Value Index, December 31, 2020; Dyett & Bhatia, 2021

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-44
Chart B- 15: Contract Rents for Renter- Occupied Units, 2019 Source: ABAG-MTC Housing Needs Data Workbook (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25056)
Source: IPUMS USA, 2015-2019 ACS
According to the gross rental estimates (i.e., including utilities and other costs) from Table B-40 above and monthly affordable payments presented in Table B-37, extremely-low-income households in San Pablo would not be able to afford to rent an appropriately sized unit. However, larger extremely-low-income households could afford to a rent a unit with fewer bedrooms – for instance, a four-person household could afford to rent a one-bedroom unit. This mismatch is likely one of the causes behind the city’s relatively high rate of overcrowding. All other income levels, including low- and very-low-income households, would be Table B-40: San Pablo Monthly Gross Rental Rates, 2019
Number of Bedrooms Estimated Number of Households1 2019 Median Monthly Gross Rent2 0 540 -
1 1,043 $900
2 5,565 $1,146
3 14,771 $1,361
4 14,245 $1,790
5 3,192 $2,200
6 448 $1,860
7 10 -
8 78 $520

1. Household count is based on the Public Use Microdata Area (PUMA). While PUMAs generally follow the boundaries of census-defined “places,” total household counts may differ from other Census-derived estimates.

2. Estimates of median gross rent are weighted by an IPUMS-derived household weight. Estimates may be inaccurate due to missing data and outliers.

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-45
able to afford to rent an appropriately sized unit. Chart B-16 demonstrates this affordability gap for the typical extremely-low-income household.

Chart B- 16: Rental Affordability Gap for the Typical Household Source: IPUMS USA, 2015-2019 ACS; Dyett & Bhatia, 2021
B.8 Assisted Housing at Risk of Conversion
State Housing Element law requires that communities identify the status of assisted low-income rental units that are “at risk” of conversion to market rent status within ten years of the statutory mandated update of the Housing Element (from January 2023 to January 2031). The California Housing Partnership (CHP) estimates that there are 568 assisted low-income units in San Pablo. Table B-41 shows that while most units in San Pablo at low risk of conversion, there are 60 units (10.6 percent) at moderate risk and 81 units (14.3 percent) at high risk. The proportion of units facing some level of risk is significantly higher in the city (24.9 percent) than in the county (3.4 percent) or Bay Area (5.4 percent). While California Housing Partnership’s Preservation Database is the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing, this database does not include all deed-restricted affordable units in the state.

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-46
Source: ABAG-MTC Housing Needs Data Workbook (California Housing Partnership, Preservation Database, 20230) Per HCD guidance, local jurisdictions must also list the specific affordable housing developments at risk of converting to market rate uses to supplement the aggregate numbers provided in Table B-41. The assisted housing inventory is available in Table B-42 below.

Source: County of Contra Costa

Table B-41: Assisted Units at Risk of Conversion
San Pablo Contra Costa County Bay Area
Risk Level1 Number Percent Number Percent Number Percent Low 427 75.2% 13,403 96.5% 110,177 94.6%
Moderate 60 010.6% 211 1.5% 3,375 2.9%
High 8141 24.814.3% 270 1.9% 1,854 1.6%
Very High 0 0% 0 0% 1,053 0.9%

1. California Housing Partnership uses the following categories for assisted housing developments in its database:
• Low Risk: affordable homes that are at -risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.
• Moderate Risk: affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non -profit, mission-driven developer.
• High Risk: affordable homes that are at-risk of converting to market rate in the next 1 -5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission- driven developer.
• Very-High Risk: affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission- driven developer.

Table B-42: San Pablo Assisted Housing Inventory
Project Name Project Address Project Type
Total
Affordable
Units
Date
Constructed
Affordability
End Date
Montevista Older
Adult Apartments
13728 San Pablo
Avenue
Older adults 81 2003 2058
Casa Adobe Older
Adult Apartments
1924 Church
Lane
Family 53 1991 2063
El Paseo Family
Apartments
1150 Brookside
Drive
Family 130 2008 2063
Giant Road Family
Apartments
907 Lake Street Family 84 2007 2062
El Portal Gardens 14041 San Pablo
Ave
Older adults 81 2024
Rumrill Gardens 1300 Rumrill
Boulevard
Family 60 2025
Church Lane and
Idaho Apartments
2555 Church
Lane
Family 49 2075
Rumrill Place
Apartments
1883 Rumrill
Boulevard
Family 31 2051
Total 348569
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-47

COST ANALYSIS
The typical development cost of affordable housing projects in San Pablo is about $ 393,799 per unit.

Estimates are derived from the average projected development costs per unit provided in recent California Tax Credit Allocation Committee (TCAC) project tax credit applications, see Table B-43. If the 141 units identified by the CHP as facing some level of risk converted to market rate housing during the 10-year period, the total replacement cost would be about $55,525,612.

Source: California Tax Credit Allocation Committee, Project Staff Reports 2017-2020 The cost of preservation for the typical affordable housing project can be estimated by finding the difference between fair market rent and affordable rent. As shown in Table B-37 the affordable monthly rental payment for a very-low-income, four-person household in San Pablo is $1,713. In fiscal year 2021 the HUD Fair Market Rent (FMR), or gross rent estimate, in the Oakland-Fremont, CA HUD Metro FMR area for a three-bedroom unit was $3,196. The difference between these two prices is the “affordability gap,” which is about $1,483 in San Pablo. Given this affordability gap, the total cost of preserving all 1 41 at-risk units would be approximately $209,103 per month or $2,509,236 per year. This translates to a cost of $25,092,360 over the 10-year period, or $177,960 per unit. This is likely an overestimation of cost, since the FMR area that San Pablo is part of includes Bay Area jurisdictions with much higher rental costs. Even so, preservation costs are lower than replacement costs.

RESOURCES FOR PRESERVATION
There are two primary resources available for preserving at-risk units:1)public agencies, nonprofit housing corporations, and tenant groups; and 2) public financing or subsidy programs. HCD maintains a current list of all “qualified entities” across the state, which are nonprofit or for-profit organizations or individuals that agree to maintain the long-term affordability of affordable housing developments. Table B-44 provides the list of all qualified entities for Contra Costa County . The City would work with these organizations to preserve the housing units in danger of conversion. Additional housing resources, including funding sources, that the City utilizes are discussed further in Chapter 35.

B.9 Energy Conservation
Household energy consumption, along with transportation, constitutes a significant proportion of total urban energy use. Efforts to reduce or minimize the overall level of urban energy consumption are essential to mitigate the high costs of energy and the environmental impacts of energy use. Reductions in energy use can be achieved through the coordination of land development and transportation infrastructure. San Pablo is a largely developed and auto-oriented city with primarily single-family residential uses. Commercial and retail corridors are located in the center of the city, surrounded by residential neighborhoods and schools.

There are a number of opportunity areas where land could be developed or redeveloped to meet new Table B-43: Typical Development Costs of Affordable Housing Project Name TCAC Application Year Per Unit Cost1
Church Lane 2017 $418,536
Montevista Older adult Apartments 2018 $292,056
Hilltop Commons 2020 $470,804
Average $393,799

1. Derived from stated “true cash per unit cost” or “effective per unit costs”, where applicable, in TCAC project applications.

City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-48
residential or other needs. To achieve energy conservation goals, the City will continue strict enforcement of the building standards of the 2019 edition of the California Building Standards Code, Title 24 of the California Code of Regulations and amendments related to energy conservation. Title 24 establishes energy budgets or maximum energy use levels for dwelling units. The standards of Title 24 supersede local regulations and mandate implementation by local jurisdictions.

Qualified Entity City Contact
Affordable Housing Associates Berkeley (510) 649-8500
Satellite Housing Inc. Berkeley (510) 647-0700
Northern California Land Trust, Inc. Berkeley (510) 548-7878 Eskaton Properties Inc. Carmichael (916) 334-0810
Anka Behavioral Health Concord (925) 825-4700
Alameda County Allied Housing Program Hayward (510) 670-5404 East Bay Asian Local Development Corporation Oakland (510) 287-5353 Pacific Community Services, Inc. Pittsburg (925) 439-1056 Rubicon Programs, Inc. Richmond (510) 235-1516
East Bay NHS Richmond (510) 237-6459
Community Housing Development Corp. Richmond (510) 412-9290 Neighborhood Housing Services of the East Bay Richmond (510) 237-6459 ROEM Development Corporation Santa Clara (408) 984-5600 Ext 17 ACLC, Inc Stockton (209) 466-6811
City of Walnut Creek Walnut Creek (925) 943-5899
Rural California Housing Corp West Sacramento (916) 414-4436 Source: HCD, May 2021
The City prepared and adopted a Climate Action Plan (CAP) in 2012 using 2005 baseline information provided by the Greenhouse Gas (GHG) Inventory . The CAP provides a policy framework to reduce citywide GHG emissions, while also promoting improvements to increase livability, health and safety .

According to the CAP, during the 2005 baseline year nearly 174,135 metric tons of carbon dioxide equivalent (MTons CO2e) were produced in San Pablo. About 28.7 percent of community emissions came from energy usage, while 59.6 percent came from transportation. About 16.0 percent of emissions came from the residential sector. A number of objectives and strategies, which c ontinue to be implemented by the City, target the reduction of residential emissions.

As part of the City’s efforts to reduce climate -changing GHG emissions, the City Council voted to join MCE, formerly Marin Clean Energy, in 2014. MCE is a not-for-profit, Community Choice Aggregation (CCA) electricity provider that gives customers affordable “green” electricity choices in partnership with PG&E. All residents, excluding those who opted out, were enrolled in MCE’s standard Light Green plan in March of 2015. The Light Green plan is sourced from at least 50 percent renewable resources. Deep Green, which relies on 100 percent clean energy, is also available at a higher cost to residents. The MCE program has been projected to significantly reduce the GHG emissions associated with electricity usage in the city.

A variety of other resources for residential energy conservation are available to San Pablo residents , including a free energy efficiency toolkit, rebates through the Energy Upgrade California – Contra Costa Table B-44: Qualified Entities in Contra Costa County
City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-49
County Program, free “Green House Calls,” and the free Residential Home Improvement/Weatherization Program.

B.10 Key Findings
• Findings Regarding Statutorily Defined Special Needs Groups. - Extremely-Low-Income Residents. Non-Hispanic Black or African American households , which make up 10.7 percent of the city’s population, are disproportionately more likely to be extremely-low-income or live below the poverty line than other racial/ethnic groups. Overall, San Pablo has a higher poverty rate (16.3 percent) than the county (8.7 percent). - Older adult Residents. Older adult residents have relatively lower incomes than the overall city population. Older adult renters in particular are particularly vulnerable, as they tend to live on fixed incomes and nearly three-quarters of older adult renters are considered extremely-low- income.
- Persons with Disabilities. In the city there is a similar proportion of persons with a disability to the county and region. Most residents with a developmental disability live in the home of a parent/family/guardian and are over 18 years old.
- Large Families. At 22.3 percent of all households, the city has a much higher proportion of large family households than the county (12.4 percent) and the Bay Area region (10.8 percent).

However, these households tend to be less cost -burdened and have relatively higher incomes than other San Pablo households.
- Female-Headed Households. In the city, f emale-headed households , which make up 20.8 percent of all households in San Pablo, tend to be renter -occupied, and those with children under the age of 18 are more likely to live below the poverty line. The proportion of single parent headed—both female-headed and male-headed—households is higher in the city than in the county or the region.
- Persons Experiencing Homelessness. Recent point in time counts indicate a homeless population of 67 persons in San Pablo and 2,295 persons in the county . Since there are no shelters available in the city, all individuals experiencing homelessness in San Pablo are considered unsheltered. The city contains a higher proportion (100.0 percent) of unsheltered people than does the county (70.1 percent).
- Farmworkers. San Pablo has very few farmworker residents. A similar proportion of the labor force work in the “agriculture, forestry, fishing and huntin g” industry in the city (0.9 percent), the county (0.5 percent), and the Bay Area (0.7 percent), although this is not exactly equivalent to “farmworkers.” While there are a number of students considered migrant workers in the Bay Area, there are none in the city or county.
• Demographics. While the city has a lower median age than the county, the share of older residents (i.e., those 65 and older) grew from 8.7 percent to 10.1 percent between 2000 and 2019 , which represents a lower share than in Contra Costa County as a whole . During this same period, t he proportion of Hispanic or Latinx residents also increased from 46.3 percent to 60.1 percent, while the city’s share of non -Hispanic white and non- Hispanic Black or African American residents declined. Nevertheless, San Pablo is racially and ethnically distinct from the county and region.

Compared to both the county and the region, the city still has a significantly higher share of Hispanic or Latinx residents. Compared to the county and the region, a higher proportion of city City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-50
residents work in the construction industry while a lower proportion work in the financial and professional services industry.
• Income. San Pablo has a proportionally larger number of extremely low-income households (28.5 percent) compared to Contra Costa County (13.5 percent) and Bay Area overall ( 14.7 percent).

Similarly, San Pablo also has a proportionally larger number of v ery-low-income households in comparison to Contra Costa County and the Bay Area overall. • Cost Burden. Nearly half of all residents experience some level of cost burden, and lower-income households and renters see higher than average rates.
• Overcrowding. Households in the San Pablo experience higher rates of overcrowding (17.0 percent) than do households in the county (5.0 percent) or the region (6.9 percent). Overcrowding disproportionately impacts renters ( 20.8 percent), lower- income households (14.2 percent of extremely-low-income, 22.1 percent of very-low-income, and 8.8 percent of low-income), Hispanic or Latinx households (25.8 percent), and multiple or other race households (23.5 percent). • Housing Quality. Most residential buildings in the city are at least 30 years old, and a relatively high proportion of owners have incomplete kitchen facilities. The proportion of incomplete kitchen (2.1 percent of owners, 0.4 percent of renters) and plumbing facilities (0.9 percent of owners, 1.0 percent of renters) is one estimate of substandard housing. • Housing Tenure. Unlike the county (34.1 percent) or the region (43.9 percent), San Pablo is mostly comprised of renters (61.9 percent), including renters who occupy single-family homes (about one- third of detached single-family homes are renter-occupied). In the city, Black or African American households (74.0 percent), multiple or other race households (67.9 percent), and Hispanic or Latinx households (62.4 percent) are more likely to be renters, as are lower -income households (71.0 percent). The share of renters as well as the total number of renter -occupied units has increased dramatically in the city between 2000 (4,609 renter-occupied households or 50.9 percent) and 2019 (5,712 renter-occupied households or 61.9 percent).
• Vacancy. The vacancy rate is higher than in the county but about the same as the wider Bay Area.

While housing costs are comparatively low and need is great, San Pablo has a vacancy rate of 6.2 percent, which is higher than the county as a whole (4.8 percent). Further, about 236 units or 41.3 percent of vacant units in the city are on the market (i.e., for rent or for sale), as compared to 29.6 percent of vacant units in the Bay Area on the market (51,174 units). This suggests that there is pressure on rental and affordable housing stock to convert as property owners seek to profit from a hot market.
• Production and Need at Various Income Levels . Most housing was built before 1980, with very few housing units built in the last decade. The total number of units in the city has slightly decreased between 2010 and 2020 (0.3 percent decrease) , although there has been some multifamily development. Importantly, there has been a significant loss of mobile home units since 2010 (loss of 104 units, or a 21.4 percent decrease). Further, considering socio-economic conditions in the city, the rate of overcrowding and the rate of housing cost burdened households , there is a demonstrated need for additional housing for both lower -income and above -moderate-income households.
• Housing Affordability. Housing costs are relatively lower in the city than in the county and Bay Area, but there remains a significant affordability gap for lower -income households. Given the City of San Pablo | Housing Element Update 2023-31 Appendix B: Housing Needs Assessment Revised Draft February 14, 2024 B-51
prevailing rent and home sales prices in the city, lower-income households cannot afford to rent or own a home at the appropriate size, while extremely-low-income households cannot afford to rent in the city. Further, a number of assisted (subsidized) housing units are at risk of conversion to market rate housing during the next 10 years, including 81 units at high risk as identified by the California Housing Partnership.

Appendix C
Constraints Analysis
City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024
Table of Contents
Appendix C – Housing Constraints .............................................................................. C-1 C.1 Governmental Constraints ........................................................................................................... C-1 C.2 Non-Governmental Constraints ............................................................................................... C-53 C.3 Key Findings ................................................................................................................................... C-69

List of Tables and Charts
Table C-1: San Pablo General Plan Land Use Density and Intensity Standards ..................... C-3 Table C-2: San Pablo Specific Plan Permitted Residential Uses ................................................ C-10 Table C-3: San Pablo Base Districts, Overlay Districts, and Specific Plans ............................ C-11 Table C-5: Permitted Residential Uses in Residential, Commercial, and Industrial Districts .................................................................................................................................................. C-13 Table C-6: Approved Building Permits in Contra Costa County Jurisdictions, 2015-2021 ..................................................................................................................... C-14 Table C-7: Residential Development Standards in Residential Districts ............................... C-16 Table C-8: San Pablo and Nearby Cities Development Standards Comparison ................... C-19 Table C-9: Residential Development Standards in Commercial and Mixed Use Districts .................................................................................................................................................. C-20 Table C-10: Overlay Districts Development Standards ............................................................. C-21 Table C-11: Typical Residential Densities, 2018-2022 ................................................................ C-22 Table C-12: Residential Off-Street Parking Requirements ......................................................... C-25 Table C-13: San Pablo Street Design Standards ........................................................................... C-29 Table C-14: San Pablo Density Bonus Summary .......................................................................... C-30 Table C-15: San Pablo Incentives/Concessions Summary .......................................................... C-31 Table C-16: Accessory Dwelling Unit Standards Summary ....................................................... C-32 Table C-17: Community Care Facilities in San Pablo .................................................................. C-34 Table C-18: Permit Procedure Timelines ....................................................................................... C-42 Table C-19: Timelines for Permit Procedures .............................................................................. C-43 Table C-20: Typical Processing Procedures by Project Type ................................................ C-43 City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024
Table C-22: San Pablo Fee Estimates .............................................................................................. C-50 Table C-23: Contra Costa County Fee Estimates ....................................................................... C-52 Table C-23: Local Hazards Risk Ranking ........................................................................................ C-55 Table C-24: Median Single-Family Land Costs, 2019 ................................................................... C-60 Table C-25: Land Costs for Affordable Housing Projects in San Pablo, 2017-2021 ............ C-61 Table C-26: Construction Costs for Affordable Housing Projects in San Pablo, 2017-2021 .......................................................................................................................... C-62 Chart C-1: National 30-Year Fixed Rate Mortgages, 2015-2021 ............................................. C-65

City of San Pablo | Housing Element Update 2023-31 Appendix C: Constraints Analysis Revised Draft February 14, 2024 C-1
Appendix C – Housing Constraints
State law requires housing elements to identify and evaluate potential and actual governmental and non-governmental constraints that affect a jurisdiction’s ability to maintain and improve existing housing and develop housing to meet its housing needs. Governmental constraints can include land use regulations, fees and exactions, and processing and permitting times, among others. Non - governmental constraints can be infrastructural, environmental, or market-based. This appendix provides an assessment of these constraints to help identify any approaches San Pablo could use to reduce or overcome the constraints and improve its ability to meet the community’s housing needs.

C.1 Governmental Constraints
San Pablo regulates the use and development of land through the General Plan, Zoning Ordinance, Subdivision Ordinance, and a variety of building and site development standards. These requirements are intended to protect the health, safety, and general welfare of the community but such regulations, associated procedures, and processing fees can also reduce the City’s ability to meet its housing objectives by increasing the feasibility and cost of developing housing.

LAND USE AND HOUSING POLICIES
San Pablo ’s housing stock is comprised largely of single- family homes and medium-density residential development (8 to 16 dwelling units per acre) . Low Density residential development occupies almost a third of the acreage within the incorporated area and another 8 percent is Medium Density residential. More than half of the unincorporated acreage within the Planning Area is also occupied by Low Density residential uses.

The San Pablo General Plan 2030, which guides long -range physical development in the city, was adopted on April 18, 2011. Key themes of the General Plan revolve around economic development, creating a pedestrian and bicycle-friendly community, and promoting residential development. The Plan’s guiding policies for residential neighborhoods propose to both “protect and enhance quality of life” and “promote a variety of housing types and prices within neighborhoods to serve the economic needs of all segments of the community.”
1 Additionally, a major emphasis of the General Plan was to introduce the concept of mixed-use development to bring jobs and shopping areas close to where residents live to improve convenience and reduce reliance on auto use.2 Providing for the development of residential and mixed-use projects in mixed-use areas made it possible to allow for more residential development without significantly changing the character of existing residential neighborhoods. As

1 San Pablo General Plan 2030, April 2011, pp. 1-15-1-163-20. 2 Ibid, pp. 3-7 and 3-8.

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discussed below, the State’s elimination of municipal redevelopment in 2012, along with a variety of other economic changes, now require re-examination of the Plan’s use classifications and other policies to achieve the desired levels of residential production.

The Land Use & Physical Design Element of the General Plan provides the foundation for San Pablo’s land use regulation s, which are implemented through the zoning ordinance. The Plan established three residential classifications, four mixed -use, and two commercial land use classifications as shown in Table C -1: San Pablo General Plan Land Use Density and Intensity Standards. Residential uses are permitted in the mixed -use districts subject to restrictions that constrain development to varying degrees but are not permitted under either of the commercial designations. The use restrictions, d ensity and intensity standards provide the framework under which both residential and non-residential development can occur (Table C-1). a. Low Density Residential. Located at infill sites in Old Town and central San Pablo, the Low Density Residential designation allows for family detached development with a density range of up to 12.0 and an average expected density of 8.0 units per acre. b. Medium Density Residential. Located at sites along a major road, the Medium Density Residential designation allows for residential development at a density of 13.0 to 24.0 units per acre (with an average expected density of 18.0 units per acre. The designation is primarily intended for attached housing, duplexes, townhomes or apartments. c. High Density Residential. Located at sites along a major road, the High Density Residential designation allows for residential development at a density of 25.0 to 60.0 units per acre (with an average expected density of 30.0 units per acre). The designation is primarily intended for townhomes or apartments or condominiums with 4 stories and above. d. Mixed Use Center North. Located around the intersection of San Pablo Avenue and El Portal Drive, this designation allows for residential development at a density of 40.0 to 80.0 units per acre (with an average expected density of 60.0 units per acre). This designation is intended for multifamily apartment buildings.
e. Mixed Use Center South. Located around the intersection of San Pablo Avenue and Church Lane, this designation allows for residential development at a density of 20.0 to 40.0 units per acre (with an average expected density of 32.0 units per acre) for the whole site. This designation is intended mostly for townhomes.
f. Commercial Mixed Use. Located at sites all over the city, this designation allows for residential development at a density of 12.0 to 24.0 units per acre (with an average expected density of 20 units per acre). This designation is intended for townhomes and multifamily apartment buildings.
g. Residential Mixed Use. Located primarily along San Pablo Avenue between Brookside Drive and El Portal Drive, this designation allows for residential development at a density of

10.0 to 18.0 units per acre (with an average expected density of 14 units per acre). This designation is intended for townhomes and multifamily apartment buildings.

The 2015 Housing Element (Program H-3.2.1) called for the City’s Zoning Ordinance to be updated in 2015 to reflect the residential densities in the City’s General Plan 2030, San Pablo Avenue Specific Plan and the 23
rd Street Specific Plan. The amendments to the Zoning Ordinance established several new zoning districts to implement the 2030 Plan’s proposed mixed-use designations—Mixed Use Center North, Mixed Use Center South, Commercial Mixed Use, and Residential Mixed Use—all of which accommodate residential development.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-3

Table C-1: San Pablo General Plan Land Use Density and Intensity Standards Opportunity Sites
Gross Acreage
Floor Area Ratio (FAR; includes all
uses—non-residential and
residential)
Density (units per
gross acre)
Land Use Classification Minimum Maximum Range or
Maximum
Low Density Residential 4.8 - - Up to 12
Medium Density Residential 3.2 - - 12.1 – 24
High Density Residential 17.3 - - 24.1 – 60
Mixed Use Center North 2.7 0.302 2.5 Up to 801
Mixed Use Center South 16.1 0.502 2.5 Up to 601
Commercial Mixed Use 28.6 0.402 1.5 Up to 501,4
Residential Mixed Use 25.6 -5 1.5 Up to 501
Neighborhood Commercial 13.3 0.30 1.0 -
Regional Commercial 25.6 0.30 0.75 -
Entertainment District
Overlay

10.1 0.5 above base
district
maximum3
-
Industrial Mixed Use 23.7 0.30 0.60 -

1. Included within the FAR limit.

2. The frontage of a site along San Pablo Avenue is required to be devoted to active uses. Residential is not permitted at the ground level along San Pablo Avenue.

3. Additional FAR available for entertainment uses only.

4. Residential uses only allowed when commercial FAR is 0.5 or greater.

5. While no minimum FAR is specified, development along San Pablo Avenue must have active uses on the ground floor.

Source: City of San Pablo, 2010; Dyett & Bhatia, 2010
The General Plan estimated that the Planning Area’s population would increase to about 34,950 by 2030, an increase of about 8.5 percent over 2010, driven primarily by regional economic growth and migration. This growth was anticipated to include close to 1,000 new housing units much of it in the Circle S, Mission Plaza, South San Pablo Avenue, Town Center, and West San Pablo Avenue sub-areas, all of which were expected to be completely built out by 2030. Four other sub -areas (Rumrill Boulevard, Giant Road, Church Lane, and San P ablo Dam Road) were assumed to be 70 percent developed by 2030.

Current estimates are less robust and data show that San Pablo’s population grew by only 3.8 percent from 2000 to 2020, which is lower than the Bay Area’s growth rate. This slowdown is due in part to the Covid pandemic but, as discussed below, there are also other factors that dampened the city’s growth. In 2020 the population was estimated to be 31,413. Moreover, the number of housing units actually decreased by .03 percent during the same period due in part to the closing of the Circle S mobile home park.4 The Plan classified the Circle S site as Mixed Use Center South and City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-4
called for a wide range of uses including residential as well as retail, commercial, office, public/institutional, and hotels. Due in large part to the State’s elimination of municipal redevelopment programs in 2012, the only project that has been completed to date has been the new civic center.

To meet San Pablo’s changing circumstances and needs, the City is embarking on a targeted General Plan update in parallel with the adoption of this Housing Element. The City has received a grant from the State to help support this effort, which will focus on designing a land use pattern and formulating policies that will help to accelerate housing production. Data show that the housing type that experienced the most growth between 2010 and 2020 was multi-family with five or more units.3 The City hopes to continue this trend by developing and implementing strategies that promote higher density infill development as well as “missing middle”4 housing options, and ADUs in single-family areas.

Although the General Plan is, for the most part, serving the community well, the City is using this opportunity for a targeted update to also reflect changing conditions in the community and respond to emerging trends and new State law. As part of the update, a new Environmental Justice Element will be prepared, building on the Health Element for the 2030 General Plan that was recognized with a national American Planning Association award, and density, intensity, use mix requirements will be revisited. This will create an opportunity to address a number of the constraints this analysis identifies. The horizon of the General Plan will also be extended to 2040.

Rumrill Boulevard Corridor Plan
Rumrill Boulevard is a major four -lane community corridor that extends north from San Pablo’s southwestern City limit to connect with Broadway and San Pablo Avenue. The southern portion of the corridor between Brookside and Costa is designated as a Priorit y Development Area (PDA), currently identified as an Employment Focus Area in Plan Bay Area 2040 and projected to see 22 new households and 194 jobs added by 2040. The corridor is a predominantly Latinx area with major existing uses including industrial yards, the Rumrill Sports Park, an older mobile home park, and the Rumrill Garden Apartments, together with a variety of auto -related uses, grocery stores, churches, restaurants, commercial services, and several underused and abandoned properties. A Complete Streets Study for the corridor was completed in 2015, and complete street improvements are slated for construction in 2021-22.

In tandem with the General Plan and Housing Element updates, a Corridor Plan for the segment of Rumrill Boulevard
between Brookside and Costa is being drafted with a view to establishing a coherent vision, land use and development strategy, and revitalization plan for the area. A citywide survey conducted in early 2022 found strong community support for higher density housing development along the Rumrill Corridor. With additional community and stakeholder input, the

3 Association of Bay Area Governments, Housing Needs Data Report: San Pablo, April 4, 2021, pp. 6 and 11. 4 Missing middle housing refers to a “range of house-scale buildings with multiple units—compatible in scale and form with detached single-family homes—located in a walkable neighborhood.” These housing typologies are typically more affordable than single -family homes, especially for moderate- income households. See more at https://missingmiddlehousing.com/.

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Corridor Plan is being developed to articulate a clear vision to guide revitalization of the corridor and incorporate strategies to foster transit-oriented development, enhance regional equity, and bring mobility, housing, and economic development opportunities to a diverse community in need. The Corridor Plan will be adopted as an element or component of the General Plan.

Specific Plans
To implement General Plan policies for two other key corridors , the City adopted the San Pablo Avenue Specific Plan (SPSP) and the 23rd Street Specific Plan (23rd Street SP) in 2007 and 2011 respectively. These specific plans provided detailed guidance for future development and to further enhance the appearance and character of an area and replace the zoning provisions of the underlying districts within the Specific Plan areas (San Pablo Zoning Ordinance, Section

17.38.020.B). Section 17.38.040, Priority development area (PDA) overlay district (D2) also establishes alternate development standards for properties in the 23rd Street SP and SPSP plan areas and on Rumrill Road that are within a quarter mile radius of any existing or planned light rail, streetcar, or bus rapid transit station to promote higher density and pedestrian -oriented uses consistent with ABAG’s Sustainable Community Strategy. These standards supersede requirements otherwise applicable to mixed -use projects that include residential uses and residential projects with four or more units. The Specific Plans could be amended to incorporate or cross -reference these standards , which allow densities up to 60 units per acre, maximum FAR of 2.5 and a maximum height of 60 feet.
23rd Street Specific Plan
The 23rd Street SP, adopted by the City in October 2007, provides a long-term strategy to revitalize and increase the development potential of the 23rd Street Corridor , a 22-acre half-mile stretch of 23rd Street between San Pablo Avenue and Pine Avenue . The Plan was intended to implement the 1996 General Plan by focusing on the creation of an identifiable neighborhood-serving commercial district. Goal LU-2 aims to promote a “land use mix that contributes to an increase in housing opportunities and jobs and fosters a more viable economy,” while Goal ED-2 seeks to provide “new jobs and housing opportunities in the Plan Area.”
The Plan establishes specific standards for development within the Plan area including a requirement for vertical mixed -use development along 23 rd Street. Multi-family units are only allowed on the second floor or behind a permitted retail use on the ground floor. Live-Work living spaces are allowed with approval of a use permit. Residential development must have a minimum density of 30 units per acre unless the Planning Commission approves development as low as 15 units per acre or higher than 30 is needed due to unique site constraints or to avoid detriment to adjacent residential or commercial uses. The Plan also requires that residential development provide publicly accessible as well as private open space.

Almost the entire plan area has been zoned Commercial Mixed-Use (CMU)designation, which allows neighborhood-serving retail with residential use primarily on upper levels. Office use and stand-alone residential uses are also allowed. The maximum FAR is 2.5 for parcels that front on 23rd Street, the allowable development intensity is 55 dwelling unit s per acre (du/ac), and the building height limit is 50 feet for parcels that front on 23rd Street. Properties designated SP1 and SP2 are also subject to additional development and design standards included in the Specific Plan.

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The 23rd Street SP estimated that 282 dwelling units would result from new development and the General Plan anticipated that 50 percent of the potential development would occur by 2030.

Current data show that only 2 new units have been developed in the plan area since 2007, a single family home and an ADU.

Staff has found the 23rd Street SP difficult to implement and often confusing. The requirement for ground floor commercial uses appears to be an impediment to development especially on mid - block properties. Although the City has been able to permit completely residential buildings as a conditional use according to Staff, neither the Plan nor the existing Code appear to allow such deviations. Moreover, the minimum s tandards for both residential and commercial development are overly strict for both residential and commercial development. In addition to the minimum density and restrictions for housing (e.g. only above the ground floor or behind ground floor retail) are often infeasible. The Plan’s parking requirements are also an impediment , requiring covered parking and not reducing parking standards reductions (including for mixed -uses), although the area is significantly denser that the rest of the city. Live-work units also require a CUP, which discourages a type of development that would likely be appropriate for this planning area.

Under the State Density bonus law, the City could approve exclusively residential buildings as a waiver of requirements for eligible projects and could also modify other standards based on a determination that they make affordable housing infeasible. In order to encourage development to revitalize the area as well as build needed housing, the Housing Action Plan could propose to amend the Zoning Ordinance to specifically allow the Director or Planning Commission to approve this deviation as well as allow modification of other standards that may be constraining residential development.

San Pablo Avenue Specific Plan
The San Pablo Avenue Specific Plan (SPSP) was adopted by the City in September 2011 in response to the corridor’s designation as a Priority Development Area (PDA) by the Metropolitan Transportation Commission and the Association of Bay Area Governments. In 2007. The broad objective of the Plan is to foster revitalization of San Pablo Avenue into a pedestrian - and transit- oriented boulevard integrating new development with key activity centers like Contra Costa College, City Hall, Doctors Medical Center, and the San Pablo Lytton Casino. The Specific Plan was written to implement General Plan proposals to:
• Initiate planning, rezoning, and marketing of the City Hall site if the City Hall moves to an alternative location,
• Use the San Pablo Avenue Specific Plan to guide future development in the Circle-S site focus area; and
• Use design guidelines established by the San Pablo Avenue Specific Plan for development review in the San Pablo Avenue corridor.

The SPSP outlines a vision for an economically viable and healthy corridor with a neighborhood and community scale and focus, and a safe and pedestrian -friendly street environment provides a vision and policies for San Pablo Avenue to become a vibrant, accessible, and sustainable mixed - use corridor. The SP Planning Area encompasses 261 acres occupying about 15 percent of San Pablo’s total area extending 2.25 miles along San Pablo Avenue from the unincorporated area north City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-7
of the City through the tribal lands occupied by the San Pablo Lytton Casino to Road 20 along the City’s southern boundary.

A key component of the plan is its Affordable Housing Strategy 5, which sets forth a suite of affordable housing goals and policies. The Strategy was designed to meet the requirements of the MTC/ABAG Station Area Planning Manual to create opportunities for affordable and accessible Housing including:
• Affordable housing goals to be achieved through inclusionary requirements or other policies and financing mechanisms;
• Analysis of inclusionary housing requirements;
• Providing a range of housing options;
• Minimizing displacement of existing residents;
• Accessibility/visitability policies that go beyond the scope of ADA and State requirement to ensure that some development is fully accessible for residents and visitors with disabilities.

A Market Study completed for the Specific Plan in 2010, concluded that:
• Prospective buyers and renters in the Study Area will include many first-time homebuyers; young and multigenerational families; students and others affiliated with Contra Costa College, the Doctors Medical Center, and the San Pablo Lytton Casino; and the elderly. • In the short-term demand in the Study Area was projected to be 390 units, or 65 units per year of market -rate housing from income -qualified households, which would be an absorption level of three to four units per month across the entire Study with 60 percent of demand for ownership housing and 40 percent for rental housing. • Based on residential demand projections and ABAG population projections, the Study area would have a demand for 900 to 1,300 new market-rate units by 2030; • Based on San Pablo residents’ income levels, there is a notable demand for affordable housing, some of which could be met by the turnover of about 430 existing subsidized units with a need for about 18 to 25 affordable units annually through 2015; and • Supportable product types include a combination of ownership townhomes, rental apartment units and multi-family housing appropriate for students.

The SPSP estimated that a total of 739 residential units could be built in the planning area by 2030 including a range of housing types with fewer than 200 units in residential only projects. Only 48 units (6.5 percent) were expected to be affordable to low -income households. While several large projects have been entitled in the Specific Plan Area since adoption in 2011, as yet no developments have been constructed.

The SPSP Land Use Diagram includes the following land uses classifications, organized into four categories: Residential, Mixed Use, Commercial, and Public. The development standards of

5 City of San Pablo, San Pablo Avenue Specific Plan, 2011, Chapter 7.

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designations that permit residential uses are summarized below, and Table C-3 provides permitted uses by land use designation. Generally, the SPSP provides a predictable path towards development and contains helpful development standards and incentives. • Residential – Low Density Residential. This designation is intended for single -family detached residential development of up to 12 units per gross acre, accommodating existing development in the northern-most end of the Planning Area, adjacent to Wanlass Park. New development within this classi fication is not expected. The minimum lot size is 5,000 square feet (6,000 square feet for a corner lot).
• Residential – Medium Density Residential. This designation is intended for a mix of housing types, with density ranging from 12.1 to 24 units per gross acre. Housing types may include single-family attached or multifamily dwellings. Medium Density Residential development will remain primarily along the central portion of the corridor. This designation is also applied to serve as a transition to higher intensity or commercial development (for example, south of Wanlass Park).
• Residential – High Density Residential. This designation is intended for multifamily buildings and townhomes between 24.1 and 60 units per gross acre. The higher densities of this designation may provide more affordable rental and ownership housing opportunities, while its location near active commercial centers may provide more lifestyle options. Developments in this classification would typically stand two to four stories high. Common open space and shared amenities are required within High Density Residential developments. • Mixed Use – Mixed Use Center North. The Mixed Use Center North designation aims to establish an active destination that caters to a student population and allows high -intensity mixed-use development at or near the 1.6 -acre Mission Plaza site, adjacent to Contra Costa College. Stores, restaur ants/cafés or other active uses are required on the ground floor to promote an active pedestrian environment. (See Chapter 4: Urban Design and Building Development Standards for a detailed description of the desired acti ve pedestrian environment.) Typical heights are expected to be four stories, with portions of buildings reaching 60 feet. The maximum FAR (for residential and non-residential uses combined) is 2.5; no separate residential maximum density is specified, to enable maximum use of FAR by smaller housing units geared to students. The minimum required commercial FAR is 0.3. • Mixed Use – Mixed Use Center South. The Mixed -Use Center South designation is limited to the former Circle-S site. Similar toLike Mixed Use Center North, this designation describes a new high-intensity mixed-use destination in an area with high growth potential. The Mixed - Use Center South designation aims to establish a major new activity center and new citywide and regional destination for the City of San Pablo. Uses may include commercial, office (including medical offices), residential, institutional, and hotel. Typical heights are expected to reach three to five stories, with a maximum height of 60 feet. The maximum FAR is 2.5 and the maximum residential density allowed is 60 units per gross acre (included within the FAR limit).

As noted above, t he State’s elimination of redevelopment agencies in 2012 has required City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-9
significant revision to plans for the Circle S site and except for the new City Hall, which was completed in 2020, no other new development has been completed. The City has approved plans for three projects including a new Police Headquarters and Training Facility, a mixed - use development with 91 units and 9,175 square feet of commercial space, and a 20 -lot townhouse development on a site previously approved for high -density mixed- use development.
• Mixed Use – Commercial Mixed Use. This is a mixed- use designation that includes office, retail, commercial, residential, and public uses. Active uses are required for frontage along San Pablo Avenue, and residential uses are allowed only when the commercial FAR is 0.5 or greater.

This designation applies primarily to the gateway area at the southern end of the corridor, and near the intersection with Church Lane in the central portion of the corridor. Typical height is expected to be two to three stories, with a maximum allowable height of 40 feet. The maximum FAR is 1.5 and the maximum density is 50 units per gross acre. • Mixed Use – Residential Mixed Use. The Residential Mixed -Use designation applies primarily to the northern segment of the San Pablo Avenue corridor, north of Road 20. Located near Contra Costa College and recent commercial development, this area is characterized by small parcels and high pedestrian traffic. This designation is intended for a variety of residential and non-residential uses on infill sites and promotes pedestrian activity in a mixed -use environment. Residential Mixed -Use development that fronts onto San Pablo Avenue must have active commercial uses at the ground floor; elsewhere, residential uses are permitted on the ground floor. Non -residential uses may include administrative, financial, business, professional, medical, dental, and public uses. The typical height is expected to be two to three stories, with a maximum allowable height of 40 feet. The maximum FAR is 1.5 and the maximum residential density (included within the overall FAR limits) is 50 units per gross acre.

The San Pablo Specific Plan does not identify Accessory Dwelling Units (ADUs) or Single-Room Occupancy (SRO) Hotels among the permitted uses and should be amended to do so. Since the Plan’s adoption, the State law was amended to allow ADUs with multi -family residential development subject to certain requirements . SRO Hotels should be allowed in districts where hotels, motels, multi-family development, community care facilities, and other use types and other facilities with similar performance characteristics subject to conditions to ensure they are a good fit with nearby development.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-10
Source: City of San Pablo, San Pablo Avenue Specific Plan (2011) Zoning Ordinance
Land uses within San Pablo are regulated by the City’s Zoning Ordinance, Title 17 of the San Pablo Municipal Code. The current Zoning Ordinance was adopted on May 18, 2015, and has since been amended several times for compliance with State law. The stated purpose of the Zoning Ordinance is to promote growth of the city in an orderly manner and to promote and protect the public health, safety, peace, comfort, and general welfare in conformance with the general plan. However, some restrictions and procedures may hinder the San Pablo’s ability to meet its housing objectives by unreasonably increasing the cost of development and the time required to produce new units.

As noted in Table C-4 below, the Ordinance establishes 11 base districts and five overlay districts and designates two areas regulated by the 23rd Street and San Pablo Avenue Specific Plans. The four base districts are strictly residential with varying levels of permitted density. The residential use types permitted in the residential base districts as well as other mixed- use and non- residential districts are outlined in Table C-5. Residential uses are permitted by right in the appropriate residential zones, as well as in the RMU and CMU districts. Multifamily development is also permitted by right in the CR district. The NC and IMU districts are more limiting in terms of residential uses permitted – both districts require a use permit for multifamily development.

Specific development standards in each district , some of which do constrain residential development, are discussed in greater detail below.

Table C-2: San Pablo Specific Plan Permitted Residential Uses Permitted Uses1
Residential
(Medium and
High Density)
Residential
Mixed Use
Mixed Use
Center (North
and South)
Commercial
Mixed Use
Commercial
(Neighborhood and
Regional)
Residential Use Classes
Dwellings See sub-classifications below
Single-Family
Attached
R R2 - - -
Two-Family
(Duplexes)

U - - - -
Multiple
Family
R R2 R2 R2, 3 -
Residential Care
Facilities

R U - - -
Non-Residential Use Classes
Community
Care Facilities

U U U U U
Live-Work Units A R R R U

1. R designates classes of uses permitted by right; A designates classes of uses that require an administrative review; U designates classes of uses permitted with a use permit; and – designates classes of uses that are prohibited.

2. Residential use types not permitted on the ground floor along San Pablo Avenue except in the Mixed Use Center South District where residential use types are permitted on the ground floor with a use permit.

3. Allowed if minimum FAR of 0.5 is met.

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Source: City of San Pablo, Zoning Ordinance, Section 17.26.030 Establishment of zoning districts Table C -4 below identifies the extent of land in San Pablo where residential development is permitted by residential use type.

Table C-4: Residential Acreage by Zoning Citywide
Residential Type Zoning Districts2 Acreage Percent of Citywide Area
Single-Family R-1 through R-4; RMU; CMU; SP2-RMU; SP2-LDR 745.4 57.3% Multifamily R-3; R-4; RMU; CMU; CR; SP2-MDR; SP2-HDR 258.2 19.9% Mixed-Use RMU; CMU; CR; SP1-CMU; SP2-RMU; SP2-MUCS;
SP2-MUCN; SP2-CMU
140.6 10.8%

1. Includes zoning districts that do not require a use permit for residential development.

2. Residential uses are restricted on the ground floor in SP1-CMU, SP2-RMU, SP2-MUCN, SP2-MUCS, and SP2- CMU districts.

Source: City of San Pablo, 2022; Dyett & Bhatia, 2022

Table C-3: San Pablo Base Districts, Overlay Districts, and Specific Plans General Plan Land Use ID District Name
Base Districts
Low Density Residential R-1 Single-Family Residential District Low Density Residential R-2 Two-Family Residential District Medium Density Residential R-3 Multifamily Residential District High Density Residential R-4 High-Density Multifamily Residential District Residential Mixed-Use RMU Residential Mixed-Use District Neighborhood Commercial NC Neighborhood Commercial District Regional Commercial CR Regional Commercial District
Commercial Mixed-Use CMU Commercial Mixed-Use District
Industrial Mixed-Use IMU Industrial Mixed-Use District
Public/Institutional I Institutional District
Parks/Recreation OS Open Space District
Overlay Districts
- D1 Hillside Area Overlay District
- D2 Priority Development Area Overlay District
- D3 Air Quality Health Risk District
- MF Multifamily Overlay District
- CP Creekside Protection Overlay District
Specific Plans
- SP1 23rd Street Specific Plan
- SP2 San Pablo Avenue Specific Plan
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DEVELOPMENT STANDARDS AND REGULATIONS
Restrictive development standards can constrain the feasibility of development within a jurisdiction and, therefore, limit the overall supply of housing – including affordable housing. In San Pablo, regulations in the 23rd Street and San Pablo Specific Plans along with those the zoning ordinance stipulates for some commercial districts are overly strict with respect to residential projects.

Together with the extent of land now developed with single -family housing, the relatively small parcel size, and the scarcity of vacant land, these regulations limit the potential for providing higher-density housing outside of designated corridors.

While rents and sales prices for housing remain relatively low compared to other Bay Area jurisdictions, San Pablo’s progress toward its 5th cycle Regional Housing Needs Allocation (RHNA) has lagged behind other cities in Contra Costa County (Table C-6.) For instance, in West County, while San Pablo has a slightly higher rate of permitting for low -income housing than similarly sized Hercules and a much higher rate of permitting for moderate -income housing than Pinole, no permits at all were issued for very low-income units between 2015 and 2020 and the permitting for above- moderate-income units lags significantly behind every other city in the County. The short- fall in higher -end housing is a likely result of negative perceptions about San Pablo discussed below. Currently, there are several higher -density and mixed-use projects in the City’s development pipeline that will increase San Pablo’s available housing stock at all income levels.

The following sections identify the potential housing constraints posed by San Pablo’s current coverage, density, setback, parking, and other development standards and identify actions the City will take to remove such constraints. Development of new housing is also constrained by the availability of larger lots as the section on non-governmental constraints discusses.

City of San Pablo | Housing Element Update 2023-31 Appendix C: Constraints Analysis Revised Draft February 14, 2024 C-13
Source: City of San Pablo, San Pablo Municipal Code, Section 17.32.030 Uses allowed and Section 17.34.030 Uses allowed Table C-5: Permitted Residential Uses in Residential, Commercial, and Industrial Districts Residential Land Use1 R-1 R-2 R-3 R-4 RMU NC CR CMU IMU Accessory Dwelling Units2 R R R R R R R R R
Assisted Living Facilities - - U U U - U U -
Boarding Houses - - U U U - - U -
Community Care Facilities (7+)3 U U U U U U U U -
Dwellings, Multiple-Family6 - - R R R U R R U
Dwellings, Single-Family Attached6 - R R R R - - R -
Dwellings, Single-Family Detached6 R R R - - - - R -
Dwellings, Two-Family (Duplexes)6 - R R - - - - R -
Emergency Shelter - - - - R - U - -
Live-Work Facility - - - - U - - U U
Mobile Home Parks - - - - - - U - U
Residential Care Facilities 3 R R R R R - - R -
Single-Room Occupancy - - - - R - U - -
Supportive Housing R R R R R - - - -
Transitional Housing R R R R R - - - -

1. “R” designates classes of uses permitted by right; “A” designates classes of uses that require an administrative review pursuant to Section 17.18.020, Plan check/zoning clearance; “U” designates classes of uses permitted with a use permit pursuant to Section 17.20.040, Conditional use permit; and “–” designates classes of uses that are prohibited. Any class of use not listed is prohibited.

2. Permitted in conjunction with existing and proposed single-family and multiple-family dwellings. Junior accessory dwelling units also allowed in existing and proposed single-family dwellings. See Section 17.60.070.

3. Six or fewer persons do not require a use permit and are permitted by right.

4. Supportive and transitional housing treated as residential uses, subject only to the permitting requirements that apply to residential uses of the same housing type location in the same zone.

City of San Pablo | Housing Element Update 2023-31 Appendix C: Constraints Analysis Revised Draft February 14, 2024 C-14

Source: HCD, Annual Progress Reports, 2015-2021; U.S. Census Bureau, American Community Survey 2015-2020 (Table ID:

S0101)

Table C-6: Approved Building Permits in Contra Costa County Jurisdictions, 2015- 2021
Percent of RHNA Met
Jurisdiction1
2020
Population
Very-Low-
Income
Low-
Income
Moderate-
Income
Above-Moderate-
Income
West County
Richmond 110,051 98.4% 52.5% 0.0% 57.7%
San Pablo 30,959 0.0% 22.6% 60.0% 15.8%
Hercules 26,090 0.0% 13.6% 217.0% 210.2%
El Cerrito 25,280 118.0% 9.5% 37.7% 379.5%
Pinole 19,343 0.0% 0.0% 2.3% 20.6%
East County
Antioch 111,468 59.3% 155.6% 43.0% 231.5%
Pittsburg 71,723 8.2% 127.6% 137.7% 97.5%
Brentwood* 63,013 1.3% 10.5% 39.0% 1,010.4%
Oakley 41,656 2.5% 98.9% 133.7% 352.4%
Central County
Concord 129,227 2.4% 0.7% 1.6% 32.1%
San Ramon 81,344 6.8% 34.1% 125.5% 622.1%
Walnut
Creek
69,836 16.4% 8.5% 19.4% 200.9%
Danville* 44,933 5.1% 24.3% 37.9% 319.8%
Martinez* 38,397 0.0% 0.0% 1.3% 35.4%
Pleasant Hill 34,903 0.0% 0.0% 57.1% 61.6%
Lafayette 25,949 5.1% 7.7% 120.0% 509.1%
Orinda* 19,461 0.0% 0.0% 79.6% 721.4%
Moraga 16,896 0.0% 2.3% 14.0% 206.7%
Clayton 11,585 0.0% 28.0% 0.0% 23.5%
* = Only includes permits approved between 2015 and 2020. As of May 2022, 2021 Annual Progress Report data is not available.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-15
Site Development Standards
In addition to identifying allowable uses, the Zoning Ordinance establishes standards for minimum lot size, maximum residential density, building coverage, maximum building height, and minimum front yard depth, all of which constrain development to some extent. Residential district development standards are provided in Table C-7, while standards applicable to residential projects in commercial and industrial districts are provided in Table C-9.

Site development standards in residential zones are generally comparable to those in neighboring jurisdictions. (See Table C -8 below for a comparison of regional development standards). San Pablo’s R-4 and RMU districts both permit densities above 30 du/ac , and permitted densities are comparable to other jurisdictions – although mixed-use districts in Richmond do permit higher densities. Building height limits are also on par or higher in San Pablo than neighboring jurisdictions. Required open space in multifamily districts is higher than in some places like Richmond but is generally comparable to those standards in other similarly sized communities.

Maximum FAR in mixed- use districts is also somewhat low compared to other cities. Notably, minimum parcel size requirements for multifamily zones are substantially larger in San Pablo than in other jurisdictions.

The San Pablo Zoning Code establishes provisions to facilitate development on substandard lots including parcels in the R3 and RMU zones but no such provisions for substandard R4 or CMU parcels. Because this could present a challenge for redevelopment within these zones, the Housing Action Plan proposes code revisions to address this constraint.

City of San Pablo | Housing Element Update 2023-31 Appendix C: Constraints Analysis Revised Draft February 14, 2024 C-16
Table C-7: Residential Development Standards in Residential Districts District R-1 R-2 R-3 R-4 RMU
Parcel Dimensions1
Area, min (sq. ft.)
Interior Parcel 5,000 7,000 10,000 10,000 10,000
Corner Parcels 6,000 7,000 10,000 10,000 10,000
Frontage, min (feet)
Interior Parcel 50 70 100 100 100
Corner Parcels 60 70 100 100 100
Coverage, Density, and Intensity
Parcel Coverage,
max
45%2 50% 70% 75% 75%
Density, max (du/ac)3 12 18 24 4812 5012
Floor Area Ratio
(FAR), max
- - - - 1.5
Setbacks4
Front, min (feet) 20 20 155 15 feet5, 7 05, 6, 7
Side, max 10 feet/20% of parcel
width for both sides
- 25 feet/20% of parcel
width for both sides
25 feet/20% of parcel
width for both sides
25 feet/20% of
parcel width for
both sides
Side, min
1st Story 4 feet per side 5 feet per side - - 0 feet; 10 feet when abutting
conforming use
2nd Story 8 feet per side/18
feet total
5 feet per side - - -
1- to 2-Story Building - - 5 feet per side 5 feet per side 5 feet per side City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-17

Table C-7: Residential Development Standards in Residential Districts District R-1 R-2 R-3 R-4 RMU
3-Story Building - - 8 feet per side 8 feet per side 8 feet per side 4+ Story Building - - 12 feet per side 12 feet per side 12 feet per side7 Single-Row Dwelling Access (feet)8
Rear, min (feet) 15 15 15 15 0-10 when
abutting
conforming
residential use
Site Development Measurements
Height, max (feet)
At Eave 20 20 4011 609, 11 609, 11
At Roof Peak 27 27 4811 759, 11 50
Stories, max 2 2 611 611 3
Building Separation, min Per Building Code
Width of Driveways and Driveway Cuts at Curb
Single Driveway (feet) 12 - - - 10
Double Driveway 22 feet or 40% of the lot frontage, whichever is less Width of Inner Court Access to Double-Row Dwelling Group (feet) 22 Required Open Space
per Unit, min (sq. ft.)
- 350 300 300 150 sq. ft. of
publicly accessible
and 60 sq. ft. of
privately accessible

1. Parcels not meeting the minimum parcel area or parcel frontage requirements are subject to the provisions of Section 17.08.050, Nonconforming parking.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-18
Source: City of San Pablo, San Pablo Municipal Code, Section 17.32.040 Development standards

2. Parcel coverage may be increased to fifty percent if two R-1 lots of five thousand square feet or less are consolidated.

3. Maximum densities shown in this table may be increased pursuant to the state density bonus law for affordable housing and the city’s density bonus ordinance.

4. Additional setbacks may be required for development adjacent to creeks or steep slopes to meet the requirements in Chapter 17.08, Nonconformities, and other applicable laws and to ensure safety of development from unstable soils.

5. For residential mixed uses, there is no minimum setback, and maximum setback is twenty feet.

6. Portions of the building facade that exceed twice the height of adjoining buildings shall be set back from the adjoining property line a minimum of ten feet.

7. Twenty-foot setback is required if covered parking is located in front of the building.

8. Second story not allowed except by use permit.

9. The planning commission shall determine if the placement of side yard windows would jeopardize the privacy of adjacent neighbors. The planning commission may impose greater setbacks or require other design features to protect privacy. The planning commission may also allow a minimum three- foot side yard at the second story if such setback would not jeopardize the privacy of adjacent neighbors. This reduced setback shall apply to one side of the dwelling only.

10. Single-row dwelling groups with side yard access are discouraged and allowed only with a use permit.

11. Within seventy-five feet of an R-1 or R-2 district, the height shall be limited to forty feet eave height, fifty feet roof peak height, and four stories.

12. Mixed use residential and residential projects with 4 units or more within quarter mile radius of transit subject to alternate standards per Section

17.38.040, Priority Development Area overlay district.

City of San Pablo | Housing Element Update 2023-31 Appendix C: Constraints Analysis Revised Draft February 14, 2024 C-19
Residential development standards in non -residential districts are generally more restrictive than those in residential zones. Sections 17.34.040 and 17.34.050 of the San Pablo Zoning Ordinance establish overall development standards and residential requirements, respectively. See Table C-9 below for a summary of development standards in commercial and industrial zones.

Commercial districts place overly strict restrictions on residential and mixed- use development.

Although the CMU district permits up to 50 du/ac and does not require a use permit for multifamily projects, both the CR and NC districts only permit up to about 17.4 du/ac or up to about 21.8 du/ac Table C-8: San Pablo and Nearby Cities Development Standards Comparison Jurisdiction Minimum Lot Size (sq.
ft.)
Maximum
Building Height
(feet)
Maximum
Density (du/ac)
Minimum Total
Open Space (sq.
ft. per unit)
Maximum
FAR
San Pablo SFR1: 5,000-7,000
MFR1: 10,000
MU1: 5,000-10,000
SFR1: 27
MFR1: 48-75
MU1: 50-60
SFR1: 12-18
MFR1: 24-48
MU1: 50
SFR1: 350
MFR1: 300
MU1: 210
MU1: 1.5
Richmond SFR2: 3,750-11,000
MFR2: 5,000
MU2: 5,000
SFR2: 30-35
MFR2: 35
MU2: 35-135
SFR2: 5-15
MFR2: 27-40
MU2: 30-135
SFR2: -
MFR2: 120-150
MU2: 260-275
MU2: 0.5-

5.0 Pinole SFR3: 6,000-43,560
MFR3: None-3,000
MU3: None
SFR3: 35
MFR3: 35-50
MU3: 50
SFR3: 1-10
MFR3: 20-50
MU3: 30-35
SFR3: -
MFR3: 380
MU3: 380
N/A
El Cerrito SFR4: 5,000-20,000
MFR4: 5,000-6,000
MU4: 5,000
SFR4: 25-35
MFR4: 25-35
MU4: 35-50
SFR4: 1 unit
per lot, plus an
ADU
MFR4: 2 units
per lot-34.8
MU4: 35
SFR4: -
MFR4: 200-250
MU4: 100
MU4: 2.0-

3.0 Hercules SFR5: 6,000-21,780
MFR5: 3,000
MU5: Per approved
planned
development plan
SFR5: 35
MFR5: 45-90
MU5: 40-65
SFR5: 2-7
MFR5: 12-55
MU5: 40
SFR5: -
MFR5: 300-1,000
MU5: 100
MU5: 4.0

1. Single-family residential (SFR) refers to R-1 and R-2 zoning districts, multifamily residential (MFR) refers to the R-3 and R-4 zoning districts, and mixed-use (MU) refers to the RMU and CMU zoning districts in San Pablo.

2. SFR refers to the RH, RL1, and RL2 zoning districts, MFR refers to the RM1 and RM2 zoning districts, and MU refers to the CM-1 through CM-5 zoning districts in Richmond.

3. SFR refers to the LDR and R-1 zoning districts, MFR refers to the R-2, R-3, and R-4 zoning districts, and MU refers to the RMU and CMU zoning districts in Pinole.

4. SFR refers to the RS zoning district, MFR refers to the RD and RM zoning districts, and MU refers to the TOM zoning districts in El Cerrito. Increased density is permitted pursuant to the Incentives Program.

Additional public open space is required for building over 25,000 sq. ft.

5. SFR refers to the RS zoning districts, MFR refers to RM zoning districts, and MU refers to the PC-R zoning district in Hercules.

Source: City of San Pablo, San Pablo Municipal Code; City of Richmond, Richmond Municipal Code; City of Pinole, Pinole Municipal Code; City of El Cerrito, El Cerrito Municipal Code; City of Hercules, Hercules Municipal Code City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-20
when in combination with non-residential uses. Further, the NC district requires a use permit for multifamily development. There is also a FAR penalty in the CMU district and projects may be required to provide ground floor commercial, depending on specific plan area. While the City has successfully used density bonus provisions to promote development in light of these restrictions, they unnecessarily limit the ability of developers to provide residential and mixed -use projects in commercial districts. The City should reform residential development standards in commercial districts to promote additional flexibility.

Table C-9: Residential Development Standards in Commercial and Mixed Use Districts4
NC CR CMU1 IMU
Minimum parcel area (sq. ft.) 2,000 10,000 5,000 No minimum Maximum building height (feet) 30 50 50 65
Minimum FAR 0.3 0.3 0.5 -
Maximum FAR
Office 1.0 0.75 1.5 0.6
Non-Office 1.0 0.5 1.5 0.6
Maximum density (du/ac)2 - - 503 -

1. For properties within SP1 and SP2 refer to each specific plan for development and other design standards.

2. Residential dwelling units in a commercial district shall not exceed one dwelling unit per 2,500 square feet of parcel size (about 17.4 du/ac) unless otherwise permitted in a specific plan. Residential dwelling units in combination with non-residential uses shall not exceed one dwelling unit per 2,000 square (about 21.8 du/ac).

3. Residential uses are only allowed when the commercial FAR is 0.5 or greater.

4. Mixed use residential and residential projects with 4 units or more within quarter mile radius of transit subject to alternate standards per Section 17.38.040, Priority Development Area overlay district.

Source: City of San Pablo, San Pablo Municipal Code, Section 17.34.040 Development standards Overlay Districts
The City has five overlay districts that supplement the development standards of underlying districts to protect unique site features or implement location -specific regulations. Where the provisions of the overlay district conflict with the provisions of the underlying zoning district, the provisions of the overlay district prevail. The purpose of each overlay district and their respective development standards are summarized in Table C-10 below.

Additional restrictions on residential development in overlay districts are intended to protect sensitive uses from environmental conditions that may pose a health or safety risk and are generally appropriate to protect public health. Some provisions, such as the Air Quality Health Risk Overlay District (D3) and Creek Protection Overlay District (CP), implement requirements imposed by regional, State or federal agencies. In such instances it would be preferable to make specific reference to best practices or mitigation measure and require that projects incorporate such measures or alternate approaches subject to City review and approval.

The current wording of Section 17.38.050 Air quality health risk overlay district (D3) states that residential development “shall not be located” within 500 feet of the I -80 but also s ays that such City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-21
new development shall “provide project-level mitigation measures to reduce vulnerability to toxic air emissions from the freeway.” This provision presumably refers to the Planning Healthy Places guidelines published by the Bay Area Air Quality Management District (BAAQMD) , which recommend several best practices to reduce exposure to air pollution that allow residential development with appropriate mitigation measures – including air filters, project phasing, and barriers, among others.6 Z oning amendments and other steps can be taken to review and revise overlay district requirements.

Table C-10: Overlay Districts Development Standards
Overlay District Purpose Summary of Development Standards Hillside area
overlay district
(D1)
Protect public safety in generally
unstable hillside areas.

Structures above one story require
zoning administrator review. A
geotechnical report, increased design
standards, and additional fire protection
is also required.

Priority
development
area (PDA)
overlay district
(D2)
Promote and provide for higher
density and pedestrian oriented uses as
part of, or in proximity to, transit
stations in line with Plan Bay Area’s
Sustainable Community Strategy. PDAs
include Rumrill Road, 23rd Street
Specific Plan, and San Pablo Avenue
Specific Plan.

Permits a density between 20 du/ac and
60 du/ac (only applicable to mixed-use
and integrated developments –
residential projects must include a
minimum of four units). Permits FAR
between 0.5 and 2.5, and a maximum
height of 60 feet.

Air quality health
risk overlay
district (D3)
Protect sensitive receptors from toxic
air emissions, consistent with Bay Area
Air Quality Management District
guidelines, along the Interstate 80
corridor.

The following uses are restricted within
500 feet on both side of Interstate 80:
residential development, parks and other
open spaces, schools, child care facilities,
senior centers, hospitals, and medical
facilities. New development must provide
project-level mitigation measures.

Multifamily
overlay district
(MF)
Recognize and protect existing
multifamily development located on
parcel(s) with an underlying zoning
district that no longer allows
multifamily development.

Multifamily uses are permitted in addition
to the allowed uses of the underlying
zoning district. Requests to expand or
rebuild existing multifamily developments
must be consistent with either R-3 or R-
4, depending on corresponding density.

Creek
protection
overlay district
(CP)

Protect creeks, as they play an
important role in groundwater
recharge, surface water distribution,
and flood management
No structures are allowed in floodways,
and any structure in a floodplain shall
have its finished floor at or above the
one-hundred-foot floodline. Additional
setbacks may be required.

Source: City of San Pablo, San Pablo Municipal Code, Chapter 17.38 Overlay and Special Districts

6 Bay Area Air Quality Management District, “Planning Healthy Places”, May 2016. Download at https://www.baaqmd.gov/~/media/files/planning-and-research/planning-healthy-places/php_may20_2016- pdf.pdf?la=en
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Typical Project Densities
San Pablo has not experienced high development activity until relatively recently; therefore, there are few projects by which to gauge “typical” project densities in the city. However, there are several projects currently in the City’s development pipeline that take advantage of the higher densities permitted along corridors and in mixed -use districts. Table C -11 summarizes the residential densities achieved in both recent projects (i.e., projects completed between 2018 and 2021) and pipeline projects. As can be seen, projects in the R -1 district—both recent and pipeline —tend to approach the maximum density. Further, pipeline projects in the CMU district and specific plan areas will also come close to or exceed the maximum permitted density of the applicable base zone.

Maximum densities are more difficult to achieve in the R-2 and R-3 zones where available lots are too small to take advantage of the economies of scale that are available in other communities.

Examples include a long and narrow lot in the R -3 zone that was recently developed with a small single-family detached unit and an R-3 parcel with more than two acres and already developed as a mobile home park where the City approved six additional units.

Table C-11: Typical Residential Densities, 2018-2022
Recent Development Pipeline Development
Base Zone1 Permitted Density
(du/ac)
Average
Density
Percent of Permitted
Density
Average
Density
Percent of Permitted
Density
R-1 12.0 11.2 93.0% 9.9 82.6%
R-2 18.0 - - 6.7 37.2%
R-3 24.0 9.5 39.7% 7.4 30.7%
R-4 48.0 - - - -
CMU 50.0 - - 45.6 91.1%
RMU 50.0 - - - -
SP1 (CMU) 55.0 12.5 22.7% 62.3 113.3%
SP2 (LDR) 12.0 - - - -
SP2 (MDR) 24.0 - - - -
SP2 (HDR) 60.0 - - 62.1 103.6%
SP2 (MUCS) 60.0 - - 68.8 114.6%
SP2 (MUCN) - - - - -
SP2 (CMU) 50.0 - - - -
SP2 (RMU) 50.0 - - 36.4 72.7%

1. SP1 refers to 23rd Street Specific Plan; SP2 refers to San Pablo Avenue Specific Plan.

Source: HCD, Annual Progress Reports, 2018-2021; City of San Pablo, 2022

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-23
Parking Standards
Required parking can significantly add to project development costs and reduce the feasibility of residential development. Chapter 17.54 of the San Pablo Zoning Ordinance requires residential off- street parking in all zoning districts. One recent analysis found that the cost of providing only According to a recent study by the Victoria Transportation Institute, the annualized total cost of parking ranges from $1,500 per space for surface parking to more than $5,000 for structured or underground parking. Because lower- income households tend to have lower vehicle ownership rates, regulations force them to spend a larger portion of their household budgets on parking than more affluent households. For example, the annual cost of two parking spaces would represent about 12 percent of a $29,000 annual income compared to about 4 percent of an annual income of $115,000. 7 The cost of providing even one parking space per unit typically increases moderate - priced housing costs approximately 12 percent, and two parking spaces increases lower -priced housing costs by 25 percent.. Lower-income households are particularly disadvantaged by generous off-street parking requirements because they tend to own fewer vehicles and pay more for parking as a percentage of housing costs. For example, the $100 per month direct cost of two parking spaces represents only 5 percent of a$2,000 per month luxury condominium rent, but 20 percent of the $500 per month rent of a basic apartment. 8 . A 2021 study by the Terner Center reported similar results from other studies including one from 2020, which found that structured parking added nearly $36,000 per unit to the cost of Low-Income Housing Tax Credit projects built in California between 2008 and 2019.9
See Table C-12 below for a summary of off-street parking standards for a variety of residential uses.

ADU parking standards are discussed separately below. San Pablo’s multifamily parking standards may constrain residential development. For instance, the number of spaces required is not tied to the number of bedrooms in a unit – a project is required to provide two spaces per unit whether the unit consists of one bedroom or three bedrooms. Further, the requirement to provide covered parking—including garage parking—can interfere with the financial feasibility of multifamily projects.

Alternatives to covered parking, including open landscaped parking, could reduce development costs. As listed in Table C-12, Residential Care Facilities are required to provide two covered spaces plus one additional space for each employee. This requirement, which appears in Section 17.54.020 is unusually onerous and an obstacle to the development of this important type of accommodation.

Moreover, it conflicts with Table 17.54 -A of the Ordinance, which states that Community Care Facilities shall provide one space for ever sic beds plus one per employee. The Richmond Zoning Ordinance, for example, requires only .25 spaces per bed for all times of Supportive Housing

7 Todd Litman, Victoria Transport Policy Institute, “Parking Requirement Impacts on Housing Affordability: The Costs of Residential Parking Mandates and Benefits of Reforms”, pp. 14-16. November 16, 2023 https://www.vtpi.org/park- hou.pdf
8 “Parking Requirement Impacts on Housing Affordability”, Victoria Transport Policy Institute, May, 2023, pp. 14-16.

Download at https://www.vtpi.org/park-hou.pdf
9 David Garcia and Julian Tucker, Terner Center for Housing Innovation, “How AB 1401 May Impact Residential Parking Requirements”, April 13, 2021 https://ternercenter.berkeley.edu/research-and-policy/ab-1401-residential-parking- requirements/
City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-24
including Residential Care Facilities serving seven or more persons including necessary employees.

Accordingly, through Program 1-G in Chapter 4, the Housing Action Plan, the City will review and revise all parking standards to ensure they are appropriate in light of anticipated parking demand and location relative to transit.

Sections 17.54.040 and Section 17.54.050 of the Zoning Ordinance providesprovide for common parking facilities, shared parking, and waivers or reductions in parking standards subject to approval by the zoning administrator. Waivers for adjacent public parking facilities and on -street parking are available, as are reductions for senior housing, mixed -use projects, and projects in proximity to transit. Projects that conduct a Transportation Demand Management (TDM) study or include an agreement for shared off -site parking are also eligible for further reductions with a use permit – this provides a lower threshold than would typically be required under a variance for similar parking reductions. Given that most of San Pablo is close to transit, the 10 percent reduction in parking is widely available – as is the one space waiver upon provision of a bike rack. Increased credits for bicycle use, transit, and a healthier mixed -use reduction could further increase the feasibility of residential development in the city – especially within the San Pablo Avenue Specific Plan. Actions the City will take to increase flexibility in parking requirements are contained in the Housing Action Plan.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-25
Table C-12: Residential Off-Street Parking Requirements Residential Use Parking Requirements
Caretaker
Residence
Two covered spaces are required for a caretaker residence.

Day Care,
Large Family
Two covered spaces plus one space, covered or uncovered, for each employee are required for a large family day care.

Day Care,
Small Family
Two covered spaces plus one space, covered or uncovered, for each employee are required for a small family day care.

Dwellings,
Multiple-Family
and Mixed-Use
Two covered spaces are required for each dwelling unit in a multiple-family dwelling.

Both spaces shall be garage spaces, or one space may be a garage space and one space a carport space. Spaces for an individual unit may be in tandem, subject to approval of an administrative use permit. Required parking for buildings within one- quarter mile of a transit stop may be reduced by 10 percent.

Dwellings,
Single-Family
The following provisions apply to attached and detached single-family dwellings:

1. For single-family dwellings located on a lot with a width of at least fifty feet, two enclosed parking spaces are required. If the spaces are located on the front half of the property, they must be enclosed in a garage with doors. If located on the rear half of the property, the spaces may be either in a garage or a carport. In either case, tandem spaces may be permitted subject to administrative review, and only if the driveway area in front of the garage or carport is at least eighteen feet long. Carports are not allowed in the front half of the property.

2. For single-family dwellings located on a lot with a width of less than fifty feet, two enclosed parking spaces are required. Alternatively, subject to administrative use permit, one space in a garage located in the front half of the lot and one uncovered space in the driveway for tandem parking may be provided if the driveway area is at least eighteen feet long. Carports are not allowed in the front half of the property.

3. Each driveway shall lead to a covered parking space.

4. Paved or unpaved driveways not leading to a required parking space are prohibited. In no case shall driveways or paved areas exceed fifty percent of the front and side street yards.

5. Only one driveway per parcel shall be allowed, except that a second driveway may be allowed on a corner lot to serve a secondary unit, subject to approval by the zoning administrator.

6. Carports. Only permanent structures are allowed. Carports are allowed on the rear half of lot and must meet setbacks.

Dwellings, Two
Family
(Duplexes)
Two spaces per unit are required for two-family dwellings. If the spaces are located in the front half of the property, the required spaces must be garage spaces with garage doors. If located on the rear half of the property, the spaces may be either garage spaces or carport spaces. The parking spaces for each unit may be in tandem, subject to an administrative approval, and provided the driveway area is at least eighteen feet long. Carports are not allowed in the front half of the property.

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Transitional or
Supportive
Housing
One-half parking space per unit or based upon a site-specific parking and neighborhood analysis if less than this ratio is proposed. For supportive housing, no off-street parking is required where located within one-half mile of a public transit stop. Provided parking may be uncovered and shall use the multiple-family site planning criteria for parking lots in the Residential Design Guidelines.

Residential Use Parking Requirements
Mobile Home
Parks
One space is required for each mobile home. The space shall be adjacent to the mobile home.

Community
Care Facilities
One space for every six beds plus one per employee.

Accessory
Dwelling Units
A lot containing an accessory dwelling unit must provide at least one additional off- street parking space to serve the accessory dwelling unit, except as otherwise provided in Section 17.60.070.

Source: City of San Pablo, San Pablo Municipal Code, Section 17.54.020 Residential off-street parking requirements and Section 17.60.070 Accessory dwelling units
The existing2023 Housing Element proposed amending the Zoning Code to allow reduced parking by right for all new residential projects located on San Pablo Avenue close to transit service. The Housing Element also proposed to reduce parking standards for multi-family development on San Pablo Avenue.10 The Code was amended in 2015 to allow a 10 percent reduction for buildings located within a quarter mile of transit but no reduction is available for the residential development in mixed- use buildings where housing is the primary use. (Section 17.54.050.F and Section

17.54.050.H). Moreover, the approval of parking reductions based on transit accessibility appears to remain a discretionary decision subject to approval by the Director.

The most recent amendments to the Government Code, which including amendments to comply with AB 2097 (Friedman), prohibit cities from imposing any minimum parking requirements on residential, commercial, or other development if the project is within one -half mile of a major transit stop unless it makes certain findings su pported by evidence in the record. “Major transit stop,” as defined by Public Resources Code Section 21064.3, means an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and evening peak periods.

While San Pablo is served by seven AC Transit bus routes providing local connections and two Transbay Transit bus routes that provide connections to BART stations in El Cerrito and Richmond as well as numerous major destinations in the East Bay, there is only one route that operates at peak hour frequencies of less than 15 minutes. Therefore, the requirements of A B 2097 do not apply.

Nevertheless, recognizing that

10 City of San Pablo, 2015-2023 Housing Element, pp. 38-39.

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San Pablo's PDAs, in particular, are well served by transit, but because of the impact of parking requirements on housing construction and housing cost, especially to lower -income households, Program 1- G has been added to Chapter 4, the Housing Action Plan, committing the City to implement parking reductions reduce parking requirements to an average of one space per unit based on the unit size and proximity to transit. Other proposed actions will require additional unbundled parking, building on the provisions in AB 1317 that are applicable to buildings with a view to increasing the feasibility of residential development in the PDAs.16 or more rental units, Building Code and Enforcement
San Pablo implements the California Building Code ; Chapter 15.04 of the San Pablo Municipal Code adopts California Code of Regulations, Title 24, 2019 Edition by reference. While the City has not amended the California Building Code, it has adopted the California Fire Code as amended by the Contra Costa County Fire Protection District per Fire District Ordinance No. 2019 -37. These amendments apply to the entire county and are generally related to public health and safety; as such they do not pose a constraint to housing in San Pablo.

The Building Division is responsible for issuing building permits and providing detailed inspections of electrical, mechanical, and plumbing projects. Building Inspection also investigates and responds to all citizen complaints concerning construction or safety issues of structures throughout the city. Further, the Code Enforcement Unit under the San Pablo Police Department works with absentee landlords and homeowners to reduce hazardous conditions. The Code Enforcement team also works with other department s within City government such as the Public Works Department and City Attorney’s Office.

The Building Code Board of Appeals was established in to hear and decide appeals of orders, decisions or determinations made by the San Pablo Building Official relative to the application and interpretation of the California Building Codes . The Building Official’s decision may be appealed by filing with the city clerk, within ten days from the date of service of such decision, a written, dated appeal. Any person, firm or corporation violating any of the provisions of Chapter 15.04, or any of the provisions of the codes adopted by reference, shall be guilty of a misdemeanor.

The Residential Health and Safety Ordinance (Chapter 15.52 of the San Pablo Municipal Code) establishes the procedures for the inspection of all single- and multifamily residential rental units, and for inspection of all dwellings sold within the San Pablo city limits. This program assures that the City's residential units comply with existing State and local building, electrical, fire and plumbing code standards, to ensure the structures are safe for occupancy, and housing stock is maintained to acceptable standards. A Residential Health and Safety (RH&S) inspection is required for properties that are for sale or non-owner occupied. RH&S inspections are conducted following fee payment, and certificate of compliance is issued within 60 days after the inspection. If the owner fails to correct all such deficiencies within six months after the original application was filed, a new application should be completed and the application fee must be repaid. Failure to obtain a certificate of compliance for properties that are for sale or non -owner occupied constitutes a violation of local codes dealing with health, safety or building within the meaning of Revenue and Taxation Code Sections 17274 and 2436.5.

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Subdivision On- and Off-Site Improvements
On- and off-site improvements required as part of the subdivision process are detailed in Chapter

16.22 of the San Pablo Municipal Code. The following improvements are required:

A. General. All improvements as may be required as conditions of approval of the tentative map or by city ordinance or resolution, together with, but not limited to, the required improvements set forth in this chapter shall be required of all subdivisions. Requirements for construction of on- site and off-site improvements for subdivisions of four or fewer parcels shall be noted on the parcel map, or waiver of parcel map or the subdivision improvement agreement recorded prior to or concurrent with the parcel map.

Completion of improvements shall be in accordance with Section 16.22.100.

B. Frontage Improvements. The frontage of each lot shall be improved to its ultimate adopted geometric section, including street structural section, curbs, sidewalks, driveway approaches and transitions.

C. Storm Drainage. Stormwater runoff from the subdivision shall be collected and conveyed by an approved stormdrain system. The stormdrain system shall be designed for ultimate development of the watershed, shall be capable of collecting and conveying runoff generated by a ten-year flood, and shall be capable of providing overland release of one hundred-year flood waters to the main drainage channel or corridor. The stormdrain system shall provide for the protection of abutting and off -site properties that would be adversely affected by any increase in runoff attributed to the development. Off-site storm drain improvements may be required to satisfy this requirement.

D. Sanitary Sewers. Each unit or lot within the subdivision shall be served by the sanitary sewer system that serves the city.

E. Water Supply. Each unit or lot within the subdivision shall be served by the domestic water system that serves the city.

F. Other Utilities. Each unit or lot within the subdivision shall be served by natural gas, electric, telephone and cablevision facilities.

G. Fencing. Each parcel or lot within the subdivision that is adjacent to property containing a public facility shall have an approved fence adequate to prevent unauthorized access between the properties.

H. Other Improvements. Other improvements including, but not limited to, grading, street lights, fire hydrants, signs, street lines and markings, street trees and shrubs, landscaping, monuments, bicycle facilities, fences, and smoke detectors, any other best management practices or requirements imposed by the city engineer in order to comply with current national pollutant discharge elimination system municipal storm water permit, or fees in lieu of any of the foregoing, shall also be required as determined by the city engineer in accordance with this title, the general plan and city standards and specifications.

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I. Off-site Improvements. If the subdivider is required to construct off-site improvements on land in which neither the subdivider nor the city has sufficient title or interest to allow construction, the city shall, within one hundred twenty days of recording the final map, acquire by negotiation or commence condemnation of the land. If the city fails to meet the one hundred twenty-day time limit, the condition for the construction shall be waived.

Prior to approval of the final map, the city may require the subdivider to enter int o an agreement to complete the off-site improvements at the time the city acquires title or an interest in the land. The subdivider shall pay the cost of acquiring off -site land or an interest in the land required to construct the off-site improvements.

The above requirements are typical for Contra Costa communities and , therefore, are not a constraint that disadvantages San Pablo relative to other parts of the countyto development in the city.

Street design standards, provided in the Circulation Element of the General Plan, establish typical street sections for each roadway classification. These standards are summarized in Table C-13 below.

San Pablo is a fully urbanized city and the likelihood that new streets will be created is very low.

Table C-13: San Pablo Street Design Standards
Width (feet)
Street Type Subtype Street1 Right-of-Way2
Auto Arterial
4 lanes 66-70 76-86
2 lanes 34-40 44-56
Urban Arterial 4 lanes 69-70 84-90
2 lanes 48 64
Mixed-Use Boulevard 4 lanes 80-84 100-108
2 lanes 56-64 72-84
Avenue 2 lanes + TWLTL3 46 56-60
2 lanes 32-40 44-60
Local - 30-34 40-50

1. Includes bike lanes, travel lanes, medians, left turn lanes, two-way left turn lanes, and parking.

2. Includes sidewalks.

3. Two-way left turn lanes.

Source: City of San Pablo, 2030 General Plan, Circulation Element While required improvements do not pose a constraint, the residential subdivision process is generally costly in San Pablo. Pursuant to the Subdivision Map Act (Government Code Section 66410-66499), parcel maps submitted for City approval must be prepared by a licensed land surveyor. Because the City does not have staff qualified to review proposed subdivision and parcel maps for compliance with engineering requirements, applicants are required to pay the cost of a consultant hired by the City in addition to a n administrative fee. The City does not receive many subdivision applications but this additional charge also applies to the cost of parcel maps, lot line adjustments and similar map actions, which could hamper implementation SB 9 (Government Code Section 65852.21). The potential for urban lot splits and creating additional residential units on existing lots has generated some interest from San Pablo residents according to City staff .

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Effective July 1, 2022, the fee for parcel maps, lot line adjustments and lot mergers is $2,000, plus the consultant fee and a 17 percent administrative fee. 11 Actions the City will take to reduce or mitigate the cost of subdivisions are included in the Housing Action Plan. One approach would be to reduce or waive processing fees if the new lots are designated for the affordable housing development.

Density Bonus Provisions and Other Incentives
The San Pablo Zoning Ordinance provides density bonuses and other incentives for the production of childcare and housing facilities for very-low-, low-, and moderate-income and senior households in Section 17.60.020 , Density bonus and other incentives. The text in sub -section C, Types of Density Bonus and Other Incentives Allowed, appears consistent with the State requirements at the time the Ordinance was last updated in 2015 but Table 17.60-B erroneously states that the only 1 percent of the Very Low-Income target is required to qualify for the maximum bonus as shown in Table C-14 below. Both the text and the table need to be revised to comply with the most recent State requirements (Chapter 365, Statutes of 2021). The 2021 amendments increased the maximum density bonus of 50 percent for low, very-low, and moderate-income units, and 80 percent for 100 percent affordable projects and made a variety of other changes to the State -mandated requirements. The State law also increased the number of available incen tives/concessions to four for 100 percent affordable projects.

Table C-14: San Pablo Density Bonus Summary
Target Group
Minimum Percent
Target Units
Bonus Granted Additional Bonus
for Each 1%
Increase in Target
Units
Percent Target
Units Required for
Maximum 35%
Bonus
Very-Low-Income 5% 20% 2.5% 1%
Low-Income 10% 20% 1.5% 20%
Moderate-Income
(condo or planned
development only)
10% 5% 1% 40%
Senior Citizen Housing
Development
100% 20% - -
Source: City of San Pablo, San Pablo Municipal Code, Section 17.60.020 Density bonus and other incentives Additionally, incentives are available to affordable housing units and other qualifying projects in connection with the application for a density bonus. The number of incentives or concessions granted varies depending on the proportion of affordable housing being incorporated, as summarized in Table C-15. Incentives and concessions can include a reduction in site development standards, approval of mixed- use zoning in conjunction with residential projects, deferred development impact fees, and priority processing of a residential project that includes income - restricted units.

11 City of San Pablo Public Works Fee Schedule, FY 2023.

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Table C-15: San Pablo Incentives/Concessions Summary
Target Group Target Units
Very-Low-Income 5% 10% 15%
Low-Income 10% 20% 30%
Moderate-Income (condo or planned development only) 10% 20% 30% Maximum Incentive(s)/Concession(s) 1 2 3
Source: City of San Pablo, San Pablo Municipal Code, Section 17.60.020 Density bonus and other incentives While Section 17.60.020 has not yet been updated to reflect new State law, Section 17.32.040 of the San Pablo Municipal Code states that local maximum densities may be increased pursuant to the State density bonus law for affordable housing and the City’s density bonus ordinance. Increased densities and incentives pursuant to State law are available to developers, regardless of local density bonus ordinances. To reduce potential conflict and uncertainty for interested developers, the City will update its density bonus ordinance pursuant to recent State law as part of the Housing Action Plan.

San Pablo does not currently offer any additional bonuses beyond what the State already provides.

The feasibility and potential benefit of doing so will be evaluated as part of the process of updating the Ordinance.

Accessory Dwelling Units (ADUs)
Regulations and standards related to the provision of ADUs are provided in Section 17.60.070 of the San Pablo Municipal Code, last updated in 2020. ADUs are permitted ministerially if the project meets the established location requirements, development sta ndards, all applicable building standards, and all applicable sanitary sewer, water, and stormwater requirements. As noted in Table C-5, ADUs are permitted by right in all zoning districts —both residential and non -residential— that allow residential development. A summary of ADU and junior (JADU) development standards is provided in Table C-16.

The City’s ADU regulations have not been revised to comply with the most recently enacted minimum standards mandated by State law (California Government Code 65852.2 but do not appear to be a significant constraint on their development. Nevertheless, the number of permits issued has increased annually, from one in 2018 to 14 in 2021. According to Annual Progress Reports (APRs) submitted to HCD between 2018 and 2021, a total of 33 building permits have been issued for ADUs. Necessary changes include updating the parking requirements, revising the height standards, and revising Section 17.60.070 to state that ADUs may be developed accessory to single or multifamily development in any zone where single family or multifamily dwelling units are permitted instead of listing each of the zoning districts by name. This will avoid the need to amend Section 17.60.070 if there are changes to the specific zoning designations.

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Table C-16: Accessory Dwelling Unit Standards Summary
Standard Type Description of Standard
Maximum Units • Single-Family Development: Up to 1 ADU and 1 JADU on each lot. • Multifamily Development: Up to three or more, including up to 25% of the number of existing multifamily units as internal conversions plus up to 2 detached ADUs on each multifamily lot.

Lot Size No minimum lot size.

Unit Size • Attached: Between 850 sq. ft. to 1,000 sq. ft. (studio/one-bedroom) or between 1,000 sq. ft. to 1,200 sq. ft. (two or more bedrooms)1
• JADU: Up to 500 sq. ft.
• Detached: Up to 1,000 sq. ft. (studio/one-bedroom) or up to 1,200 sq. ft. (two or more bedrooms)
Required
Setbacks
Not required for internal conversions. Minimum of 4 feet side and rear; front setbacks depend on the zoning district. Minimum of 6 feet is required between buildings.2 Permitted
Height
16 feet.

Required
Parking
At least 1 additional off-street space. Not required within one-half mile walking distance of public transit, within an architecturally and historically significant historic district, an internal conversion, and when a car share vehicle pick-up location is within one block of the ADU.

1. Maximum square footage is limited to 50% of the existing primary dwelling unit size or 800 square feet, whichever is larger.

2. The 6-foot minimum shall not prevent the approval of ADUs less than 800 sq. ft. and up to 16 feet tall with correct setbacks.

Source: City of San Pablo, San Pablo Municipal Code, Section 17.60.070 Accessory dwelling units Housing for Persons with Disabilities
About 12 percent of San Pablo’s residents have one or more disabilities; close to 6 percent had ambulatory disabilities and more than 5 percent reported that their disabilities were cognitive.

Developmental disabilities are defined as severe, chronic, and due to a mental of physical impairment that begin before a person turns 18 years old. These can include Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe mental retardation. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.
12 Persons with developmental disabilities have special housing needs relative to other groups, requiring ease of access to transportation, employment, retail services and medical care. To meet the unique needs of those with disabilities, new housing development must comply with California building standards (Title 24 of the California Code of Regulations) and federal (Americans with Disabilities Act) requirements for accessibility as well as meet other State mandates to accommodate persons with disabilities.

12 ABAG-MTC Housing Needs Data Report, 2021, pp. 53-54.

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Reasonable Accommodation
In accordance with federal and State fair housing laws, Section 17.18.100 of the San Pablo Municipal Code establishes standards and regulations to allow for reasonable accommodations in the City’s zoning and land use regulations, policies, and practices when needed to provide an individual with a disability an equal opportunity to use and enjoy a dwelling.

Requests for a reasonable accommodation must be made to the zoning administrator. Requests must include documentation of disability status , the specific accommodation request, and the necessity of the accommodation to ensure equal opportunity to use and enjoy the residence. The zoning administrator can approve the reasonable accommodation based on the following findings:

1. The requested accommodation is requested by or on behalf of one or more individuals with a disability protected under the fair housing laws.

2. The requested accommodation is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy a dwelling.

3. The requested accommodation will not impose an undue financial or administrative burden on the city as “undue financial or administrative burden” is defined in fair housing laws and interpretive case law.

4. The requested accommodation will not result in a fundamental alteration in the nature of the city’s zoning program, as “fundamental alteration” is defined in fair housing laws and interpretive case law.

5. The requested accommodation will not, under the specific facts of the case, result in a direct threat to the health or safety of other individuals or substantial physical damage to the property of others.

The Housing Action Plan proposes to analyze the impact of sub-sections 17.18.100 H. and I. on the development of licensed residential care facilities and revise these provisions if necessary as discussed below.

Community Care Facilities
Residential Community Care Facilities (CCFs) are licensed by the Community Care Licensing Division of the State Department of Social Services to provide 24-hour non-medical residential care to children and adults with developmental disabilities who need pe rsonal services, supervision, and/or assistance essential for self-protection or sustaining the activities of daily living. According to the California Department of Social Services (CDSS), San Pablo has seven licensed residential care facilities as of May 2022, summarized in Table C-17 below. All but two of these facilities serve six or fewer persons and are, therefore, allowed by right.

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Table C-17: Community Care Facilities in San Pablo
Facility Name License First Date Facility Capacity
Appletree Adult Residential Care Home 3/29/2007 4
Ventura Hills Manor 9/27/2010 14
Via Center 8/31/2012 6
Fitzpatrick Hills Manor LLC 9/26/2017 6
Webster Family Care Home I 6/15/2018 6
A&A Health Services San Pablo 1/5/2021 225
Webster Family Care Home II 10/18/2021 3
Source: California Department of Social Services, Community Care Licensing – Adult Residential Facility Locations, May 2022 The current zoning ordinance uses the term “R esidential Care facilities” to describe Community Care Facilities with six or fewer persons, which are distinguished from Community Care Facilities for six or more persons. The existing zoning ordinance includes a separate classification description for Assisted Living that is identical to the description of Community Care Facilities. (Section

17.70.010, Residential use classes). The term “Assisted Living” is typically used to describe establishments that provide 24-hour medical, convalescent, or chronic care to individuals who, by reason of advanced age, chronic illness or infirmity, are unable to care for themselves, and are licensed as a skilled nursing facility by the State of California, including but not limited to, rest homes, nursing ho mes, and convalescent hospitals. Such facilities are distinguished from Residential Care, Hospitals, or Clinics.

The current ordinance lists residential care facilities for six or fewer persons as a single-family use permitted by right in all residential zones and the CMU district. Larger CCFs—those serving more than six persons—require a conditional use permit in all residential zones, as well as the NC, CR, and CMU districts. To grant a CUP, the Planning Commission may impose such conditions in connection with the use permit as it deems necessary, and must make findings that the establishment, maintenance, or operation of the use of the building 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.

The current ordinance does not include a definition for convalescent homes but classifies them as an institutional use along with hospitals, fire stations, government administrative offices and a variety of other uses. Assisted living facilities are allowed in the R-3, R-4, and RMU districts and in the CR and CMU subject to approval of a Conditional Use Permit.

Neighboring jurisdictions in the county —including Richmond, Hercules, and El Cerrito —also generally require CUPs for large CCFs. Note that Pinole permits all residential care facilities by right in all residential and some mixed-use districts. However, while none of these peer jurisdictions contain a larger CCF, San Pablo has two – including one licensed in 2021 (see Table C-17). Further, including smaller facilities, San Pablo has a CCF capacity of 0.009 per person where Richmond has a capacity of 0.0005 per person, Pinole has a capacity of 0.0006 per person, Hercules has a capacity City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-35
of 0.0009 per person , while El Cerrito has no available CCF capacity. 13 Even though t he CUP requirement does not appear to have been a constraint on the development of larger CCFs in San Pablo, the State Department of Housing and Community Development has expressed concern that such discretionary review requirement may be an obstacle to such facilities.

The Housing Action Plan will include a program to evaluate existing impediments to developing residential care facilities and propose necessary amendments to the Zoning Ordinance. These amendments will revise the current definitions for different types of facilities to avoid confusion by more closely following State law. To avoid confusion, the Ordinance will be revised to refer to Community Care Facilities Large for those with seven or more persons and Small (or limited) for those with six or fewer. The term “Residential Care Facilities” , which the State uses to identify a wide range of licensed facilities that provide varying levels of care for persons who require assistance for daily living, should not be used except as a generic term to describe such accommodations.

The Ordinance should be revised to allow facilities serving seven or more persons in districts where hospitals, convalescent homes and similar facilities are permitted. The Action Plan also proposes that the Ordinance be revised to define the scope of review for CCFs so that they are consistent with the features considered for review of facilities with similar development and performance characteristics.

The provisions should strive to ensure that decisions are not based on the characteristics of facility occupants. As mentioned above, this program will analyze the impact of sub -sections Zoning Ordinance sub-sections 17.18.100 H. and I. on the development of licensed residential care facilities and revise these provisions if necessary. These sections specifically identify residential care facilities as a use where special consideration is required to grant an accommodation. The analysis should examine the types of accommodations that have been sought by applicants, the type and ex tent of information the City required to conduct its evaluation, and the City’s decision.

The Ordinance will also be amended to replace the definition of “family” with one that demonstratedemonstrating that the City is complying with statutory and case law. The existing Code defines “Family” as “One or more individuals occupying a dwelling unit and living as a single household unit.” This is the same definition that many cities adopted to replace the antiquated and illegal definition of “family” as those who are related by blood, marriage, or other familial connection.

Nevertheless, it would be preferable to amend the Code to incorporate a more contemporary definition as recommended by attorneys and lawyers specializing in fair housing law.14 It should be noted that there is no evidence that the City has used the current definition as grounds for denying or impeding the establishment of residential care facilities or other types of housing that accommodate households comprised of persons with disabilities.

13 Based on 2022 CDSS data on adult residential facilities and 2021 population estimates per the California Department of Finance E-5 Series.
14 “Fair Housing Issues in Land Use and Zoning: Definitions of Family and Occupancy Standards”, Mental Health Advocacy Services, Inc., September 1998. Download at http://www.21elements.com/documents-mainmenu- 3/housing-elements/archiving-including-rhna-4/rhna-4-2007-2014/special-topics-best-practices/definition-of- family/441-definition-of-family-supplemental-resource/fileDownload at http://www.21elements.com/documents- mainmenu-3/housing-elements/archiving-including-rhna-4/rhna-4-2007-2014/special-topics-best- practices/definition-of-family/441-definition-of-family-supplemental-resource/file City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-36
Emergency Shelters
Section 17.60.080 of the Zoning Ordinance allows permanent year-round emergency shelters by right without discretionary action in the RMU zone and CR zones, subject to the same development standards applicable to other uses permitted in the same district and subject to a list of conditions, most of which are consistent with State law. Permanent emergency shelters are subject to the following standards, which are within the parameters the State has established (Government Code Section 65583 (a) (4 (A) except for the required 500-foot separation which exceeds the maximum 300-foot separation allowed by the State and the parking standards, which are limited to the number needed based on staffing levels.

1. The maximum number of beds or persons to be served nightly by an emergency shelter shall be thirty-five.

2. Off-street parking shall be based upon demonstrated need; provided, that parking for an emergency shelter shall not be more than that required for other residential or commercial uses permitted in the residential mixed-use (RMU) or regional commercial (CR) district as applicable.

3. Appropriately sized and located exterior and interior on-site waiting and intake areas shall be provided.

4. Appropriate exterior lighting shall be provided.

5. On-site management shall be provided.

6. Security shall be provided during the hours that the emergency shelter is in operation.

7. The maximum length of stay by a homeless person in an emergency shelter shall be six months.

8. An emergency shelter shall not be located within five hundred feet of another emergency shelter.

9. No individual or household shall be denied emergency shelter because of an inability to pay.

The City’s 500 -foot separation requirement is inconsistent with State law and will be reduced to 300 feet to implement the Housing Action Plan (see Program 3- B). Thise Plan Program also proposes that the Zoning Ordinance will be revised to eliminate the inconsistencies identified above. Table 17.34-A—Commercial and Industrial Districts: Use Regulations incorrectly states that emergency shelters require a use permit in the CR district.

The 2020 Contra Costa Count 2023 Point-in-Time Count identified 67 a 4 percent increase in the total number of persons observed who were experiencing homelessness countywide from the 2020 survey including a 29 percent increase in West County. However, the number of unsheltered persons observed in San Pablo declined from 67 in 2020 to 48 in 2023. The survey was conducted on the night of January 22, 2020. 24, 2023.

There are currently no available shelter beds in the city. Even though the number of persons needing emergency shelter has declined, the current need exceeds the 35-bed maximum the current San Pablo Code specifies.

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There is approximately 0.15 acres of vacant land between two parcels in the RMU district, and an additional 1.38 acres across two parcels in the CR district. There are also a number ofseveral non- vacant underutilized lots in both zones that would be suitable for an emergency shelter. There isThese sites are sufficient zoned capacity to accommodate the unmet need for shelter beds in San Pablo. zones where emergency housing can be established by right without discretionary action.

Sites with RMU and CR zoning are clustered along San Pablo Avenue, El Portal Drive, and San Pablo Dam Road Rum and have good transit access. These corridors are served by Alameda-Contra Costa Transit District (AC Transit) lines 70, 72, 72R, 74, and 76 as well as by Transbay Transit line L, as shown on Map D-16. These lines link San Pablo transit riders to major retail, institutional, and governmental activity centers located within the service area and to other East Bay cities, as well as to BART stations in El Cerrito and Richmond.

Assembly Bill 101 (AB 101) requires a Low Barrier Navigation Center (LNBC) to be permitted by right in mixed -use districts and nonresidential zones that permit multifamily development. A LNBC is defined as a “housing- first, low-barrier, temporary, services-enriched shelter focused on helping homeless individuals and families to quickly obtain permanent housing.” The Zoning Ordinance does not include a definition or standards for the approval of LBNCs and will be .

Accordingly, Program 3-J has been added to the Action Plan to amend the zoning codeed to permit such facilities pursuant to State law as proposed by the Housing Action Plan.

Transitional Housing and Supportive Housing
The San Pablo Zoning Ordinance identifies supportive housing and transitional housing are treated as residential uses, subject only to the permitting requirements that apply to residential uses of the same housing type location in the same zone. This is true across residential and non -residential zoning districts.

Transitional housing is defined as “residential units operated under program requirements that call for (1) the termination of any assistance to an existing program recipient and (2) the subsequent recirculation of the assisted residential unit to another eligible program recipient at some predetermined future point in time, which point in time shall be no less than six months into the future.”
Supportive housing is defined as “housing with no limit on length of stay and that is occupied by a target population as defined in subdivision (d) of Section 53260 of the California Health and Safety Code, as the same may be amended from time to time, and that prov ides, directly or indirectly, a significant level of on -site or off-site services that assist supportive housing residents in retaining housing, improving their health status, and maximizing their ability to live and, when possible, work in the residents’ community.”
By right permanent supportive housing shall be a use by -right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses pursuant to Government Code section 65651. The Housing Action Plan includes a program (Program 3-E) proposing to amend the Zoning Ordinance to identify both supportive and transitional housing as a permitted use by right in any district where either single or multi-family housing and mixed use development is allowed pursuant to Government Code Section 65651. The Ordinance will also be City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-38
amended to replace the term “family” with a new definition for “household” that complies with statutory and case law as discussed below (see Program 3 -M). ProgramPrograms 3- E has been includedand 3-? in Chapter 4, the Housing Action Plan, to address thisthese revisions.

Single-Room Occupancy (SRO) Units
Single-room occupancy (SRO) units represent a housing alternative that is typically affordable to extremely-low-income households and formerly homeless persons. SROs are permitted by right in the RMU district and with a CUP in the CR district. Standards for SROs are provided in Section

17.60.090 of the Zoning Ordinance. SROs are subject only to the same development standards that apply to the other permitted uses in these zones, except for the following requirements:

1. Occupancy. An SRO unit shall be occupied by a single person. Occupancy of SRO units may be restricted to seniors or be available to persons of all ages.

2. Special Development. Units in an SRO housing development shall consist of a single room and may have a private or shared bathroom. A shared common kitchen and activity area may also be provided.

3. Management Standard. On-site management shall be provided.

At the time the current Housing Element was prepared, there were two SRO hotels in San Pablo with a total of 60 rooms —the Sands Motel and the San Pablo Motel, both located on San Pablo Avenue north of Rumrill Boulevard. It is unclear whether these facilities are currently approved as SRO housing under the applicable provisions of the Zoning Code. The Housing Action Plan proposes amending the Zoning Ordinance to allow SRO units to be occupied by two persons to increase the potential for these units to help reduce homelessness and increase housing options for low-income couples.

Manufactured Homes and Mobile Homes
Mobile homes (also referred to as manufactured homes) are considered single -family homes and are treated as such, given that they are certified under the National Mobile Home Construction and Safety Standards Act of 1974, which are installed on a permanent foundation approved by the City.

While mobile homes are treated as single -family residential uses, mobile home parks are not permitted in residential zones. They are permitted with a CUP in the CR and IMU districts. There are eight parks throughout the City with approximately 440 units as of 2020. 15 Mobile homes provide a significant source of housing for lower -income families – according to the California Department of Finance, mobile homes constituted about 4.0 percent of San Pablo’s housing stock in 2020. Owners of mobile home parks are required t o comply with the applicable provisions of Sections 66427.4 and 664281.1 of the California Government Code, if they wish to convert mobile home parks into other uses.

15 City of San Pablo, “Affordable Housing Strategy.” Strategic Economics, March 2020. Available at https://www.sanpabloca.gov/DocumentCenter/View/13386/2020-Affordable-Housing-Strategy.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-39
The Zoning Ordinance prohibits enlarging or extending mobile home parks to include any additional area. (Section 17.60.060) but does not include any provisions intended to improve or maintain this important type of affordable housing. Similarly, the Subdivision Ordinance has not been updated to reference the most recent State requirements for conversion of a mobile home park to a condominium or other use except for a mandate to comply with the applicable provisions of the California Government Code as noted above. The Housing Action Plan will include an action to evaluate approaches to preserving the existing parks or protecting the residents’ access to comparable affordable units.

Live-Work Facilities
The City defines live-work facilities as a structure or portion of a structure:

1. That combines a commercial or manufacturing activity allowed in the zone with a residential living space for the owner of the commercial or manufacturing business, or the owner’s employee, and that person’s household.

2. Where the resident owner or employee of the business is responsible for the commercial or manufacturing activity performed.

3. Where the commercial or manufacturing activity conducted takes place subject to a valid business license associated with the premises.

Live-work facilities are permitted with a CUP in the RMU, CMU, and IMU districts. Within the San Pablo Specific Plan Area, they are also permitted with administrative review in the MDR and HDR designations, by right in the RMU, MUCN/MUCS, and CMU designations, and with a CUP in the NC and CR designations. Additional standards regulating live-work units are contained in Section 17.60.040 of the Zoning Ordinance. The Housing Action Plan includes a proposal to revise the Ordinance to allow live -work units by right in mixed -use districts where the proposed commercial activity is allowed by right.

The Housing Action Plan will also proposeincludes Program 1- H, which commits the city to amending the Code to allow shopkeeper units in commercial and mixed-use districts. In contrast to live-work units, which are a commercial use that allows residential occupancy incidental to an approved non-residential use, shopkeeper units are dwelling units that are physically separated from a commercial space used for a business operated by the occupant of the associated residential unit.

The commercial spaces are typically ground-floor retail or office spaces below living spaces where commercial spaces can only be leased to occupants of the residential spaces. This approach provides additional housing while creating a walkable mixed-use district.

Employee and Farmworker Housing
According to State law, housing elements must ensure that local zoning, development standards, and permitting processes comply with Health and Safety Code Sections 17021.5 and 17021.6. This generally requires employee housing for six or fewer persons to be treated as a single -family structure and residential use. As noted in Appendix B agriculture is not a major industry in San Pablo and little to no need for housing specific to farmworkers. However, the City does not include a definition for employee or farmworker housing in the San Pablo Municipal Code. This City will amend the Zoning Ordinance to address this as part of the Housing Action Plan.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-40

PERMITS AND PROCESSING PROCEDURES
Generally, the time taken to review and approve a proposal is directly proportional to the magnitude and complexity of the project. Projects subject to a use permit are subject to a “discretionary” review process, which typically requires more time than those projects permitted by right – i.e., projects subject to a “ministerial” review process. The City maintains an SB 35 Eligibility Checklist for the purpose of identifying qualifying projects and facilitating development consistent with the Permit Streamlining Act. The City makes use of Appendices M and N of the CEQA Guidelines to identify infill projects that qualify for the streamlined review process offered under CEQA Section 15183.3. The City also complies with the Permit Streamlining Act, California Government Code § 65920 et seq, was enacted in 1977.

The following section assesses the typical timelines for residential projects to obtain entitlement and begin development in San Pablo, including the timelines of common discretionary processes.

As noted in Table C-5, residential uses generally do not require a use permit in any of San Pablo’s residential districts, although some commercial districts require one. A typical project begins with the developer filing an application for a tentative parcel map and appropriate application forms with a site plan. T he application materials are first reviewed for completeness by the Planning Division staff or Zoning Administrator for consistency with City regulations and General Plan guidelines. Certain types of projects, such as multifamily housing projects, must go through design review. Otherwise, the plan is then approved at staff level. Administrative approvals typically take 30 days, and some projects include a 10-day appeal period – although ADUs do not get an appeal.

If the project in question requires a use permit or a variance, it is sent to the Planning Commission for review. It typically takes about six weeks from completion to get scheduled for Planning Commission review, and an additional four to five weeks for public notice and review time. All new residential project plans are also copied to the Police Department for comment. The Police Department reviews safety and access issues before Planning Commission review.

The City also offers a pre -application meeting to discuss project requirements and priorities with developers. The meeting helps to inform developers about potential issues with their projects and typically helps to reduce review and approval time by a week or two. Given that permit processing procedures are comparable to other communities in the area, the San Pablo development review process does not represent a significant constraint to development. Table C-18 and C-19 below identifies the typical processing time and approval authority for land use entitlements. It should be noted that each project does not necessarily have to complete all steps in the process (i.e., small scale projects do not require Environmental Impact Reports or rezoning). Also, certain approval procedures may run concurrently. Timelines are provided for a single -family, large multifamily, and small multifamily project.

ONCE A PROJECT HAS RECEIVED ENTITLEMENT,LENGTH OF TIME

BETWEEN APPLICATION APPROVAL AND BUILDING PERMIT ISSUANCE The Housing Element law was amended in September 2022 by the developer must then apply for a building permitpassage of AB 2234 (Rivas) to initiate development. Whilerequire examination of the City does not have control over the length of time between receiving approval for a housing development and submittal of an application for building permits. The law amended the housing element requirements to add Section 65913.3 mandating that cities and counties compile a list of information needed to approve or deny a post -entitlement phase permit, post an example of a City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-41
complete, approved application and an example of a complete set of post-entitlement phase permits for at least five types of housing development projects, as defined, and to make those items available to all applicants for these permits . Once the applicant submits the required plans and other information, the law will allow 15 business days to review the submittal and notify the applicant in writing whether it includes all the required items. If the application is complete, the law gives t he agency an additional 30 days to review the materials and either provide the applicant with a full set of comments with a request for revisions or issue the required approval. The law allows 60 days for review of applications for housing projects with 26 or more units.

The time between application approval and building permit applications, delays at this stage of the process—including time to issuance is influenced by several factors, many of which are not within a city’s control . These include the time the applicant needs to produce required technical or engineering studies; complete construction drawings and detailed site and landscape design; secure construction and permanent financing—can be a significant setback for a project. ; and retain of a building contractor and subcontractors. In San Pablo, this timeline varies greatly. Some developers are ready to build immediately after receiving entitlement, but this depends on the availability of financing. Better resourced developers tend to move forward immediately, while smaller developers can take longer. Planning approvals last for one year, and the City works with developers to provide extensions as needed.

City staff reported that it usually takes from one to three months for applicants to submit a complete set of plans for building permits after entitlement approval. This varies depending on the size of the project. To facilitate the review process, the Building Division reviews plan concurrently with other agencies such as Fire, Wastewater and School District. The Building Division provides applicants with a list of information the City needs to approve post-entitlement phase permits but has not yet prepared the required examples of post -entitlement permits for five housing types. According to City staff, it wasn’t until 2022 that the City started receiving applications for project types other than low-density residential and ADUs. The Action Plan includes a program for completing this material.

The new law requires that once those plans and studies have been submitted, cities must review them and notify the applicant of the results of that review without delay. The decision on completeness is subject to appeal.

As described above, the Action Plan proposes several revisions to the Zoning Code to make more projects allowed by right, which will reduce the time it takes to obtain an entitlement. Reducing the time needed to obtain all necessary construction permits ma y be more difficult. In order to meet the new deadlines, the San Pablo may need to hire more staff or engage consultants to review and approve plans. These remedies will probably create a need to increase fees.

The Housing Action Plan several programs that will require amending the Zoning Code in ways that will reduce the time required to obtain a planning entitlement. The additional requirements imposed by AB 234 will make it necessary to include an additional program to generate the list of information needed to approve or deny a post-entitlement phase permit and complete sets of plans for five housing project types. The Plan also includes a program to project the anticipated effect of the requirements on the ne ed for additional staff or consultant assistance, the cost of increasing staffing or consultants, and the impact of these changes on fees.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-42

Table C-18: Permit Procedure Timelines
Typical Timeline1 Designated Approving Authority2
Type of Permit or
Decision
Single-
Family
Large
Multifamily
(100 Units)
Small
Multifamily
(10 Units)
Zoning
Administ
rator
Planning
Commission
City
Council
Plan Check/Zoning
Clearance
2-4 weeks 4-6 weeks 2-4 weeks F A F
Official Code
Interpretation
2-4 weeks 2-4 weeks 2-4 weeks F A F
Similar Use
Designation
2-4 weeks 2-4 weeks 2-4 weeks F A F
Home Occupation
Permit
1-2 weeks

1-2
weeks
1-2
weeks
F A F
Temporary Use
Permit
*1-2
weeks
*1-2
weeks
*1-2
weeks
F A F
Minor Adjustment 2-4 weeks 4-6 weeks 2-4 weeks F A F
Administrative
Use Permit
4-6 weeks 4-8 weeks 4-6 weeks F A F
Minor Design
Review
4-6 weeks 6-8 weeks 4-6 weeks F A F
Reasonable
Accommodation
2-4 weeks 4-6 weeks 24 weeks F A F
Entertainment
Permit
*6-8
weeks
*6-8
weeks
*6-8
weeks
R F F
Major Design
Review
8-12
weeks
12-16
weeks
10-12
weeks
R F F
Conditional Use
Permit
8-12
weeks
12-16
weeks
10-12
weeks
R F F
Variance 12-16
weeks
12-18
weeks
10-12
weeks
R F F
Planned
Development
12-14
months
12-14
months
22-14
months
R F F
Development
Agreement
12 months 12 months 12 months R R F
Specific Plan 12-18
months
12-18
months
12-18
months
R R F
Specific Plan
Amendment
6-8
months
6-8
months
6-8
months
R R F
Zoning
Amendment
6-12
months
6-12
moths
6-12
months
R R F
General Plan
Amendment
8-12
months
8-12
months
8-12
months
R R F
Prezoning *6-12
months
*6-12
months
*6-12
months
R R F

1. * = Permit or approval is not typically required.

2. R = Recommending Authority, F = Final Decision-Making Authority, A = Appeal Authority.

Source: City of San Pablo, 2022
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Table C-19: Timelines for Permit Procedures

Type of Approval or Permit
Typical Processing Time
(days)

Approval Body
Site Plan Review 14 City Staff
Design Review -
- Minor 14 Zoning Administrator
- Major 45-60 Zoning Administrator
General Plan Amendment 60-120 City Council
Use Permit -
- Minor 14 Planning Commission
- Major 45-60 Planning Commission
Rezoning 60-120 City Council
Variances 45-60 Planning Commission
Subdivision Maps 60-120 Planning Commission
Negative Declaration 45-60 Planning Commission
Environmental Impact Report 60-180 City Council
Source: City of San Pablo.

Source: City of San Pablo.

The City has not received requests to develop at densities below those identified in the inventory.

In fact, rRecent multi-family housing projects have increased density and requested concessions or adjustments for density bonus, height, setback, parking, etc. Examples include 13717 San Pablo Avenue, 2555 El Portal, 2364 Road 20, and 13831 San Pablo Avenue, 2812 Chattleton, 2432 – 2452 22nd (8 plex), 1723 14th Street (3 units mixed use), 1982-1988 23rd St (7 units mixed use). Projects currently in the development pipeline, including 1820 Rumrill and Ujima Permanent Supportive Housing (1910 -1916 Church Lane), similarly seek to maximize available density and have requested density bonuses and or/concessions.

Housing developments have typically been able to submit for Plan Check within one year of planning approval. One recent project requested a time extension (2432 -2452 22nd Street) and is Table C-20: Typical Processing Procedures by Project Type Single Family Infill Subdivision Multifamily Units
Site Plan Tentative Map Site Plan
Final Map
Initial Study
Design Review
Variance1
Site Plan Review Negative Declaration
Design Review
2-4 months 6 months 2-4 months

1. A variance is not required for multifamily development, however if there are exceptional circumstances on the site, a variance may be requested by the developer.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-44
now in plan check. Another project is being offered for sale following its planning approval (2364 Road 20). As noted below, fees for all residential types are lower in San Pablo than the regional average, and the City maintains the lowest overall fees for multifamily projects. Local hindrances on the construction of San Pablo’s share of the regional housing need are primarily related to a scarcity of "shovel-ready" sites and the overall costs of pursuing development.

The Housing Action Plan includes a program to bring the City into compliance with the State requirements enacted by AB 2234, which added Section 65913.3 to the Government Code. The new provisions require cities and counties to compile a list of information needed to approve or deny a post-entitlement phase permit, as defined by the law, to post an example of a complete, approved application and an example of a complete set of post -entitlement phase permits for at least five types of housing development proj ects, as defined, in the jurisdiction, as specified, and to make those items available to all applicants for these permits no later than January 1, 2024.

It is difficult to determine the extent to which processing procedures, development fees, and permits have constrained housing development in San Pablo relative to other factors this analysis discusses, including construction and financing costs, the availability of “shovel-ready” sites, and negative perceptions about the community. During the last fiscal year, the Planning Commission reviewed only nine applications including five housing projects. During the first six months of the year the City also issued more than 40 administrative approvals. 16 Most housing permits are
approved by right or at the staff level. Moreover, as shown in Table C-22, the fees San Pablo charges are lower than any other jurisdiction in Contra Costa County. That is in part because the City has not established any impact fees.

Conditional Use Permit (CUP)
Conditional use permits (CUPs) are required for multifamily dwellings in the Neighborhood Commercial and Industrial Mixed-Use districts, as well as for ground floor residential development in the Mixed Use Center South District. As noted in Table C-18 above, minor use permits typically take 14 days to receive approval, while major use permits require between 45 and 60 days. General requirements for CUPs are contained within Section 17.20.040 of the San Pablo Municipal Code.

Required findings and conditions set forth in the Municipal Code are provided below:
• Findings. In order to grant any use permit, the findings of the planning commission shall be that the establishment, maintenance, or operation of the use of the building 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. • Conditions. The planning commission may impose such conditions in connection with the use permit as it deems necessary to secure the purposes of this title and may require that such conditions are being or will be complied with.

16 City of San Pablo, Community Development Department Biennial Budget, Fiscal Year 2022 -23. Download at https://stories.opengov.com/sanpabloca/published/TIdPsmtpJ City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-45
Further, the City provides Residential Design Guidelines in Appendix A and Mixed -Use Design Guidelines in Appendix D of Title 17. These design guidelines are intended to assist designers and developers in understanding the City’s goals and objectives for high quality residential development and may be imposed as a condition of approval.

While a CUP is appropriate in the IMU district, it unnecessarily restricts residential and mixed-use projects in the NC and MUCS districts. Efforts the City will take to increase flexibility and reduce constraints on residential development are included as part of the Housing Action Plan. To ensure that the review of residential projects is based on objective standards as required by the Housing Accountability Act and other State requirements (e.g. urban lot splits under SB 9 and expedited ministerial review pursuant to SB 35) , the Housing Action Plan includes an action to review and revise the existing residential development standards and the design guidelines to comply with mandates for using objective standards for review of residential projects. The action in the Housing Action Plan includes review and revision as necessary of procedures for review and approval of both ministerial zoning actions and CUPs to comply with applicable statutory and case law.

Design Review
The Zoning Ordinance includes residential design guidelines that are not mandatory but may be used as a basis for project review and for conditions imposed by Staff or the Planning Commission (Section 17.32.090, Residential Design Guidelines). The 23rd Street and San Pablo Specific Plans also include design guidelines in addition to design and development standards. The 23rd Street SP specifically states that the SP guidelines replace the guidelines in Appendix D, Mixed- Use Design Guidelines. Although some of the design guidance in the 23rd Street SP is advisory other provisions are mandatory.17
The Residential Design Guidelines in Appendix A of the Code and the Mixed -Use Design Guidelines in Appendix D are not directive but can provide a good basis for crafting objective design standards as required by the Housing Accountability Act and other State requirements, the Housing Action Plan includes program proposing review and revision of the residential and mixed- use design guidelines in Appendi ces A and D of the Zoning Ordinance and the guidelines incorporated in the 23 rd Street and San Pablo Avenue Specific Plans to comply with applicable statutory and case law. The San Pablo Avenue Specific Plan (SPSP) also includes both standards and guidelines. The SPSP states that its guidelines are “intended to serve as recommendations to guide development projects and the design review process [and] elaborate on the standards presented in Table 4- I as well as the streetscape design concepts discussed in Section 4- I.”18 The SPSP includes a program proposing development of “standards that apply to all residential care facilities to eliminate the possibility that standards will be imposed on an ad -hoc basis.” 19 This proposal was never implemented.

17 23rd Street Specific Plan, p. 7-1.
18 San Pablo Avenue Specific Plan, p. 4-43.
19 Ibid., p. 7-16.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-46
Major Design Review
The procedures for conducting Major design review standards are in Section 17.20.030 of the San Pablo Municipal Code. Major design review is required for the following new residential construction and additions (for projects subject to a CUP this review is combined):
• MultipleMulti-family with five or more residences in all zoning districts; and • Residential care facilities in all zoning districts.

The Planning Commission is directed to ensure that these projects are consistent with applicable design guidelines as well as any community design plan or specific plan . Specifically, Section

17.20.030C establishes the following requirements for project subject to major design review:
• Design Guidelines. The proposal is consistent with applicable design guidelines. • Community Plans. The proposal is consistent with any community design plan or specific plan.
• General Plan. The proposal is consistent with the land use, physical design, and economic development element and the open space element of the general plan. • Location and Design. The location and design of proposed development gives particular consideration to privacy, views, and sunlight on adjoining properties and fosters the orderly and harmonious development and preservation of the public health and welfare of the city and its neighborhoods.
• Design and Colors. The architectural design of structures and their colors and materials are visually harmonious with surrounding development, landforms, and vegetation.The Commission is also required to ensure that:

The location and design of proposed development considers privacy, views, and sunlight on adjoining properties and fosters the orderly and harmonious development and preservation of the public health and welfare of the city and its neighborhoods; and, The architectural design of structures and their colors and materials are visually harmonious with surrounding development, landforms, and vegetation.

These determinations are then used as a basis for finding that “the project under consideration adequately meets the requirements of this chapter and the applicable design guidelines.” If more than one type of design guideline, such as residential, commercial, industrial, and mixed -use, is applicable to a given project, the zoning administrator determines which provisions apply, based on the use(s), zoning district, and context. The design guidelines are included in Appendices A through D of Title 17 of the San Pablo Municipal Code. These guidelines can be imposed as conditions of approval and are relatively “soft” compared to the more detailed and rigorous specific plan design guidelines. Even though the Planning Commission tends to approve residential projects and the design review process has not been identified as an obstacle, the guidelines are not sufficiently objective to meet State mandates . Therefore, Program 1 -K has been added to the Housing Action plan.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-47
Minor Design Review
Minor design review procedures in Section 17.18.090 of the San Pablo Municipal Code apply to less significant projects as an alternative to the major design review process. Minor design review is conducted by the zoning administrator for the following residential developments (does not apply to projects subject to a CUP):
• Design Guidelines. The proposal is consistent with applicable design guidelines. • Community Plans. The proposal is consistent with any community design plan or specific plan.
• General Plan. The proposal is consistent with the land use, physical design, and economic development element and the open space element of the general plan. • Location and Design. The location and design of proposed development gives particular consideration to privacy, views, and sunlight on adjoining properties and fosters the orderly and harmonious development and preservation of the public health and welfare of the city and its neighborhoods.
• Design and Colors. The architectural design of structures and their colors and materials are visually harmonious with surrounding development, landforms, and vegetation .New single -family and two- family residences and additions of one hundred twenty-one square feet or more; and,
• Multiple-family residences with four or fewer units.

The zoning administrator is directed to consider the same factors when reviewing the smaller projects that the Commission uses for Major Design Review. Minor design review decisions are subject to appeal to the Planning Commission and both Major and Minor design review decisions can ultimately be appealed to the City Council. Design review is almost always conducted in conjunction with the review of a use permit, and decisions on the underlying project are subject to environmental review as described in the next section.

As noted above, most housing permits are approved by right or at the staff level, and during the first six months of the 2022-3 Financial Year the City issued more than 40 administrative approvals.

Therefore, the application of the design guidelines has not been a significant impediment to development. However, a s stated above, the Housing Action Plan includes an actiona program (Program 1-K) to review and revise the existing residential development standards and the design guidelines to comply with mandates for using objective standards for review of residential projects to ensure that the review of residential projects is based on objective standards as required by the Housing Accountability Act and other State requirements (e.g. urban lot splits under SB 9 and expedited ministerial review pursuant to SB 35). This action will provide an opportunity to determine which design guidelines could provide a basis for a clear and objective set of standards to meet State requirements.

Environmental Review
San Pablo follows procedures set forth in the California Environmental Quality Act (CEQA) and has not adopted any additional procedures that describe how the City complies with the State requirements or to establish thresholds of significance for identifying projects that will subject to City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-48
environmental review. The City has a website listing projects with final CEQA determinations, which lists 12 projects since 2017 none of which required an Environmental Impact Report. Four were exempt from CEQA review and the rest required preparation of a Mitigated Negative Declaration.

Many projects are “categorically exempt” from CEQA because of their size or nature, or because there is no reasonable possibility that they will have significant impact on the environment. Article 19 of the CEQA Guidelines lists the types of projects that are normally exempt; they include replacement or rehabilitation of existing facilities, construction or conversion of small structures, and minor alterations to existing la nd. Additionally, certain residential projects providing affordable urban, agriculture, or urban infill housing that meets specified acreage and unit criteria are also exempt from CEQA. The CEQA exemption for certain types of affordable housing was introduced by SB 1925 (2002, Sher) to amend Section 21080.10 of, to add Sections 21061.0.5, 21064.3, 21065.3, 21071, and 21072 to the Public Resource Code.

Projects funded with HOME, CDBG or other sources of federal funding and some projects with financing from the City or Contra Costa C ounty may be subject to procedures in the National Environmental Policy Act (NEPA).

Environmental review, in compliance with State and federal requirements, runs concurrent with other aspects of the local development approval process. Pursuant to CEQA, if a project has no significant impacts or the impacts can all be mitigated to a less -than-significant level, an initial study and mitigated negative declaration is adequate. This process usually takes two to three months. If the project has potentially unavoidable significant impacts, it requires an environmental impact report (EIR), which can take four to six months and sometimes longer. Infill projects may qualify for streamlining pursuant to CEQA 15183 and as noted above the use of an exemption for urban infill housing projects is also available to expedite environmental review if there a re no identified impacts.When projects are subject to review under CEQA, environmental requirements are handled in tandem with the City’s requirements for public hearings and public review. As such, compliance with environmental review requirements do not pose and identifiable constraint to housing development in the City aside from the associated fees.

FEES AND EXACTIONS
Typical fees required to develop in San Pablo include entitlement fees, building fees, and impact fees imposed by a regional body. The City does not impose any development impact fees, unlike other cities in the region. To estimate the total typical costs, ABAG has developed a draft fee estimator for all jurisdictions in Contra Costa County – including San Pablo. The estimator examinesexamined three residential types, summarized below:, which are significantly lower than more recent estimates.
• Single-family: Single unit home with 3,100 square feet . The valuation is estimated at $306,900. compared with the more current estimate of $324,000 for a 2,000 square foot home, and
• Multifamily – Large: 100-unit project at 800 square feet per unit (80,000 square feet total). The valuation iswith an estimated atconstruction value of $9,637,600. • Multifamily – Small: 10-unit compared with $322 per square foot and a total construction value of $26,372,502 for the 100-unit Alvarado Gardens project at 800 City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-49
square feet per , which is now under construction.20 Based on this project, the construction cost per square foot for the 100-unit (8,000 square feet total). The valuationand 10-unit projects is estimated at $963,760330 square feet per unit.

The City Council approved a 2.6 percent increase in Building, Planning and Public Works user fees based on the Bureau of Labor Statistics Employment Cost Index. The methodology for establishing these fees was adopted by the Council in May 2021. The current fee schedule went into effect on July 1, 2023.15 Total typical fees for single- and multifamily projects are provided in Table C-2122 below. Applications that require review by an outside consultant including EIRs and other environmental studies, subdivision maps, and parcel maps are subject to an additional fee equal to 17 percent of the consultant cost.

Planning and permit fees make up less than 50 percent of fees for all project types and are relatively low overall. The highest fees are generally those levied by non -City bodies, including the school district fee. Although not reflected in the typical fees below, additional fees imposed by outside agencies can pose an impediment to development in San Pablo. This includes water, wastewater , and fire mitigation fees that the Citycity has no control over. Further, regional agencies without local review can have unpredictable costs that reduce certainty for developers.

A comparison of San Pablo’s typical fees to other cities in Contra Costa County is provided below in Table C-2223. Although has San Pablo increased permit fees in the last few years, the Citycity remains on par or below other neighboring jurisdictions. Fees for all residential types are lower in San Pablo than the regional average, and the City maintains the lowest overall fees for multifamily projects.

TRANSPARENCY IN DEVELOPMENT REGULATIONS
Under State Government Code Section 65940.1, the City is obligated to provide transparency in publicizing land use controls and fees. The City provides a variety of resources on the planning process on their website
21 including the Master Fee Schedule, building permit information, planning applications, and the Zoning Map. The site has links to a variety of handouts that summarize development standards by district and for different types of projects. Additional information on ADUs and Senate Bill (SB) 9 is also linked to the website. Contact information and hours of operation for the Planning and Zoning Division and links to the Building and Engineering Divisions are also available on this webpage.

20 See Table C-26, from California Tax Credit Allocation Committee, Project Staff Reports 2017-2021; Dyett & Bhatia, 2022
21 https://www.sanpabloca.gov/1177/Planning-Zoning
City of San Pablo | Housing Element Update 2023-31 Appendix C: Constraints Analysis Revised Draft February 14, 2024 C-50
Table C-2122: San Pablo Fee Estimates
Single-Family (2,000 sq. ft.) Large Multifamily (100 Units) @800 sq. ft.) Small Multifamily (10 Units) @ 800 sq. ft.) Fee ClassificationType Multiplier CostPer1 Cost Multiplier Per1
Cost Cost Multiplier Per1Cost Cost
Entitlement Fees
Pre-Application Review $866.00 Set $866.00 $866.00 Set $866.00 $866.00 Set $866.00 Minor DesignPre-
Application Review
$1,909.00 Set $1, $909.00 $1,909.00 S
e
t
$1,909.00 $1,909.0
0 Set $1,909.00
Minor Design Review $2,001.00
Major Design Review $4,116.00 Set $4,116.00 $4,116.00 S e
t
$4,116318.0
0 $4,116.0
0 Set $4,116318.
00 Conditional Use Permit $4,861.00 Set $4,861
$2,998.00
$4,861.00 S
e
t
$4,8615,098.
00 $4,861.0
0 Set $4,8615,09

8.00 Variance $5,146.00 Set
$5,146398.0
0 $5,146.00 S
e
t
$5,146398.0
0 $5,146.0
0 Set $5,146398.
00 General Plan Amendment $12,749.00 $12,749.00 $12,749.00 Specific Plan Amendment $10,929.00 $10,929.00 $10,929.00 Zoning Amendment $9,106.00 $9,106.00 $9,106.00 Development Agreement $12,749.00 $12,749.00 $12,749.00 IS/Negative Declaration $4,370.00 IS/Mitigated Negative
Declaration
$5,827.00 $5,827.00 Total Entitlement Fees 2 $16,89810,27861,209.00 $16,898152.0067,083 $67,08316,898152.00 Building Fees
Building Permit FeePlan
Check
Based on SF $2,8453,49

0.00 Based on SF $16,13434,03

3.00 Based on SF $4,2919,053.00
Building Plan Check
FeePermit Inspection
Based on SF $4,5032,25

8.00 Based on SF $32,46617,35

6.00 Based on SF $8,6344,619.00
City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-51
Electrical
Permit/Plumbing/Mechanical
Permits
$618.00 Set $618.00Est.
$700
$1,097.00 S
e
t
E
s
t
.
$1,0973,500.
00 $1,097.00 Set $1,0973,500.00
Plumbing Permit $221.00 Hr $442.00 $221.00 Hr $1,105.00 $221.00 Set $1,105.00 Mechanical Permit $221.00 Hr $442.00 $221.00 Hr $1,105.00 $221.00 Set $1,105.00 State of CA Earthquake
Assessment Fee
Based on Valuation $30.69 Based on Valuation $963.76 Based on Valuation $96.38 Fire Protection Fee $1,465.00 Set $1,465.00 $1,905 + $81/10k sf over 10k
$2,472.00 $1,905 + $81/10k sf over
10k
$1,905.00
Total Building Fees $10,3457,943.69 $55,34258,324.76 $18,23319,173.38 Impact Fees
School District Fee $4.08 SF $10,6088,1

60.00 $4.08 S
F
$326,400.00 $4.08 SF $32,640.00
Subregional Transportation
Mitigation Program (STMP)
$5,881.00 Unit $5,881.00 $2,897.00 U
n
i
t
$289,700.00 $2,897.00 Unit $28,970.00
Total Impact Fees 23 $16,48914,041.00 $616,100.00 $61,610.00 Total Project Fees 2 $43,73232,262.6983,193.69 $688,340690,576.76741,507.76 $96,741935147,866.38 Cost Per UnitUnit4 $83,193.6943,73232,262.69 $7,415.086,883.40905.77 $9,674.14693.5414,787.38 Planning and Permit % 62.30% 16.90.5% 58.3336.31% Impact Fee % 37.70% 839.0950% 41.6763.69%

1. 1. “Set” indicates a set fee, “Hr” indicates an hourly fee, “SF” indicates the fees is per square footage, and “Unit” indicates the fee is per unit.

2. Fees for General Plan, Specific Plan, and Zoning Amendments and Development Agreements are included as a basis for comparison with other County jurisdictions but are not included in totals because San Pablo has not received any applications for such approvals in the recent past. Total Entitlement Fee assumes Pre-Application, Major Design Review, Conditional Use Permit, and Initial Study required.

2. City has not established any impact fees but collects school and STMP fees imposed by other agencies.

3. Estimated value assumes 2,000 sq. ft. single family at $324,000 and 100-unit multi-family with development value of $26,372,502 (about $330 per square foot) based on data from Alvarado Gardens project.

Source: ABAG, Draft Contra Costa County Development Fee Estimates, April 2022Source: City of San Pablo, Planning & Zoning Fees, 7/1/2023-6/30/2024; Building Fees, FY 2024 https://www.sanpabloca.gov/906/Master-Fee- Schedule

City of San Pablo | Housing Element Update 2023-31 Appendix C: Constraints Analysis Revised Draft February 14, 2024 C-52

Table C-2223: Contra Costa County Fee Estimates
City Single-Family Large Multifamily (100 Units)
Small Multifamily (10
Units)
Antioch $22,146.24 $813,910.78 $103,950.44
Danville $62,489.24 $3,336,919.50 $347,075.68
Lafayette $68,946.25 $3,132,049.61 $370,969.49
Hercules $64,064.99 $2,967,385.44 $316,813.89
Clayton $39,160.00 $1,669,246.00 $249,136.00
Pinole $56,665.77 $2,277,370.79 $216,977.21
Brentwood $113,158.84 $4,766,295.73 $494,143.76
Concord $47,248.07 $1,765,845.76 $237,264.81
El Cerrito $57,356.24 $2,927,768.15 $440,729.35
Moraga $85,109.56 $4,101,720.20 $434,941.60
Martinez $58,701.86 $2,468,768.76 $271,214.92
Oakley $70,088.22 $3,572,169.38 $328,874.26
Orinda $64,627.76 $3,347,953.50 $376,137.59
Pittsburg $60,830.46 $3,198,202.86 $331,402.52
Pleasant Hill $30,927.67 $1,670,408.38 $177,477.61
Richmond $45,694.42 $2,301,117.22 $238,344.58
San Pablo $29,49832,262.69 $674,051690,576.76 $82,45296,935.38 San Ramon $100,495.59 $3,318,772.28 $340,120.27
Walnut
Creek
$31,004.88 $1,507,627.70 $168,649.32
Average $58,327.09 $2,621,978.09 $290,877.67
Source: ABAG, Draft Contra Costa County Development Fee Estimates, April 2022; Dyett & Bhatia, 2023

CUMULATIVE EFFECT OF LAND USE CONTROLS AND SITE

CONDITIONS
The cumulative effect of the outdated requirements of the 23rd Street Specific Plan, the high cost of financing, the preponderance of small lots under disparate ownership, and the high cost of construction, which is as high in San Pablo as it is in other parts of the inner Bay Area that are more attractive to investors and command higher rents, present a more significant obstacle than many other cities face. At the same time, the large minimum lot size requirements in the R -3 and R- 4 districts and the small size and number of vacant parcels limit the potential for developing much - needed "missing middle" housing, which might otherwise be a good way to increase the housing supply. Chapter 4 of this Housing Element, the Housing Action Plan, incorporates strateg ies to address these challenges individually and cumulatively in order to facilitate development of the housing element inventory.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-53
The City has not adopted growth control, short-term rental, or other ordinances that affect the cost and supply of residential development.

C.2 Non-Governmental Constraints
Non-governmental constraints range from environmental factors such as seismic hazards and noise to economic conditions including the cost and availability of financing, labor supply, the cost of materials and, more recently, supply chain problems. In the Bay Area particularly, the high cost of land can significantly increase the overall cost of housing development. All of these conditions can hamper residential development and are beyond the ability of local government to control.

Nevertheless, there are ap proaches they can use to help offset the impacts of these constraints through their planning and regulation of land use and development.

In San Pablo, the major constraints to housing development include historic development patterns, environmental conditions, and regional and local market conditions – including regional discrimination in the housing market. The following section assesses the impact of these non- governmental constraints and steps the City can take as part of the Housing Action Plan to mitigate them.

PHYSICAL DEVELOPMENT PATTERN AND LOT SIZE
San Pablo is a largely built out city with relatively few vacant parcels available for development.

While there are several larger vacant parcels clustered east of I -80, these are located within an Alquist-Priolo Fault Zone where residential development is prohibited for reasons of seismic safety.

Only about 2.7 percent of San Pablo’s land is considered vacant by the Contra Costa County Assessor. Further, while the city features a regular pattern of platting and parcel shape is not a constraint, the average size of a vacant parcel in the city is 0.3 acres, and about 81.6 percent of all vacant parcels are under 0.5 acres in size. San Pablo also has very low vacancy rates and few substandard buildings with high potential for redevelopment – as of March 2020, the City has a lower vacancy rate (4.1 percent) than Richmond (4.7 percent), Pinole (5.7 percent), El Sobrante (4.2 percent), the county (5.1 percent), and the nine- county Bay Area (4.8 percent). 22 Generally, the
average parcel size—including both vacant and non-vacant parcels—is about 0.2 acres. As a result, strategies for promoting and facilitating infill development will continue to be a priority for the City's long range planning efforts.

In general, neighborhood commercial or mixed -use commercial are designated for areas along corridors such as 23 rd Street, Rumrill Boulevard, and some portions of San Pablo Avenue with a regional commercial center designated for the area near San Pablo Avenue and San Pablo Dam Road adjacent to the exit from I -80. Multifamily residential uses are similarly located prim arily along major corridors and, in some areas, create a buffer between major corridors or land designated for commercial uses and land designated for low-density residential, such as adjacent to I-80 or abutting commercially designated land along Rumrill Boulevard or 23rd Street. Single -

22 City of San Pablo, “Affordable Housing Strategy.” Strategic Economics , March 2020. Available at https://www.sanpabloca.gov/DocumentCenter/View/13386/2020-Affordable-Housing-Strategy.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-54
family residential land uses make up the majority of the city’s neighborhoods between these corridors. Significant area within the city is also designated for public/institutional use, such as at Contra Costa College and several local elementary, middle, and high schools.

Most neighborhoods across San Pablo have densities ranging from eight or fewer units per acre to between nine and 16 units per acre. Due to their small lot sizes, San Pablo’s single-family neighborhoods still have many lots that fall in the density ranges of nine to 16 and 17 to 24 units per acre. Additionally, within areas designated as under the City’s current General Plan as Low Density Residential and intended for single -family detached residential development, non -conforming multifamily uses frequently fall into the higher density ranges of 24 to 40 and over 40 units per acre. Examples include the fourplexes along Sutter Avenue at its intersection with 17th Street and along 15th Street south of Broadway Avenue. Many of the city’s higher density areas are concentrated close to commercial corridors near San Pablo Avenue, 23rd Street, and Rumrill Boulevard, where densities range from eight to over 40 units per acre. Examples include the El Portal Apartment Homes at the intersection of San Pablo Avenue and 23rd Street, the Montevista Senior Apartment complex on San Pablo Avenue, and the Kona Apartments on Church Lane, which all have a density of over 40 units per acre. The introduction of additional high-density housing along these corridors would not be incompatible with existing uses, and adopted Specific Plans for these areas incorporate strategies to integrate these new uses alongside existing non-residential development. There are no easements or other conditions (aside from small parcel size discussed above) within the PDAs that constrain infill development in these locations.

While relatively high densities are possible in the city’s single -family neighborhoods, the predominance of this housing type and small lot sizes generally limit the feasibility of affordable housing development. However, corridors like San Pablo Avenue, 23rd Street, and Rumrill Boulevard have high potential for housing development, included mixed -use and higher- density residential projects. Most commercial uses have an FAR that is well below their maximum permitted FAR under the City’s existing General Plan Land Use designation – suggesting that many of these commercial sites with low FARs may present opportunities for redevelopment into more intense uses. As shown on Map 3-1 Pipeline Projects, current development activity in San Pablo is primarily concentrated along the city’s commercial corridors. Since 2015, the City has approved 422 new units, including 392 multi-family units (93 percent) in mixed-use areas. At the same time, 23 new single -family units were approved on small, sub -standard residential lots. The City anticipates that infill development like this will continue, but However, future residential and mixed-use projects under the Housing Element may need to consolidate a number ofsome smaller lots to fully take advantage of this redevelopment potential.

While the lack of development impact fees in San Pablo makes consolidation more feasible for developers, the City does not currently provide specific incentives to do so. Due to limited local resources, however, there is a tradeoff between funds allocated for lot consolidation efforts and those directed towards affordable housing projects. To address that tradeoff, the City’s Affordable Housing Strategy recommends a number ofseveral potential actions that can help increase San Pablo’s housing stock – including inclusionary zoning, incentive zoning, and other City efforts to facilitate “missing middle” housing and ADUs. Other pre-development activities—including those related to removal of substandard structures and environmental review and remediation —would also help facilitate the consolidation and development of smaller parcels. Actions the City will take over the planning period to incentivize residential development on smaller lot s, including City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-55
affordable housing development, are included in Chapter 4 of this Housing Element, the Housing Action Plan.

ENVIRONMENTAL CONSTRAINTS
Environmental factors such as topography, soils, landslides and seismic hazards, and noise, are constraints to housing development in the City. The San Pablo General Plan 2030 takes these factors into account in establishing policies for residential and mixed-use development in the Land Use Element. Where development is planned, the constraints can be mitigated through appropriate design and environmental planning.

Natural Hazards
The Contra Costa County Local Hazard Mitigation Plan (LHMP) was adopted by the City of San Pablo in April 2018. The LHMP provides a local hazards risk ranking, summarized in Table C-23.

The ranking process involves an assessment of the likelihood of occurrence for each hazard, along with its potential impacts on people, property, and the economy. In San Pablo, the hazards of greatest concern are earthquakes and dam failure. Dam failure is also likely a secondary impact of earthquakes. Overall, risk levels f or various hazards in San Pablo are about on par with other jurisdictions and unincorporated areas in Contra Costa County. Across all cities in the county, earthquake hazards are the greatest risk. The only hazard that poses a greater threat in San Pablo than other cities or unincorporated areas is dam failure, due to the potential for a large earthquake to critically damage the San Pablo Dam. While hazards exist within the city, there are still many options for increasing housing, promoting economic development, and addressing environmental justice safely.

Table C-23: Local Hazards Risk Ranking
Rank Hazard Type Risk Rating Score
(Probability x Impact) Category
1 Earthquake 54 High
2 Dam failure1 36 High
3 Severe weather 30 Medium
3 Landslide2 30 Medium
4 Flood3 18 Medium
5 Drought 9 Low
6 Wildfire2,4 6 Low
7 Sea level rise5 0 None
7 Tsunami 0 None

1. Failure is assigned a medium probability of occurrence as a secondary impact from earthquake.

2. Very High and High severity zones were used to assign probability and impacts.

3. One percent annual chance event (100-year flood event) was used to assign probability and impacts.

4. There is no mapped risk within the city, but a score was given due to potential smoke impacts on people and economy.

5. 2100 upper range estimates and extreme tide were used to assign probability and impacts.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-56
Source: Contra Costa County Local Hazard Mitigation Plan, 2018; Dyett & Bhatia, 2021 The impacts of these local hazards and other environmental conditions on housing development are summarized below:
• Geology/Seismicity. The Hayward Fault, a major fault line in the San Andreas Fault System, runs directly through the city; it represents a potential threat to safety and places restrictions on future development. In the LHMP’s analysis of risk potential in San Pablo, earthquakes and dam failure—which is often a secondary hazard following an earthquake—were the only hazards rated as “High” risk probability. Due to the potential for surface fault rupture along the Hayward Fault, Alquist -Priolo Zones apply to the area surrounding the fault line and restrict the development of residential buildings. Thus, future development potential is limited within the fault zone.
• Slope and Hillside Considerations. Hilly portions of the city, particularly in the hills to the east of I-80, are susceptible to natural hazards. In addition to earthquake risk, the hillsides are susceptible to landsliding and have a soil rating of “very limited” due to their slope and shrink-swell susceptibility. Currently, the Hillsides Overlay District regulates the development of any structures over one story tall in this po rtion of the city. Future residential development, especially higher-density development, is limited in this area and often requires extensive geotechnical studies. The Hillside Area Overlay District (D1) modifies development standards in these areas.
• Wildfires. The eastern portion of the city is susceptible to wildfires. In addition to the Hayward Fault running through this portion of the city, it is adjacent to Wildcat Canyon Regional Park, which is identified as a Very High Fire Hazard Zone which may threaten the area, though current roadways in the area allow for sufficient evacuation routes in the case of a wildfire.
• Hydrology and flooding. Certain areas of the city fall under the 100 - and 500-year flood zones, which restricts future residential development. According to the City’s LHMP, approximately nine percent of the population resides in special flood hazard areas currently.

In particular, residential neighborhoods along the city’s western boundary will likely be affected by increased flooding in the future. This restricts the extent of new housing that may go in in these areas. The City has a number of flood hazard response measures in place to respond to the flood hazards presented by its waterways. These include the Flood Damage Prevention Ordinance, the City’s participation in the NFIP Community Rating System, and the Green Infrastructure Plan, along with other measures included in the LHMP. These programs place development restrictions in floodplain areas, while the Green Infrastructure Plan also proactively plans for floodplain management and improved water quality by setting targets for the amount of impervious surface in the city to be retrofitted by 2030 and 2040. Further, the failure of the San Pablo Dam following an earthquake poses a serious risk. • Air and noise quality. While the City of San Pablo enjoys relatively little exposure to some harmful pollutants (according to CalEnviroScreen 3.0), San Pablo is most affected by diesel particulate matter (DPM). DPM is produced by exhaust from cars, trucks, buses, trains, ships, and other equipment with diesel engines. DPM in San Pablo likely comes in large part from cars, trucks, and other traffic passing through or near the city adjacent to I -80. In City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-57
addition to I-80, city truck routes running along San Pablo Avenue, San Pablo Dam Road, Giant Road between Road 20 and Richmond Parkway, and Evans Avenue likely contribute to DPM exposure in San Pablo. Further, major sources of noise in San Pablo are related to vehicular traffic, particularly in areas along I-80. The railroad corridor along Giant Road also contributes to noise in the city. Future housing development must ensure that measures are in place to protect the community from air pollution and noise impacts from these sources. The Air Quality Health Risk Overlay District (D3) modifies development standards along the I-80 corridor, and generally restricts residential development. • Open Space, Creeks, and Wildlife. While San Pablo is highly urbanized, it contains and is in close proximity to several important open space and biological resources that provide benefits to human, plant, and animal communities. The Wildcat and Rheem creeks, which run through the city, are important waterways within the greater Bay Area Delta system. The Wildcat Creek Restoration and Greenway Trail Project demonstrates the City’s commitment to preserving and enhancing its natural resources. Additionally, Wildcat Canyon Regional Park to the east provides significant open space opportunities and connects to the Bay Area Ridge Trail. To the west, the Bay Trail runs along Richmond Parkway and almost connects into San Pablo via Wildcat Creek Trail. There are also pockets of open space near creek banks and on hillsides along San Pablo Dam Road. These hillsides have remained open space due to safety considerations (the steep slopes are susceptible to seismic activity as well as wildfire risks). St. Joseph Cemetery is 58 acres of open space along Church Lane and El Portal Drive and is not suitable for future residential development. Further, central coast riparian forests running along San Pablo Creek provide a vital resources and movement corridors to flora and fauna. Residential development is limited in and near these resources to preserve existing biodiversity, including required setbacks along the creeks.

Hazardous Materials Sites
Sites where hazardous chemical compounds have been released into the environment can pose threats to health and ecological systems. Historic or current activities most often associated with industrial or commercial uses (including gas stations, car washes, etc.), may result in the release, leak, or disposal of toxic substances on or below the ground surface, where they can then contaminate soil and ground water. Furthermore, disturbance of the ground through grading or excavation can result in exposure of these chemicals to the public. Improper handling of contaminated sites may result in further exposure via airborne dust, surface water runoff, or vapors.

The California Department of Toxic Substances Control (DTSC) and State Water Resources Control Board (SWRCB) track and identify sites with known or potential contamination and sites that may impact groundwater in accordance with Section 65962.5 of the Cali fornia Public Resources Code (PRC). The list produced in accordance with this code is also known as the Cortese List. • EnviroStor. The DTSC EnviroStor hazardous waste facility and cleanup sites database identifies sites that have known contamination or potentially contaminated sites requiring further investigation, and facilities permitted to treat, store, or dispose of hazardous waste. The EnviroStor database includes lists of the following site types:
federal Superfund sites; State Response, including military facilities and State Superfund; voluntary cleanup; and school sites.

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-58
• GeoTracker. The SWRCB GeoTracker database tracks sites that impact groundwater or have the potential to impact groundwater. It includes sites that require groundwater cleanup such as Leaking Underground Storage Tanks (LUSTs), Department of Defense, and Site Cleanup Program sites; as well as permitted facilities that could impact groundwater such as operating Underground Storage Tanks (USTs), irrigated lands, oil and gas production sites, and land disposal sites.

A search of federal, State, and local environmental regulatory agency databases was conducted in order to identify sites within the planning area which may have been historically impacted by hazardous materials or wastes. GeoTracker lists 27 LUST cleanup sites within the Planning Area. All but two of these sites have been remediated and are considered closed. Map C-1 shows the location of these sites within the planning area, based on a database search conducted in July 2023. The two open sites, neither of which is in proximity to a housing opportunity site identified on Map 3-4 in this Housing Element, include:
• 2145 Rumrill Boulevard. Historical dry-cleaning operations at the site involved the use of tetrachloroethylene (PCE). The dry cleaning equipment was replaced and the use of PCE was discontinued in 2009. The Site is subject to RWQCB Order No. R2- 2011-0040, pursuant to which monitoring of groundwater conditions, soil vapor extraction, and indoor air quality is ongoing. A low-threat closure request has been submitted.
• 13484 San Pablo Avenue. The site is historically operated as a general storage yard and a trucking company storage yard, but was redeveloped with a single one-story building between 1962 and 1968 and has operated as a skilled nursing facility called Vale Healthcare Center since that time. Soil vapor extraction and sub-slab depressurization activities are ongoing.

Overall, as none of the active hazardous materials sites in the city is located in proximity to a housing opportunity site identified on Map 3-4 in this Housing Element and as the majority of cases are considered closed, the presence of hazardous materials does not represent a constraint to implementation of the Housing Element.

MARKET CONSTRAINTS
Regional demand has a direct impact on the cost of land. A local government can either limit or provide an adequate supply of entitled land for development in order to meet the regional demand.

Construction cost is affected by a variety of factors, including the national demand for materials and commodities, and the supply of local construction labor. The availability of financing is affected by factors that the local government cannot control, including capital levels of banks and investors, credit worthiness of borrowers, and the willingness of investors to supply capital for real estate.

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Richmond Pkwy
23rd St
Giant Rd
Rd 20
Rumri
ll Blvd
Market Ave
Broadway Ave
Rd 20
Brookside Dr
Church Ln
11th St
Stanton Ave
San Pablo Ave
Rumri
ll Blvd
Rumri
ll Blvd
Church Ln
San Pablo Ave
San Pablo Ave
San Pablo Dam Rd
SanPabloDamRd
El Portal Dr
Rd 20
San Pablo Dam Rd
El Portal Dr
§¨¦80
City of
Richmond
City of
Richmond
t S t s 1 2
11th St
San Pablo Ave
17th St
Vale Rd
Dover Ave
20th St
Stanton Ave
Pine Ave
Miner Ave
19th St
16th St
15th St
Amador St
Rivers St
Sutter Ave
Emeric Ave
12th St
14th St
Hillcrest Rd
Rollingw
ood Dr
13th St
Sanford Ave
Lake St
Ridge Rd
California Ave
22nd St
18th St
Bush Ave
John Ave
Willow Rd
Alpine Rd
Brook Way
Palmer Ave
Tyler St
Espanola Ct
Van Ness St
Powell St
Arundel WayArundell Way
10th St
Devon Way
Marin Ave
Mason St
Wilcox Ave
Standard St
Post Ave
Chevy Way
Alfreda Blvd
Stone St
Bayo Vista Ave
Ke
lley Ave
t S m a h d r o F
r D d o o w n e e r G
Manor Dr
Yuba Ave
Manchester Ave
Pullman St
Folsom Ave
Mission Ave
n L n o v A
Villa Dr
Mission Be
ll DrMacarthur Ave
Mo
rrow Dr
Beau Rivage
Bowhill Ln
Douglas St
Miflin Ave
Trenton Blvd
Bonita Rd
Merritt Ave Glenlock St
Del Camino Dr
Fillmore St
Pablo Vista Ave
Lovegrove Ave
Glenn Ave
Colin St
Acapulco Dr
Marelia Ct
n L t f o r c n a B
Montoya Ave
Ventura Ave
r i C a l l e b A
Clare St
t C l e o J
Gerald Ave
Evens Ave
Manzan
illa Dr
Carlfield St
Corte St
Ohare Ave
Contra Costa Ave
Casino Ave
Rumr
ill Rd
Crucero Ave
Wyman St
Riverside Ave
Regina Ave
Barranca St
Humboldt St
t C a i r o t c i V E
Shasta Ave
Harborview Ave
Clement Ave
n L d o o w y a B
Connecticut Ave
Chattleton Ln
University Ave
Barbara Ln
Kirk Ln
Jean Ct
Madrone Way
West
gate Cir
t C a i r o t c i V W
Frieda Ct
Br
ookside Ave
Regello Ct
Monte Buena St
Dodson St
Judith Ct
Wanla
ss Ave
Dra
ke Way
Larchmont Ln
18th St
19th St
20th St
19th St
Bush Ave
15th St
t S h t 5 1
21st St
t S h t 8 1
Shasta Ave
Glenn Ave
17th St
Merritt Ave
Riverside Ave
14th St
18th St
Dover Ave
t S h t 9 1
22nd St
Mason St
t S h t 5 1
16th St
17th St
t S h t 7 1
Post Ave
Lake St
20th St
21st St
Rivers St
Lake St
Yuba Ave
19th St
22nd St
16th St
17th St
Glenn Ave
Miner Ave
Rose ArborAv e
Bayview A ve
Bolduc Ct
CapitolHill Ave
W estview Pl
NArlington Blvd
HillcrestRd
M
iffinAve
Wanlass
Park
City
Hall
Contra Costa
College
John
Herbert
Davis Park
San Pablo
Lytton
Casino
St. Joseph
Cemetery &
Funeral Center
Rheem Creek
San Pablo Creek
Wildcat Creek
San Pablo Creek
Wildcat Cr eek
San Pablo Creek

BURLINGTON NORTHERN SANTA FE RR

UNION P ACIFIC RAILROAD
SOURCE: Geotracker, State Water Resources Control Board, 2021; Envirostor, Department of Toxic Substances Control, 2023; City of San Pablo, 2021; Contra Costa County GIS, 2021; Dyett & Bhatia, 2023
0 1,500 3,000750
FEET
City Limits
Sphere of Influence
Major Highway
Major Roads
Railroads
Figure C-1: Hazardous Materials

SAN PABLO GENERAL PLAN U PDATE
State Water Resources Control Board (SWRCB)
Cleanup Sites
") LUST Cleanup Site
") Cleanup Program Site
S Closed Sites (Case Closed)
Department of T oxic Substances Control (DTSC)
EnviroStor Status (March 20 23)
Active
Certified O&M - Land Use Restrictions
Refer to Another Agency
No Further Action
City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-60
Land and Construction Costs
Land costs are often difficult to estimate, and there is no single publicly available database that records urban land prices. A recent study conducted by researchers from the Federal Housing Finance Agency (FHFA) have estimated the price of residential land based on appraisals of single- family parcels conducted between 2012 and 2019.23 From this assessment they have made available land prices for all census tracts and zip codes in the country. As summarized in Table C-22 below, the average land value per acre in the zip codes either partially or wholly contained within the boundaries of San Pablo is about $1,871,800 or 39.8 percent of the total property value. Median land value in San Pablo is lower than the greater Bay Area region, but higher than the county overall – although it comprises a smaller share of the total property value.

Table C-24: Median Single-Family Land Costs, 2019
Region Median Land Value Per Acre Median Land Share of Property Value San Francisco Bay Area1 $2,047,500 44.2%
Contra Costa County $1,529,900 40.2%
San Pablo area2 $1,871,800 39.8%

1. Based on the nine-county region.

2. Includes zipcodes that are either wholly or partially contained within the boundaries of San Pablo: 94806, 94801, 94803, 94804, 94805
Source: FHFA, Land Prices, October 2020; Dyett & Bhatia, 2022

Land acquisition cost estimates for the development of affordable housing in San Pablo are available from recent California Tax Credit Allocation Committee (TCAC) project tax credit applications.

Estimates include projects that applied for a tax credit between 2017 and 2021 and are provided in Table C-25. Land acquisition costs are significantly higher for rehabilitation projects than for new construction projects, with San Pablo’s most recent new construction project estimating about $85 per square foot or 14.9 percent of total project cost. While this is higher than the estimated cost per square foot provided in the previous Housing Element ($35 per square foot), it remains in a similar range of total project costs (15 to 20 percent). Land costs have continued to rise in the City, especially for acquisition and rehab projects.

23 William Larson, Jessica Shui, Morris Davis, and Stephen Oliner, “Working Paper 19-01: The Price of Residential Land for Counties, ZIP codes, and Census Tracts in the United States,” FHFA Staff Working Paper Series (October, 2020).

City of San Pablo | Housing Element 2023-2031 Appendix C: Housing Constraints Revised February 14, 2024 C-61
Table C-25: Land Costs for Affordable Housing Projects in San Pablo, 2017-2021 Land/Acquisition Cost1
Project
Year Project Name Project Type Total Cost
Cost per Sq.

Ft.

Percent of Total
Project Cost
2017 Church Lane Acquisition and
Rehab
$6,093,175 $206.55 27.9%
2018 Montevista Senior
Apartments
Acquisition and
Rehab
$17,600,000 $340.66 69.4%
2020 Hilltop Commons Acquisition and
Rehab
$89,872,449 $349.87 58.9%
2021 Alvarado Gardens New
Construction
$7,000,000 $85.47 14.9%
Median Cost $12,300,000 $273.61 43.4%

San Pablo City CouncilMarch 18, 2024

San Pablo City Council
March 18, 2024