ACTIONS
RUM-7.a D evelop and market an inventory
of sites along the Corridor that are
suitable for a commercial kitchen, a
food truck park, or other food/bev -
erage production facility.
RUM-7.b
E
stablish a zoning overlay or other
mechanism to fast-track permits
for food trucks and short-term
events along the corridor.
RUM-7.c P repare and publicize a map of
restaurants and food trucks along
the Corridor to highlight local busi-
nesses and promote patronage by
San Pablo residents and visitors to
the area.
RUM-7.d
W
ork with property owners to facil-
itate the activation of vacant and
underused sites with short-term
uses bringing co-benefits for own-
ers and the community. Such uses
may include pop up markets; festi-
vals and community events; short-
term exhibit or gallery space; per -
formance venues; or community
gardens with raised planting beds.
San Pablo Rumrill Corridor Plan
33 SAFE, EFFICIENT STREETS.
Manage circulation and improve
connectivity to and along the
Rumrill Corridor to ensure safe,
efficient mobility for all roadway
users.
TRANSPORTATION AND PARKING
There is strong community support for new multifamily housing along the Corridor; however, peak hour congestion and the limited availability of public parking along the Corridor are ongoing issues that will require focused attention to ensure that the addition of new housing enhances quality of life in the area.
Plan policy incorporates a robust suite of actions to optimize circulation through the use of tech- nology and transportation demand management strategies that encourage the use of alternatives to single-occupant vehicles. Plan policy also outlines a comprehensive parking strategy for the area that seeks to optimize the use of space devoted to parking, balance the needs of businesses and residents, and effectively manage demand on game days at the Rumrill Sports Complex.
GOAL-8
POLICIES
RUM-8.1 M anage traffic and circulation
along the Corridor to reduce con -
gestion, optimize person through-
put , and enhance roadway safety.
RUM-8.2 E mploy a variety of strategies to
optimize traffic flow on Rumrill
Boulevard, particularly during peak
hours. Strategies may include:
•
T
raffic signal timing optimization;
•
R
oadway layout, lane configura -
tions, and intersection designs to
facilitate smooth traffic flow; and
•
V
ariable message signs and tech-
nology that provides real-time
information.
Chapter 4 l Goals, Policies, and Actions
34 RUM-8.3 P romote walking, cycling, transit
and other non-motorized forms of
transportation for local trips within
the Corridor and surrounding
neighborhoods.
RUM-8.4 E ncourage all new multiunit res -
idential developments to incor -
porate transportation demand
management (TDM) strategies
into project design and operations.
Require that projects of 50 or more
units incorporate TDM strategies,
which may include:
•
P
articipation in the AC Transit
EasyPass program which pro -
vides discounted transit passes
for residential communities;
•
M
embership in car share and bike
share programs;
•
O
n-site secure bicycle storage
facilities;
•
C
onnecting residents to E-bike
grant and rebate programs.
RUM-8.6 S upport regional initiatives to con -
nect San Pablo to the San Francisco
Bay Trail, including completion of
the Verde Avenue connector seg -
ment of the Wildcat Creek Trail
planned to link the Plan Area to an
existing segment to the west.
ACTIONS
RUM-8.a P ursue funding and prioritize com-
pletion of the traffic signal inter -
connect system and installation of
a fiber line to enable synchronized
traffic signal operation on the
Corridor.
RUM-8.b
P
repare a handout detailing TDM
strategies available for multiunit
residential developments; make it
available at the planning counter
and on the City’s website.
RUM-8.5 C ontinue to engage the commu -
nity in transportation planning and
design decisions along the Corridor
and periodically assess the need for
adjustments and refinements to
roadway design.
San Pablo Rumrill Corridor Plan
35 COMPREHENSIVE PARKING
MANAGEMENT.
Strategically provide parking to
meet the needs of existing and
future residents and businesses
RUM-8.c C ollaborate with local businesses
to develop and implement a cam -
paign that encourages residents
to walk and bicycle when shop -
ping in or visiting the neighbor -
hood. Through incentives and con-
tests, the campaign should aim to
encourage area residents to shop
at stores and visit services along
the Corridor while also promoting
the public health benefits of active
transportation.
RUM-8.d
S
tudy options and identify potential
funding sources for the installation
of high visibility crosswalks at key
intersections along the Corridor,
including the Rumrill/Market gate-
way intersection; the Rumrill/
Sutter intersection at the entry to
the Rumrill Sports Complex; and
Rumrill/Sanford intersection. The
study should engage area residents
in determining priorities and design
of improvements.
RUM-8.e
E
xplore the feasibility of options
for bringing on-demand shuttle
service to the Corridor to enhance
first/last mile connectivity to the
regional transit faciltities and
GOAL-9
POLICIES
RUM-9.1 S trive for a balanced supply of park-
ing along the Corridor that sup -
ports business vitality , walkability,
and healthy air quality.
RUM-9.2
P
romote the use of shared parking
agreements that allow for com -
mon use of spaces between uses
with different time of day needs
and require reciprocal parking and
access agreements between indi -
vidual parcels where practical.
RUM-9.3
A
llow for additional floor area ratio
(FAR) above the maximum permit-
ted in mixed use developments
if the project proponent demon -
strates it is needed to support the
financial feasibility of wrapped or
structured parking.
Image Source: Richmond Standard
other key designations. Options
may include expanding San Pablo
Paratransit service to a wider range
of riders and/or working with the
City of Richmond to expand the
Richmond Moves shuttle service
area to include the Rumrill Corridor.
Chapter 4 l Goals, Policies, and Actions
36 ACTIONS
RUM-9.a D evelop and implement a parking
management plan for events at the
Rumrill Sports Complex. The Plan
should be informed by parking
counts on game days. Additionally,
the plan should identify shared
parking opportunities with neigh -
boring property owners and incor -
porate TDM strategies and incen-
tives for carpooling
RUM-9.b
C
onsider establishing on-street
parking time limits (2-3 hours) in
commercial areas, including sig -
nage and follow-up enforcement.
RUM-9.c
M
onitor spillover parking into res -
idential neighborhoods adjacent
to the Corridor and establish a res -
idential parking permit program if
warranted.
RUM-9.d
R
eview off-street parking stan-
dards and identify opportunities to
optimize the use of space devoted
to parking, updating the zoning
code as appropriate. The exercise
should consider reducing parking
stall dimensions and expanding
where tandem parking is permit -
ted among other solutions.
RUM-9.e
C
ontinue and expand public edu -
cation and outreach efforts to
clarify where street parking is
permitted in the Corridor and to
discourage obstruction of bicycle
lanes. Consider adding signage and
markings to further clarify where
parking is permitted.
New separated bike lanes along Rumrill Boulevard
Proposed On-street parking time limits in commercial
areas
San Pablo Rumrill Corridor Plan
37 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
Rumrill
Corridor
Plan Area
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
13th St
Sanford Ave
Lake St
Ridge Rd
California Ave
22nd St
18th St
Bush Ave
John Ave
Willow Rd
Palmer Ave
Tyler St
Espanola Ct
Van Ness St
Powell St
10th St
Marin Ave
Mason St
Wilcox Ave
Standard St
Post Ave
Alfreda Blvd
Stone St
Kelley Ave
Manor Dr
Yuba Ave
Manchester Ave
Pullman St
Folsom Ave
Mission Ave
Villa Dr
Mission Bell Dr
Macarthur Ave
Morrow Dr
Douglas St
Trenton Blvd
Merritt Ave
Del Camino Dr
Fillmore St
Pablo Vista Ave
Lovegrove Ave
Glenn Ave
Colin St
Acapulco Dr
Marelia Ct
Montoya Ave
Ventura Ave
Abella Cir
Clare St
Joel Ct
Gerald Ave
Evens Ave
Manzanilla Dr
Corte St
Ohare Ave
Contra Costa Ave
Casino Ave
Rumrill Rd
Crucero Ave
Wyman St
Riversid
e Ave
Humboldt St
E Victoria Ct
Shasta Ave
Connecticut Ave
Chattleton Ln
University Ave
Barbara Ln
Kirk Ln
Madrone Way
Westgate Cir
W Victoria Ct
Frieda Ct
Brookside Ave
Regello Ct
Monte Buena St
Dodson St
Wanlass Ave
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
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
3660.02
3730
3660.01
3671
3672
3680.01
3680.02
3690.01
3690.02
SOURCE: USDA Urban Tree Canopy Cover, 2018; Census, 2020; City of San Pablo, 2024; Contra Costa County GIS, 2024; Percentage of Tree Canopy Cover (2018)
0.6%
3.9%
5.3%
8.7%
9.9%
11.4%
11.6%
14.6%
25.3%
Corridor Plan Area
Census Tracts (2020)
City Limits
RUMRILL CORRIDOR PLAN
Map 7 - Urban Tree Canopy Cover
0 2,000 4,0001,000
FEET
QUALITY OF LIFE
As older, underused properties on the Corridor are redeveloped, growth can be leveraged to improve environmental conditions in the Plan Area.
The Corridor has among the lowest tree canopy coverage in San Pablo, and large areas of asphalt and concrete reflect heat in the summertime, leading to higher daytime temperatures. Average daytime temperatures are projected to increase as much as 7 degrees by the end of the century, which will contribute to higher temperatures and impact the livability of outdoor environments. New street trees were planted as part of the 2023 Rumrill Boulevard Complete Streets project, and the Plan incorporates additional urban greening strategies to integrate trees, shade structures and landscaping on properties throughout the Corridor as redevelop - ment occurs. These strategies complement policies in the Health and Environmental Justice Element and greening of the Corridor will also help improve air quality and reduce noise pollution.
Given the relatively low elevation of the Plan Area and prevailing drain- age patterns, flooding during rain events is an issue in the area. Existing storm pipes are undersized, which compounds the issue and leads to localized flooding. With the Complete Streets improvements completed in 2023, known deficiencies in the storm drain system were addressed and conditions at the Rumrill/Market intersection have significantly improved. Plan policy and applicable development standards will also require the use of low impact design to manage the flow and velocity of stormwater runoff and help address flooding. Regionally, planned adjustments to the height and elevation of the outfall of Wildcat Creek to the San Pablo Bay as part of a project led by the Contra Costa County Flood Control District and the United States Army Corps of Engineers are also a critical part of the overall stormwater management strategy for the area.
Image of localized flooding near Rumrill Boulevard
Map 7: Urban Tree Canopy Cover
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
Rumrill
Corridor
Plan Area
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
13th St
Sanford Ave
Lake St
Ridge Rd
California Ave
22nd St
18th St
Bush Ave
John Ave
Willow Rd
Palmer Ave
Tyler St
Espanola Ct
Van Ness St
Powell St
10th St
Marin Ave
Mason St
Wilcox Ave
Standard St
Post Ave
Alfreda Blvd
Stone St
Kelley Ave
Manor Dr
Yuba Ave
Manchester Ave
Pullman St
Folsom Ave
Mission Ave
Villa Dr
Mission Bell Dr
Macarthur Ave
Morrow Dr
Douglas St
Trenton Blvd
Merritt Ave
Del Camino Dr
Fillmore St
Pablo Vista Ave
Lovegrove Ave
Glenn Ave
Colin St
Acapulco Dr
Marelia Ct
Montoya Ave
Ventura Ave
Abella Cir
Clare St
Joel Ct
Gerald Ave
Evens Ave
Manzanilla Dr
Corte St
Ohare Ave
Contra Costa Ave
Casino Ave
Rumrill Rd
Crucero Ave
Wyman St
Riverside Ave
Humboldt St
E Victoria Ct
Shasta Ave
Connecticut Ave
Chattleton Ln
University Ave
Barbara Ln
Kirk Ln
Madrone Way
Westgate Cir
W Victoria Ct
Frieda Ct
Brookside Ave
Regello Ct
Monte Buena St
Dodson St
Wanlass Ave
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
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
3660.02
3730
3660.01
3671
3672
3680.01
3680.02
3690.01
3690.02
SOURCE: USDA Urban Tree Canopy Cover, 2018; Census, 2020; City of San Pablo, 2024; Contra Costa County GIS, 2024; Percentage of Tree Canopy Cover (2018)
0.6%
3.9%
5.3%
8.7%
9.9%
11.4%
11.6%
14.6%
25.3%
Corridor Plan Area
Census Tracts (2020)
City Limits
RUMRILL CORRIDOR PLAN
Map 7 - Urban Tree Canopy Cover
0 2,000 4,0001,000
FEET
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
Rumrill
Corridor
Plan Area
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
13th St
Sanford Ave
Lake St
Ridge Rd
California Ave
22nd St
18th St
Bush Ave
John Ave
Willow Rd
Palmer Ave
Tyler St
Espanola Ct
Van Ness St
Powell St
10th St
Marin Ave
Mason St
Wilcox Ave
Standard St
Post Ave
Alfreda Blvd
Stone St
Kelley Ave
Manor Dr
Yuba Ave
Manchester Ave
Pullman St
Folsom Ave
Mission Ave
Villa Dr
Mission Bell Dr
Macarthur Ave
Morrow Dr
Douglas St
Trenton Blvd
Merritt Ave
Del Camino Dr
Fillmore St
Pablo Vista Ave
Lovegrove Ave
Glenn Ave
Colin St
Acapulco Dr
Marelia Ct
Montoya Ave
Ventura Ave
Abella Cir
Clare St
Joel Ct
Gerald Ave
Evens Ave
Manzanilla Dr
Corte St
Ohare Ave
Contra Costa Ave
Casino Ave
Rumrill Rd
Crucero Ave
Wyman St
Riverside Ave
Humboldt St
E Victoria Ct
Shasta Ave
Connecticut Ave
Chattleton Ln
University Ave
Barbara Ln
Kirk Ln
Madrone Way
Westgate Cir
W Victoria Ct
Frieda Ct
Brookside Ave
Regello Ct
Monte Buena St
Dodson St
Wanlass Ave
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
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
3660.02
3730
3660.01
3671
3672
3680.01
3680.02
3690.01
3690.02
SOURCE: USDA Urban Tree Canopy Cover, 2018; Census, 2020; City of San Pablo, 2024; Contra Costa County GIS, 2024; Percentage of Tree Canopy Cover (2018)
0.6%
3.9%
5.3%
8.7%
9.9%
11.4%
11.6%
14.6%
25.3%
Corridor Plan Area
Census Tracts (2020)
City Limits
RUMRILL CORRIDOR PLAN
Map 7 - Urban Tree Canopy Cover
0 2,000 4,0001,000
FEET
Chapter 4 l Goals, Policies, and Actions
38 LIVABLE CORRIDOR.
Enhance livability and
environmental quality along the
corridor.
GOAL-10
POLICIES
RUM-10.1 P romote healthy air and water qual-
ity and a safe, livable urban environ-
ment along the Corridor.
RUM-10.2 F
acilitate remediation of industrial
and service commercial sites within
the Corridor consistent with federal,
State, and local regulations and
connect developers with resources,
grants, and funding for cleanup.
RUM-10.3
P
reserve and enhance biologi -
cal and riparian resources along
Wildcat Creek. Ensure that top-of-
creek setback requirements of at
least 25 feet are followed for new
structures.
RUM-10.4
R
equire landscaping plans and the
incorporation of low impact design
techniques for development pro -
posals and encourage site designs
that include shade trees, living
walls, rain gardens, use of native
and drought-resistant plantings,
permeable pavement, and green
roofs to enhance environmental
quality and mitigate urban heat
along the Corridor.
RUM-10.5 T hrough the Residential Health &
Safety Program, continue to proac-
tively inspect rental housing; pro -
mote Code compliance of building,
electrical, fire and plumbing code
standards; and maintain the quality
of housing stock along the Corridor.
RUM-10.6 R equire developers to mitigate
noise exposure to sensitive recep -
tors from construction activities.
Mitigation may include a combina-
tion of techniques that reduce noise
generated at the source, increase
the noise insulation at the receptor,
or increase the noise attenuation as
noise travels from the source to the
receptor (e.g., through the incorpo-
ration of barriers).
RUM-10.7
R
educe vibration impacts associ -
ated with construction activities by
requiring construction contractors
to implement measures to help
reduce vibration levels at nearby
sensitive receptors. Measures to
reduce vibration levels include, but
are not limited to, the following:
San Pablo Rumrill Corridor Plan
39 • O perating heavy equipment as
far as practical from residential
uses; and
•
U
sing smaller bulldozers (oper -
ating weight less than 20,000
pounds) when grading must
occur within approximately 50
feet of residential uses or other
vibration sensitive uses.
RUM-10.8
RUM-10.b E nsure that site design and plan -
ning for the redevelopment of the
cluster of City-owned parcels near
Sutro Avenue incorporates strat -
egies to improve drainage and
stormwater management condi -
tions on and adjacent to the site.
RUM-10.c
U
pdate City standards to require
shade trees and landscaping in
surface parking lots and public pla-
zas, considering the benefits for
environmental quality and urban
heat mitigation together with the
financial feasibility of development
projects.
RUM-10.d
U
pdate Table 17.50-A of the
Noise Ordinance to establish
appropriate and feasible limits
for the Employment Mixed Use
Designation, where production
and repair-oriented businesses and
compatible residential uses are
envisioned.
Aerial view of City-owned parcels
ACTIONS
RUM-10.a I dentify drainage and stormwa -
ter management improvements
to address localized flooding for
the Southwest Flooding Area of
Concern together with poten -
tial funding sources for imple -
mentation and update the Green
Infrastructure Plan and Capital
Improvements Program accord -
ingly.
Chapter 4 l Goals, Policies, and Actions
40 ACTIONS
RUM-11.a R aise awareness of the Rumrill
Corridor Plan among residents,
property owners, and business
owners and periodically report on
progress at relevant City events, via
the City website, and in City com -
munications.
RUM-11.b
I
dentify opportunities to hold pub -
lic meetings, such as Planning
Commission and/or City Council
meetings, in the Rumrill Corridor
consistent with General Plan Policy
CHEJ-I-56.
RUM-11.c
S
tudy the feasibility of a program
to permit temporary street closures
for block parties and neighborhood
festivals in the Corridor.
RUM-11.d
E
xplore opportunities to expand
the Neighborhood Champions ini -
tiative with additional opportunities
to involve Corridor residents and
businesses in efforts to improve
their community.
POLICIES
RUM-11.1 C ontinue to engage with the com-
munity and provide opportuni -
ties for public input as develop -
ment projects are proposed in the
Corridor.
RUM-11.2
U
se a variety of methods to invite
community participation in City
decision-making in both English
and Spanish, including posters,
email blasts, social media, newslet-
ters, the City website, and commu-
nity networks.
RUM-11.3
C
ontinue to offer recreational
programming and promote the
Rumrill Sports Complex as a com -
munity focal point where residents
and families come together.
RUM-11.4
P
artner with local businesses,
community organizations, and
non-profits to sponsor and host
festivals and events in the Corridor.
STRONG COMMUNITY BONDS.
Strengthen connections between
neighbors and encourage the
active participation of residents
and businesses in civic life.
GOAL-11
San Pablo Rumrill Corridor Plan
41 5
IMPLEMENTATION AND
MONITORING
This Plan provides a clear vision and a compre-
hensive policy framework to guide the evolu-
tion of the Rumrill Corridor. Achieving the full
development potential of the Plan will require
a range of efforts and actions on the part of the
City, property owners, developers and other
partners over a number of years. This chapter
summarizes key actions needed to implement
the shared vision outlined in the Plan, orga-
nized into near-term, mid-term, and long-term
priorities. It also presents a series of indicators
that can be used to monitor progress.
5 Chapter 5 l Implementation and Monitoring
42 IMPLEMENTATION
MECHANISMS
The Plan is implemented through the deci-
sions of the San Pablo Planning Commission
and the City Council and through a variety of
regulatory mechanisms and administrative
procedures, which include the San Pablo zon-
ing, subdivision, and sign ordinances the City’s
Capital Improvement Program (CIP), environ-
mental review procedures, and building and
zoning codes. As a living document with long-
range applicability, mechanisms also exist to
permit changes in the Plan as the need arises
and to review the document periodically for
successful performance.
Title 17 of the San Pablo Municipal Code,
referred to as the Zoning Code, translates Plan
policies into specific land use regulations and
development standards that govern develop -
ment on individual properties. As part of the
General Plan, this Plan establishes the policy
framework, while the Zoning Code prescribes
standards, rules, and procedures for develop -
ment. The Zoning Map will provide more detail
than the General Plan Land Use Diagram.
Consistent with State law and good planning
practice, the City will bring both the Zoning
Code and the Zoning Map into conformance
with the General Plan Land Use Diagram
within a reasonable time.
The Capital Improvement Program (CIP) is
the primary means of scheduling and funding
infrastructure improvements. Capital planning
represents an ongoing investment in the City’s
future to ensure the timely repair and replace-
ment of aging infrastructure, and the imple -
mentation of priorities to meet the demands
of the community. The CIP is typically a com-
prehensive five-year plan, which identifies cur-
rent and future fiscal requirements, thereby
becoming the basis for determining annual
capital budget expenditures. Capital improve -
ments are either major projects or programs
undertaken by the City for the procurement,
construction, or installation of facilities or
major assets/equipment that will meet regula-
tory requirements and will improve, preserve,
maintain, enhance, or modernize the City’s
delivery of municipal services.
In many areas, Plan implementation will
depend on actions of other public agencies
and of the private sector, which will fund most
of the development expected in the next 10-15
years. This Plan will serve a coordinating func -
tion for private sector decisions; it also provides
a basis for action on individual development
applications, which must be found to be con-
sistent with the Corridor Plan and General Plan
if they are to be approved.
IMPLEMENTATION TABLE
The following table (Table 5-1) presents imple-
menting actions the City intends to undertake
between 2025 and 2035 to help achieve the
goals of the Plan. It describes the actions, iden-
tifies the City department/division responsible
for implementation, and outlines the imple -
mentation timeframe. “Near-term” describes
actions that are anticipated for completion
within three years of adoption of the Plan;
“mid-term” describes actions that are antici-
pated for completion within three to six years
of adoption; and “long-term” describes actions
that are anticipated for completion more than
six years after adoption. Ongoing actions are
those that continue or are periodically imple -
mented through the life of the Plan. Some
actions are already budgeted and ongoing,
while the City Council will need to identify
resources during future budget cycles in order
to implement other actions.
San Pablo Rumrill Corridor Plan
43 Table 5-1: Implementation
Action # Action Text Responsibility
Implementation Schedule
Ongoing
Near
Term
(2025-28)
Mid-
Term
(2029-32)
Long-
Term
(2033-35)
REGULATIONS AND STANDARDS
RUM-2.a Update the zoning code to:
•
E
stablish development standards for high
intensity mixed use development within
the Mixed Use Center West designation;
•
Clar
ify that the minimum required density
for residential development in the Mixed
Use Center West designation is 30 units
per net acre; and
•
P
rovide a tiered program of regulatory and
process incentives offered in exchange for
amenities such as public plazas, on-site
recreational amenities, public art, and
high-quality design features.
Planning
x
RUM-2.c Establish a unified gateway design palette
and guidelines that address streetscape
design, signage, lighting, building massing
and setbacks to heighten sense of place
both at the Rumrill/Market gateway and the
southern gateway.
Planning x
RUM-3.b Consistent with Housing Element Program
1-C, establish objective standards for live/work
units so that they can be developed without
the need for a conditional use permit.
Planning x
RUM-3.f Review development standards in the zoning
code to ensure they adequately provide for
transitions from higher density mixed use
areas to adjacent low density neighborhoods,
incorporating modifications as warranted.
Planning x
RUM-4.c Establish a master signage program with
guidelines for the design, placement, and
specifications for commercial signage to
ensure consistency in visual appearance and
help build a visual brand for the Corridor.
Planning/
Economic
Development
& Housing
(EDH)
x
RUM-10.c Update City standards to require shade trees
and landscaping in surface parking lots and
public plazas, considering the benefits for
environmental quality and urban heat mitiga-
tion together with the financial feasibility of
development projects.
Planning/
Public Works
RUM-10.d Update Table 17.50-A of the Noise Ordinance to establish appropriate and feasible limits for the
Employment Mixed Use Designation, where
production and repair-oriented businesses and
compatible residential uses are envisioned.
Planning x
Chapter 5 l Implementation and Monitoring
44 Table 5-1: Implementation
Action # Action Text Responsibility
Implementation Schedule
Ongoing
Near
Term
(2025-28)
Mid-
Term
(2029-32)
Long-
Term
(2033-35)
RUM-5.b Review City business license and sign permit
requirements to identify revisions that simplify
procedures and reduce costs for businesses.
Community
Development
x
RUM-5.c Work to encourage that a range of occupi-
able sizes is provided in new developments,
including smaller commercial tenant spaces
designed to accomodate small, local busi-
nesses.
Planning x
RUM-7.b Establish a zoning overlay or other mecha-
nism to fast-track permits for food trucks and
short-term events along the corridor.
Planning x
RUM-9.d Review off-street parking standards and iden-
tify opportunities to optimize the use of space
devoted to parking, updating the zoning code
as appropriate. The exercise should con-
sider reducing parking stall dimensions and
expanding where tandem parking is permit-
ted among other solutions.
Planning/
Engineering
x
PLANS AND PROGRAMS
RUM-3.c Study the feasibility of modifying the SPLASH
program to support the creation of live/work
housing and/or office condominiums on the
Corridor.
EDH/
San Pablo
Economic
Development
Corporation
(EDC)
x
RUM-3.g Implement Housing Element Program 3-F to
minimize and resolve conflicts and disputes
between landlords and tenants and promote
tenant rights.
Housing x
RUM-3.i Monitor indicators such as change in share
of low-income households, average rent and
sales price, supply of affordable units, and
evictions and foreclosures within the Corridor.
Use this data to assess risk and target pro-
grams and resources accordingly.
EDH x
RUM-4.d Develop a branding and public art program
for the Corridor that identifies a menu of tac-
tical public realm improvements to foster an
identifiable image for the area. The program
should include elements such as murals,
banners, utility box painting, string lighting,
and blank facade wall treatments as well as
potential funding sources.
Planning/EDH x
San Pablo Rumrill Corridor Plan
45 Table 5-1: Implementation
Action # Action Text Responsibility
Implementation Schedule
Ongoing
Near
Term
(2025-28)
Mid-
Term
(2029-32)
Long-
Term
(2033-35)
RUM-10.b Ensure that site design and planning for the
redevelopment of the cluster of City-owned
parcels near Sutro Avenue incorporates strat-
egies to improve drainage and stormwater
management conditions on and adjacent to
the site.
EDH/Public
Works
x
RUM-11.d Explore opportunities to expand the
Neighborhood Champions initiative to involve
Corridor residents and businesses in efforts to
improve their community.
Public Works/
Community
Services
x
RUM-6.a Collaborate with the San Pablo EDC and
Corridor businesses to mount a hire local
campaign that encourages businesses on the
Corridor to hire workers who live in or near
the area.
EDC/EDH x
RUM-7.c Prepare and publicize a map of restaurants
and food trucks on the Corridor to highlight
local businesses and promote patronage by
San Pablo residents and visitors to the area.
EDH/EDC x
RUM-7.d Work with property owners to facilitate the
activation of vacant and underused sites
with short-term uses bringing co-benefits for
owners and the community. Such uses may
include pop up markets; festivals and com-
munity events; short-term exhibit or gallery
space; performance venues; or community
gardens with raised planting beds.
Planning/
EDH/EDC
Community
Services
x
RUM-8.b Collaborate with local businesses to develop
and implement a campaign that encourages
residents to walk and bicycle when shopping
in or visiting in the neighborhood. Through
incentives and contests, the campaign should
aim to encourage area residents to shop at
stores and visit services along the Corridor
while also promoting the public health bene-
fits of active transportation.
Planning/
Public Works/
EDC
x
RUM-9.a Develop and implement a parking manage-
ment plan for events at the Rumrill Sports
Complex. The plan should be informed by
parking counts on game days. Additionally,
the plan should identify shared parking
opportunities with neighboring property
owners and incorporate TDM strategies and
incentives for carpooling.
Community
Services/
Public Works/
Police
x
Chapter 5 l Implementation and Monitoring
46 Table 5-1: Implementation
Action # Action Text Responsibility
Implementation Schedule
Ongoing
Near
Term
(2025-28)
Mid-
Term
(2029-32)
Long-
Term
(2033-35)
STUDIES AND REPORTS
RUM-4.b Investigate the feasibility of establishing
a Business Improvement District, facade
improvement program, or other mechanism
to facilitate the renovation and rehabilitation
of older commercial properties along the
Corridor.
EDH/EDC x
RUM-10.a Identify drainage and stormwater manage-
ment improvements to address localized
flooding for the Southwest Flooding Area
of Concern together with potential funding
sources for implementation, and update
the Green Infrastructure Plan and Capital
Improvements Program accordingly.
Public Works x
RUM-11.c Study the feasibility of a program to permit
temporary street closures for block parties
and neighborhood festivals in the Corridor.
Public Works/
Police Dept.
x
RUM-8.b Prepare a handout detailing Transportation
Demand Management (TDM) strategies avail-
able for multiunit residential developments;
make it available at the planning counter and
on the City’s website.
Planning/
Public Works
x
RUM-8.d Study options and identify potential funding
sources for the installation of high visibil-
ity crosswalks at key intersections along
the Corridor, including the Rumrill/Market
gateway intersection; the Rumrill/Sutter
intersection at the entry to the Rumrill Sports
Complex; and the Rumrill/Sanford intersec-
tion. The study should engage area residents
in determining priorities and design of
improvements.
Public Works/
Planning
x
RUM-9.c Monitor spillover parking into residential
neighborhoods adjacent to the Corridor and
establish a residential parking permit pro-
gram if warranted.
Police Dept./
Public Works
x
STAKEHOLDER COORDINATION
RUM-2.b Work with property owners and interested
developers to retain a grocery store at the
gateway intersection and attract other essen-
tial services, such as medical clinics, banks,
and dry cleaners to provide for the needs of
area residents and ensure the vitality of the
Market/Rumrill node over time.
EDH x
San Pablo Rumrill Corridor Plan
47 Table 5-1: Implementation
Action # Action Text Responsibility
Implementation Schedule
Ongoing
Near
Term
(2025-28)
Mid-
Term
(2029-32)
Long-
Term
(2033-35)
RUM-3.d Work with Richmond LAND (Local Action
in Neighborhood Development), Contra
Costa’s first Community Land Trust (CLT), to
explore opportunities to increase the supply
of permanently affordable housing options
along the Corridor. The effort should consider
opportunities to consolidate parcels and/or
acquire and rehabilitate existing multiunit
rental housing. The City should consider con-
tributing land, funds, and technical expertise
to support the effort.
EDH x
RUM-3.e Consistent with Housing Element Program
1-H, reach out to faith-based organizations
that own property along the Corridor to
gauge their interest in developing affordable
housing and identify actions the City can take
to support efforts.
EDH/Planning x
RUM-3.h Consider creation of a forum for ongoing
dialogue on local housing issues and identifi-
cation of strategies to address them. Include
representatives of public agencies, affordable
and for-profit housing developers, housing
advocacy groups, and other community
organizations.
EDH x
RUM-4.a Work with property and business owners to
promote the improvement and maintenance
of facades of commercial buildings.
Building
Division/EDC/
EDH
x
RUM-11.a Raise awareness of the Rumrill Corridor
Plan among residents, property owners, and
business owners and periodically report on
progress at relevant City events, via the City
website, and in City communications.
City Manager x
RUM-11.b Identify opportunities to hold public meet-
ings, such as Planning Commission and/or
City Council meetings, in the Rumrill Corridor
consistent with General Plan Policy CHEJ-I-56.
City Manager x
RUM-5.a Conduct outreach to local businesses and
assess the viability of establishing a Business
Improvement District in the Corridor to help
coordinate and fund activities such as facade
improvements, beautification efforts, coor-
dinated marketing campaigns, and special
events.
EDH/EDC x
Chapter 5 l Implementation and Monitoring
48 PROGRESS INDICATORS
Indicators offer a way to measure progress
toward the vision and the goals of this Plan.
Regularly measuring progress on key indi-
cators will help evaluate its effectiveness and
provide insight for how the City might modify
implementing actions to better achieve the
desired objectives.
Table 5-2 identifies a series of indicators that
can be used to measure progress in imple -
menting the Plan. For each indicator, the table
shows the baseline against which progress will
be measured and the target(s) to be achieved.
The table also indicates how the metric will be
calculated. To be effective, indicators should be
relevant, easy to understand, readily measur -
able, and obtainable.
The indicators set forth in Table 5-2 are gen-
erally measured using publicly available data
sources – including data from City depart -
ments, regional agencies, various State offices,
and the U.S. Census Bureau. These indicators
will be tracked on an annual basis.
Each year, the City prepares a General Plan
Progress Report to highlight accomplish-
ments, report on current challenges, and mea-
sure the success of the General Plan in guid-
ing the City toward its vision. Incorporating
updated information on these indictors into
the Annual Progress Report can be an effective
way to report out on progress to decision-mak-
ers and community members.
Table 5-1: Implementation
Action # Action Text Responsibility
Implementation Schedule
Ongoing
Near
Term
(2025-28)
Mid-
Term
(2029-32)
Long-
Term
(2033-35)
RUM-8.e Work to encourage that a range of occupi-
able sizes is provided in new developments,
including smaller commercial tenant spaces
designed to accomodate small, local busi-
nesses.
Public Works/
Planning
x
FINANCE AND MARKETING
RUM-3.a Pursue development of high density
residential and/or mixed use development
on the cluster of City-owned parcels in the
south of the Corridor, near Sutro and Fillmore.
Development of these properties should
be used to help catalyze positive change
in the Corridor and may be accomplished
through sale, ground lease, or public-private
partnership.
EDH x
RUM-7.a Develop and market an inventory of sites
along the Corridor that are suitable for a com-
mercial kitchen, a food truck park, or other
food/beverage production facility.
EDH/EDC x
RUM-8.a Pursue funding and prioritize completion of
the traffic signal interconnect system and
installation of a fiber line to enable synchro-
nized traffic signal operation on the Corridor.
Public Works x
San Pablo Rumrill Corridor Plan
49 Table 5-2: Progress Indicators
Indicator Why it Matters How Its
Measured Baseline Target
New
Housing
Units
The availability and affordability of housing
in San Pablo is a critical community concern.
Outreach activities indicate strong support for
new housing opportunities along the Corridor
to help address overcrowding and high hous-
ing costs.
Net new
housing
units con-
structed
2021: 465
existing units
410 new
units by
2035
Jobs per
employed
resident
The ratio of jobs to employed residents is an
indicator of commute patterns and the eco-
nomic health of a community. An even balance
indicates a higher likelihood that people who
live along the Corridor will work here as well,
rather than commuting - often alone by car - to
other communities. In turn, this brings envi-
ronmental, economic, and social benefits as
people drive less and spend more time in the
community.
Jobs/
employed
residents
in Corridor
census block
groups
based on US
Census data
2019 jobs: 172
2019
employed
residents: 519
2019 ratio:
1 job per 3
employed
residents
Target
ratio: 1 job
per 2.5
employed
residents
2035
New non-
residential
develop-
ment
The Plan seeks to increase local employment
opportunities within the Corridor through the
redevelopment of underused sites with uses
that provide new jobs and entrepreneurial
opportunities for residents of the Corridor and
surrounding areas. This indicator complements
the number of employed residents to help
characterize progress toward economic devel-
opment objectives.
Net new
non-residen-
tial square
footage
2024: 260,000
square feet
40,000
square feet
of net new
non-res-
idential
space by
2035
Share of
residents
spending
more than
30 percent
of income
on housing
(housing
burden)
High housing cost burden forces people to
make trade-offs between paying the rent
or mortgage and other daily essentials, like
buying food, paying for medical care, trans-
portation, and paying bills. This undermines
their economic security and overall well-being.
Renters, older adults, people with disabilities,
and people of color are more likely to expe-
rience a high housing burden. Addressing
housing security is foundational for building an
equitable city.
US Census
data (5-year
ACS) for
renters/own-
ers
2020: 44
percent
20 percent
reduction
over 2020
level by
2035
Share of
locally
owned
businesses
Locally-owned businesses tend to work with
other local suppliers, banks, and service pro-
viders, creating a strong network of intercon-
nected economic activity. They are also more
likely to invest in the community. A higher
share of locally-owned businesses helps keep
revenue in the community and promotes eco-
nomic vitality. The Corridor currently features
a high share if locally-owned businesses which
the City should strive to maintain.
Percentage
of Corridor
businesses
whose
owners live
in San Pablo,
based on
data from
San Pablo
EDC
85 percent 85 percent
Chapter 5 l Implementation and Monitoring
50 Table 5-2: Progress Indicators
Indicator Why it Matters How Its
Measured Baseline Target
Area of
new land-
scaping
Landscaping and mature tree canopy cover-
age has environmental, economic, and health
benefits for residents. Particularly in view of
projected average summertime temperatures,
expanding the tree canopy is important for
building community resilience to the effects of
climate change. The southwestern part of San
Pablo, including the Corridor has significantly
less green space than other areas of San Pablo.
Tree canopy
coverage
and square
footage
of newly
installed
landscaping
as docu-
mented
in annual
WELO
compliance
reports
2024: 3-5%
canopy
coverage
2035: 12%
canopy
coverage
and 20%
increase in
landscape
coverage
Transit
Ridership
The Corridor is served by three AC Transit bus
lines that provide connections to the Richmond
BART Station, the Richmond Ferry Terminal,
and the Contra Costa Collage Transit Center
in San Pablo. Increased transit ridership can
help reduce traffic congestion and improve
air quality. While many Corridor residents are
employed in sectors that involve irregular work
hours, making commute by transit less viable,
the addition of new housing along the Corridor
can help support more frequent transit ser-
vice, which in turn can help boost ridership.
Additionally, discounted transit passes are
available for larger multifamily development
projects and lower income residents.
Average
daily rid-
ership at
AC Transit
stops on the
Corridor
TBC with AC
Transit input
TBC with
AC Transit
input
Parking
complaints
and park-
ing tickets
issued
Most residents are employed outside the
Corridor in sectors that can involve irregular
hours, making commute by car necessary.
Outreach indicates that the availability of park-
ing is an ongoing issue and many residents are
concerned it could worsen as new housing is
built. The Plan outlines a multi-pronged park-
ing management strategy. These indicators will
help measure its progress.
Annual
number of
complaints
received,
based on
data from
San Pablo
PD)
Annual
number of
parking tick-
ets issued,
based on
data from
San Pablo
PD and
civilian staff/
parking
enforcement
team)
2024
(Complaints):
66 2024
(Tickets): 85
Total: 151
50 percent
reduction
in com-
plaints
recieved
and park-
ing tickets
issued over
2024 level
by 2035
RUMRILL CORRIDOR PLAN
Public Review Draft
APRIL 15, 2025
DY E T T & B H AT I A
Urban and Regional Planners
755 Sansome Street, Suite 400
San Francisco, California 94111
415 956 4300 415 956 7315