City of San Pablo
General Plan
2024 Annual Progress
Report
Prepared February 25, 2025
City of San Pablo General Plan Annual Progress Report 2
Introduction
Government Code Section 65400 requires Cities in California to prepare a report annually regarding the status of the City’s General Plan/Coastal Land Use Plan (General Plan) and progress in its implementation (General Plan Progress Report) and to provide the General Plan Progress Report to the Governor’s Office of Land Use and Climate Innovation (LCI, formerly known as the Governor’s O ffice of Planning and Research) and the Department of Housing and Community Development (HCD). The General Plan Progress Report provides for the annual review of the General Plan to assess the level of implementation and effectiveness of the General Plan as a guide for orderly growth and development, preservation and conservation of open space land and natural resources, and the efficient expenditure of public funds. The General Plan Progress Report also provides information regarding the City’s progress in meeting its share of regional housing needs.
The General Plan is the City’s official policy that guides decisions affecting future physical development and change within the City. San Pablo’s current General Plan 2030 was adopted on April 18, 2011, by Resolution 2011 -046. The General Plan has subsequently been amended on October 17, 2011 by Resolution 2011-015, on January 12, 2016 by Resolution 2016- 001, on February 20, 2018 by Resolution 2018-025, and on April 16, 2018 by Resolution 2018-049. The Housing Element was updated and adopted on March 18, 2024 by Resolution 2024-034, and certified by HCD on May 20, 2024. This Resolution also encompassed the incorporation of an Environmental Justice Element into an updated Community Health & Environmental Justice Element and amendments to the Safety & Noise Element.
The 2030 general plan replaced the previous General Plan, which dated to 1996. The General Plan contains the eight elements that were required by the state at the time of passage and two additional elements that were added as amendments, as follows: Economic Development, Land Use & Physical Design, Growth Management, Circulation, Parks, Schools, Community Facilities, & Utilities, Open Space & Conservation, Community Health & Environmental Justice , Safety & Noise, and the Housing Element, which was subsequently updated and approved separately in 2015 and again in 2024 . The City of San Pablo is currently undergoing an additional targeted update to the General Plan. The update d General Plan is estimated to be completed and adopted in mid-2025.
This General Plan Progress Report summarizes the General Plan implementation progress for 202 4. The City of San Pablo’s 202 4 General Plan Annual Progress Report will be presented to the S an Pablo City Council for review and approval on March 17, 2025.
General Plan Compliance
Government Code Section 65040.2 requires the Governor’s Office of Land Use and Climate Innovation (LCI) to adopt and periodically revise the State General Plan Guidelines (GPG) for the preparation and content of general plans for all cities and counties in California. The San Pablo General Plan 2030 complies with the LCI’s General Plan Guidelines of being comprehensive, internally consistent, and long-range. San Pablo’s General Plan 2030 provides a vision for the future by establishing guidelines that reflect City policies, goals, and efforts while enhancing quality of life. The General Plan was released prior to the issuance of recent guidelines, such as required consultation with Native American tribes and collaborative
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planning with military lands and facilities. However, all subsequent amendments have followed these guidelines.
General Plan Implementation Measures
The City of San Pablo has taken a range of measures to implement goals and policies from the General Plan. A number of projects, initiated across multiple departments, have furthered the goals of many of the elements of the General Plan, such as the Circulation Element , the Land Use and Physical De sign Element, and the Housing Element. These planning activities include the completion of the Rumrill Complete Streets Project, which encourages multiple modes of transportation and supports future growth and active living, increases safety with improved lighting and additional pedestrian crosswalks, improves water quality, reduce s minor flooding, increase s greening along the corridor, and improve s the sustainability and economic vitality of area. Similarly, the Sutter Green Streets project aims to reduce flooding and improve pedestrian safety along Sutter Avenue. Two new parks have also undergone significant planning work in 202 4. Happy Friday Park opened in fall of 2024, bringing a small, neighborhood-scale playground to the Old Town neighborhood, while McNeil Park will bring a larger recreational facility with a soccer field to a site near Contra Costa College. These projects aim to expand the parkland area of San Pablo and promote active recreation in the community.
The Planning Division has also made significant progress in the creation of the Rumrill Corridor Plan, which will set planning direction and create new zoning designations for the Rumrill Boulevard Priority Development Area (PDA), and will be included as part of the upcoming General Plan Update in 2025. This corridor plan will complement the recently completed Rumrill Complete Streets project by providing an additional policy framework aimed at improving housing and j ob opportunities along the corridor . This document will update the land use designations and development regulations in the corridor to be in alignment with current development priorities and enhance economic development.
In terms of affordable housing, th e City adopted an Affordable Housing Strategy in 2020 and is actively promoting redevelopment of City owned parcels for affordable housing development, along with a number of other housing production initiatives. This strategy is further augmented by the policies and programs set forth in the 2023-2031 Housing Element, which was certified on May 20, 2024.
Recent planning activities and general plan implementation measures are enumerated in Table 1 which starts on the following page.
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Table 1: General Plan Implementation Measures
Planning Initiative Description Relevant General
Plan Element(s)
Relevant General Plan
Policies
Rumrill Boulevard
Complete Streets
Project
The Rumrill Complete
Streets Project is an
overhaul of Rumrill
Boulevard with the
goals to:
-Develop a
“Complete Street”
that encourages
multiple modes of
transportation and
supports future
growth and active
living
-Increase safety with
improved lighting and
additional pedestrian
crosswalks
-Improve water
quality, reduce minor
flooding and increase
greening along the
corridor
-Increase the
sustainability and
economic vitality of
area
Completed Spring
2024.
Land Use and Physical
Design, Circulation
LU-G-11: Recognize the
importance of the 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.
C-I-1: Design and operate
city streets based on a
“Complete Streets” concept
that enables safe,
comfortable, and attractive
access and travel for
pedestrians, bicyclists,
motorists, and transit users
of all ages and abilities.
Rumrill Boulevard
Priority Development
Area
Corridor Plan
element of the
General Plan Update
encouraging jobs and
housing production
along the Rumrill
Boulevard corridor.
Adoption to occur in
mid-2025
Land use and Physical
Design, Housing
LU-G-3: Preserve and
strengthen the City's overall
image and create a safe,
walkable and attractive
urban environment for the
current and future
generations of residents.
LU-G-7: Retain and enhance
existing commercial,
industrial, educational and
entertainment land use
areas to strengthen San
Pablo’s economic base.
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Contra Costa College
Mobility Hub
Conceptual plan
identifying multi-
modal mobility
improvements for the
area surrounding
Contra Costa College
in support of creating
a mobility hub with
transit-oriented
development.
Adopted November
2023. Currently
pursuing funding.
Circulation, Housing C-I-29: Work with public
transit providers, Contra
Costa College, and property
owners to identify and
develop a future Major
Transit Hub along San Pablo
Avenue near Mission Plaza.
C-G-5: Develop a safe and
comprehensive bicycle and
pedestrian network.
C-I-21: Complete and
enhance the pedestrian
network with an
interconnected system of
walkways, continuous
sidewalks on both sides of
the street, and pedestrian
crossings.
Transit-Oriented
Development Master
Plan
Plan to create a
strategy and guiding
policies for future
transit-oriented
development in San
Pablo, in support of
meeting regional
housing needs and
greenhouse gas
reduction goals.
Adopted February 5,
2024.
Circulation, Housing,
Land Use and Physical
Design, Growth
Management
LU-G-1: Promote a
sustainable, balanced land
use pattern that responds to
existing and future needs of
the City, as well as physical
and natural constraints.
GME-G-4: Promote mixed-
use, high density infill
development and support
land use patterns that make
more efficient use of the
transportation system
C-G-7: Facilitate the use of
public transportation in San
Pablo by making it more
comfortable and convenient
Sutter Avenue Green
Street
Street improvements
to reduce flooding,
improve street
safety, and
implement green
infrastructure on
Sutter Avenue.
Project to be
completed April
2025.
Circulation,
Open Space &
Conservation,
Safety & Noise
C-G-5: Develop a safe and
comprehensive bicycle and
pedestrian network
OSC-G-5: Protect water
supply and quality through
conservation and good
stormwater management
practices.
SN-G-2: Minimize the risks to
property, life, and the
environment due to flooding
hazards.
City of San Pablo General Plan Annual Progress Report 6
Broadway - El Portal
Bike Lane
New bicycle facilities
planned along
Broadway Avenue
and El Portal Drive.
Currently pursuing
funding.
Circulation C-G-5: Develop a safe and
comprehensive bicycle and
pedestrian network.
C-I-14: Expand and maintain
a safe and comprehensive
bicycle system that connects
the City’s neighborhoods to
regional bicycle routes
Happy Friday Park New mini-park and
playground on Bush
Street, opened
November 2024
Parks, Schools,
Community Facilities,
and Utilities
PSCU-G-1: Provide an
expanded, high quality, and
diversified park system
which allows varied
recreational opportunities
for the entire community.
PSCU-I-1: Seek to achieve a
standard of 3.0 acres of
parkland per 1,000
residents.
PSCU-I-3: Develop new park
and recreation facilities and
continue to upgrade existing
ones with universal
accessibility, durability, and
low maintenance in mind.
PSCU-I-6: Acquire land for
mini-parks in Old Town and
other neighborhoods where
parks are needed.
McNeil Park Planning underway
for a new park on
Moraga Road near
Contra Costa
Community College.
Site plan approval in
2024 and
construction to occur
in late 2025.
Parks, Schools,
Community Facilities,
and Utilities
PSCU-G-1: Provide an
expanded, high quality, and
diversified park system
which allows varied
recreational opportunities
for the entire community.
PSCU-I-1: Seek to achieve a
standard of 3.0 acres of
parkland per 1,000
residents.
PSCU-I-3: Develop new park
and recreation facilities and
continue to upgrade existing
ones with universal
accessibility, durability, and
low maintenance in mind.
City of San Pablo General Plan Annual Progress Report 7
San Pablo Ave/23rd
Street Bridge
Replacement
Planning underway to
replace a seismically
unsafe bridge and
revamp the
intersection of
several major arteries
to improve multi-
modal access and
create active
community spaces.
Circulation, Land Use
and Physical Design
C-I-1: Design and operate
city streets based on a
“Complete Streets” concept
that enables safe,
comfortable, and attractive
access and travel for
pedestrians, bicyclists,
motorists, and transit users
of all ages and abilities.
LU-G-11: Recognize the
importance of the 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.
ADU Ordinance
Amendment
2024 Update to the
Zoning Code to bring
Accessory Dwelling
Unit ordinance into
line with current
state law
Land Use and Physical
Design, Housing
LU-G-5: Promote a variety of
housing types and prices
within neighborhoods to
serve the economic needs of
all segments of the
community.
H-3.3.1: Promote second
units. Continue to promote
the development of second
units as an affordable
housing alternative in single-
family areas, with reduced
setback requirements.
General Plan Modifications and Amendments
Several changes were made to the General Plan in 2024. The Safety and Noise Element was updated to reflect new state requirements around hazard planning while also removing outdated information and providing new data on safety risks and response capabilities. The City of San Pablo 2023 -2031 Housing Element was adopted in March 2024 and certified by HCD on May 20th. This Housing Element, along with a new Health and Environmental Justice Element, including amendments to the Health Element of the General Plan, and the amendments to the Safety and Noise Element of the General Plan, were adopted by City Council in March 2024.
The City of San Pablo is currently in the process of further updating its general plan , with completion estimated in mid-2025. The General Plan Update will include the incorporation of a Corridor Plan for the Rumrill Boulevard Priority Development Area and additional updates to all other elements, except for the recently adopted new Housing Element and Community Health and Environmental Justice elements. The
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General Plan Update planning effort has completed preliminary reports , public engagement, policy analysis, map preparation, and environmental assessment. An Existing Conditions report for the city has been completed, and a market study for the Rumrill corridor has been conducted. These efforts are being completed with the assistance of local funds along with grants from the SB2, REAP, and PDA REAP grant programs. Dyett & Bhatia of Oakland, CA is providing planning consu ltant services. The City will soon be releasing the first Draft Rumrill Corridor Plan and draft updates to each General Plan element for public review.
Major Development Applications Processed
A number of major development proposals representing a range o f project types have been processed under the current 2030 General Plan. These developments have helped advance several aspects of the Plan, including Housing Element goals and key Land Use and Physical Design policies. Table 2 below describes a selection of recent major developments that have been processed in the City of San Pablo.
Table 2: Major Development Applications Processed
Address Description Status General Plan Relevance
2812 Chattleton
Lane
20 units of townhouse-style
attached single-family housing,
8 of which have accessory
dwelling units
Under
construction
Supports housing element
goals by providing
different options of
housing types for different
income levels. One unit
will be affordable to a low-
income household.
2555 El Portal Drive 54 units of microunit supportive
housing
Completed
2024
Supports housing element
goals by providing 100%
affordable permanent
supportive housing
Alvarado Gardens
(Former City Hall
site)
100 units of affordable housing
with 7,000 square feet of
ground-floor commercial space
Phase 1 (50
units) under
construction
Supports housing element
goals by providing in-fill
housing for low-income
levels and supports the
economic base of the city
by providing a retail
mixed-use component on
the ground level.
2364 Road 20 145 units of affordable housing
(A 2020 proposal was for just
64 units of housing)
Planning
approved
Supports housing element
goals by providing high
density infill housing,
including 145 units
available to low-income
households
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13717 San Pablo
Avenue
91 units of multifamily housing
(19 affordable) with 9,175
square feet of ground-floor
commercial space.
Planning
approved;
plan check in
progress
Supports housing element
goals and provides a new
mixed-use development
that conforms with the
goals of the San Pablo
Avenue Specific Plan and
Mixed-Use Center South
Regulating Plan by
providing commercial
economic opportunity
along with housing for a
mixed income population.
1723 14th Street 3 units of multifamily housing
with 1,074 square feet of
commercial space
Under
construction
Supports Land Use and
Physical Design goals by
promoting infill housing
and walkable
neighborhoods.
1820 Rumrill
Boulevard
40-unit 100% affordable
multifamily development
Planning
approved;
undergoing
revisions
Supports housing element
goals by providing infill
housing for low-income
residents.
San Pablo Police
Headquarters and
Regional Training
Facility
New headquarters building for
the San Pablo Police
Department with attached
regional training facility
complex
Under
construction
Supports safety element
policies by improving the
facilities and training
opportunities for the
Police Department.
13280 San Pablo
Avenue Drive-
Through
New standalone drive-through
restaurant for Pollo Campero
In Plan
Check
Supports Economic
Development goals by
developing a popular new
business that will attract
spending and generate tax
revenue for the City.
Housing Element Annual Progress Report
California Government Code Section 65400 requires general law cities to prepare and submit an Annual Progress Report (APR) to HCD, and the Governor’s Office of Land Use and Climate Innovation (LCI) describing the status of implementing the General Plan Hou sing Element. The APR includes information on the City’s progress in addressing the Regional Housing Needs Allocation (RHNA) and the status of housing policies/programs listed in the 2023-2031 City of San Pablo Housing Element. HCD provides forms and instructions for preparation of the APR. The APR provides a snapshot of housing unit production across affordability levels and includes an update on housing program implementation. The APR is required to be considered by the City Council at a public meeting, during which it should receive any public comments. Once accepted by the Council, the APR is sent to HCD and LCI.
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The 2023-2031 City of San Pablo Housing Element was adopted on March 18, 2024 and certified by HCD on May 20, 2024, replacing the 2015-2023 Housing Element.
The 2024 APR (Attachment A, Table B) includes the number of housing units for which the City issued building permits, both in the aggregate and by affordability levels , according to State -defined income levels, during calendar year 202 4. The APR also identifies progress made on implementation programs included in the City’s Housing Element. It should be noted that timelines assigned to the various implementation programs are estimates only, and are subject to resource availability and Council Priority Workplan conformance. As indicated on the report, during 2024, the City issued building permits for two non-deed-restricted Junior Accessory Dwelling Units which are in the low-income category; 28 Accessory Dwelling Units, which are in the moderate-income category; nine new Single-Family homes, which are in the above-moderate income category and three attached units that are part of a mixed-use development, which are also in the above-moderate income category, for a total of 42 new units.
According to the 2023 APR, the City had developed 137 units out of a total of 746 units expected to be produced by 2031 under the 6th Cycle Regional Housing Needs Allocation (RHNA) , or 18% of the total allocation. San Pablo’s target goal of 746 units by 2031, include 173 at the very low-income level, 100 at the low-income level, 132 at the moderate- income level, and 341 at the above moderate- income level.
The 2024 report will increase the total number of units created to 179, leaving 567 units remaining to be produced by the end of the eight-year cycle in 2031. The new 6th Cycle accounts for the units permitted in 2023 as well as any units permitted during the Projection Period of June 30, 2022 to January 30, 2023.
The total units permitted to date for the new 6th cycle is 179 and the total remaining RHNA is 567.
Additional Information Provided
Emergency Ordinances
No emergency ordinances were passed by San Pablo City Council in 2024.
Interagency Coordination
As part of the General Plan Update effort, and as a recipient of REAP funds from Bay Area Metro (ABAG/MTC), the City of San Pablo has been an active participant in a variety of training and interchange programs hosted by HCD, LCI, and Bay Area Metro. The City is a member of the Contra Costa Collaborative sponsored by ABAG, which involves a number of working groups and informational exchanges on key topics such as creating missing middle housing, use of public engagement mapping tools to identify housing si tes, adopting VMT policies, Senate Bill 9 requirements, and fulfilling requirements for the Environmental Justice and Housing Elements.
The City also works closely with the Contra Costa Transit Authority to provide growth management reports pursuant to Measure J. The Community Development Director is a member of the Contra Costa Planning Directors group and an SB 9 study group hosted by CCTA and of the Sustainability Exchange hosted by Contra Costa County Department of Conservation and Development. City s taff are also represented on the Community Steering Committee of the Community Emission Reduction Plan (CERP) for the Richmond- North Richmond-San Pablo Community, hosted by the Bay Area Air Quality Management District.
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ATTACHMENT:
A- 2024 Housing Element Annual Progress Report