I I I I. General Plan. I i I i i CITY OF SAN PABLO. One Alvarado Square CA San Pablo I I. August 1996

Transcription

1 CTY OF SAN PABLO General Plan CTY OF SAN PABLO One Alvarado Square CA San Pablo August 1996

2 RESOLUTON NO RESOLUTON OF T re CTY COUNCL OF CTY OF SAN PABLO ADOPTNG A3 fendm ENT AND UPDATE OF T1TE GENERAL PLAN FORT re CTY OF SAN PABLO AND ESTABLLS qlng PROCEDURE FOR TFE CAPTAL M PROVElhfENT PROGRAM WHEREAS Calforna Government Code Secton requres all ctes n Calforna to adopt a comprehensve long term general plan for the physcal development ofthe Cty and WHEREAS the Cty adopted the Housng Element and Growth Management Element ofthe General Plan by separate actons n 1992 and W AS September on the Governor s Offce of Plannng and Research granted the Cty of San Pablo an extenson under Government Code for updatng the remander of the General Plan Such extenson released the Cty from the requrement that t mantan a complete and adequate General Plan untl September Pursuant to that extenson the Cty prepared adraft General Plan that amends and updates the currently adopted General Plan and W lqreas the Plannng Commsson and the Cty Councl held publc hearngs on the Dratt General Plan wth comments and recommendatons ncorporated nto ths Fnal Draft ofthe General Plan and WHEREAS an Envronmental mpact Report was prepared and has been revewed and consdered by the Plannng Commsson and Cty Councl and WHEREAS the Plannng Commsson conducted a duly notced publc hearng on July receved comments and adopted Resoluton recommendng certfcaton ofthe Enl for the amended General Plan to the Cty Councl and adoptng Resoluton recommendng adopton ofthe amended General Plan to the Cty Councl and Wlq ff REAS the Cty Councl held a publc heatng on July to hear publc comments on the Draft ER and Draft General Plan and those comments receved have been ncorporated nto the Fnal Draf General Plan and NOW TTEREFORE RESOLVE AS FOLLOWS CTY COUNCL OF TltE crry OF SAN PABLO DOES 1 The Cty Councl has revewed and consdered the nformaton contaned n the Fnal Envronmental mpact Report FER and hereby certfes the FER as beng n complance wth the Calforna Envronmental Qualty Act CEQA

3 2 The Cty Councl hereby makes the wrtten fndngs set forth n Exhbt A attached and ncorporated heren by reference for each of the sgnfcant envronmental effects set forth n Exhbt A and further adopts the statement of overrdng consderatons set forth n Exhbt A 3 The Cty shall take such actons as are necessary to ensure that the mtgaton measures dentfed n Exhbt A are mplemented n accordance wth the Cty sresponsbltes as set forth n the Mtgaton Monkorng Program attached and ncorporated heren by reference as Exhbt B The Mtgaton Montorng Program s ncorporated nto the approprate sectons ofthe updated General Plan as acton statements n order to create a self mtgatng short and long range comprehensve plannng document 4 The document consstng of maps charts and report enttled Cty of San Pablo General Plan and dated Angust s adopted as the General Plan of the Cty authorty of the Calforna Government Code under the 5 n order to keep the General Plan current wth the needs ofthe Cty and so that t represents the most current and comprehensve deas ofthe Cty Councl Plannng Commsson and other boards and commssons of ths Cty and the consttuents at large n the lght of changng condtons the Plannng Commsson shall perodcally revew the General Plan and provde an annual report to the Cty Councl on or before July 1 of each year on the status ofthe General Plan n accordance wth Secton n the followng manner ao nvestgate and make recommendatons to the Cty Councl regardng reasonable and practcal means for mplementng the General Plan so that t wll serve as an effectve gude for orderly growth and development redevelopment preservaton and conservaton of open space land and natural resources and the effcent expendture of publc funds relatng to the subjects addressed n the General Plan Provde an annual report to the Cty Councl on the status of the General Plan and the progress n meetng ts share of regonal housng needs determned pursuant to secton of the Government Code and local efforts to remove governmental constrants to the mantenance mprovement and development of housng pursuant to paragraph 3 of subdvson c of Secton ofthe Government Code 6 Pursuant to Government Code the Communty Development Department shall annually prepare a lst of proposed publc works recommended for plannng ntaton or constructon durng the ensung fscal year The Cty Councl desgnates the Cty Manager soffce as the offcal agency to receve the lst of proposed publc works to classfy recommendatons for publc works and to prepare a coordnated program 0fproposed publc works for each fscal year The General Plan shall be the gude for ths captal mprovement program of the Cty The Plannng Commsson shall revew the Captal mprovement Program pror to the adopton ofthe Cty sfscal year budget and shall report to the Cty Manager and Cty Councl as to conformty wth the General

4 Plan The Cty Councl may adopt the Captal mprovement Program as t may modfed as pan of the annual Cty budget be amended or 7 The Plannng Commsson s desgnated as the plannng agency havng jursdcton to pass upon the conformty wth the adopted General Plan of the locaton purpose and extent ofthe acquston ofreal property the dsposal ofreal property or the authorzaton or constructon or both of a publc buldng or structure wthn the Cty 8 The Cty Clerk shall attest to the adopton of ths Resoluton and shall endorse upon the General Plan the fact of ts adopton by ths Resoluton and the date 9 The Plannng Dvson Manager s hereby drected to prepare and fle a Notce of Determnaton wth the Contra Costa County Clerk AYES NOES ABSENT ABSTAN ATTEST Adopted ths 5th day of COUNCLMEMBERS V g 1 COUNCLMF ABERS N one COUNCLMEvl3ERS August q one COUNCL VEMBERS N one s Charlotte Maggard Charlotte Maggard Cty Clerk db GPRESO CC 1996 by the followng vote to wt Wys nger Gomes APPROVED s Sharon J Brown Sharon J Brown Mayor Palmer Brown

5 C N PRNCPAL AUTHORS San Pablo General Plan Update Partcpants and John Eller Cty of San Pablo JeffPemsten Pacfc Muncpal Consultants Bruce Racer RaceStudo Tad Stearn Pacfc Muncpal Consultants

6 San Pablo General Plan Acknowledgements CTY OF SAN PABLO CTY COUNCLMEMBERS CTY OF SAN PABLO PLANNNG COMMSSONERS GENERAL PLAN GUDANCE COMMTTEE MEMBERS CTY OFSAN PABLO STAFF Buldng Dvson Jerry Mannng Chef Buldng nspector Lnda Mller Code Enforcement Offcer Housng Dvson Jula Abdala Housng Dvson Manager Plannng Dvson Crag Monroe Plannng Dvson Manager John Eller Assstant Planner Lnda Fretas Admnstratve Analyst Ehab Bandar Plannng ntern Publc Works Dvson Sharon J Brown Mayor Barbara L Vgl Former Mayor Joseph M Gomes Counclmember Johnny Palmer Counclmember Shrley R Wysnger Counclmember Lnsy J Mayo Char Anna Bennett Ph D Lnda K Fus Ron Maggard Floyd J Baker Yao Chan Chao J Smon Ells Phl Saxton Mke Chadwck Publc Works Dvson Manager Adele Ho NPDES Coordnator GENERAL PLAN UPDATE TEAM Pacfc Muncpal Consultants Project Management Jeff Pemsten Prncpal n Charge Tad Steam Senor Assocate RaceStudo Economc Development Outreach Urban Desgn Bruce Race Prncpal Wllam R Erwn Bud Lawless Mark Maltaglat Genoveva Calloway Ted Denney Chuck Kenney Rory Robnson Cty Manager Gordon Anderson Deputy Cty Manager Former Ron Kedrowsk Communty Development Drector Barron McCoy Admnstratve Analyst Margaret Flowers Admnstratve Secretary Economc Development Dvson Luke Sms Economc Development Coordnator Eva Ensmann Economc Development ntern Polce Department Douglas Krathwohl Chef Joe Alta Commander Don Rghter Commander Mark Fose Sergeant L T Burke Sergeant Walt Schuld Sergeant Recreaton Dvson Kathy Duncan Recreaton Dvson Manager Lupe Monterrosa Rental Coordnator Envronmental Scence Assocates Envronmental mpact Report Arlyn Purcell Project Manager R Rheed Onate Deputy Project Manager Wllams Kuebelbeck Assocates Economc Analyss Anne C Smpson Senor Consultant Translaton Servces Maranne Hegeman Ray Soungpanya

7 San Pablo General Plan Acknowledgements Partcpants Who Contrbuted to the General Plan Update A Accetta Jack Ackelben Bea Acosta Rosa Agulera Gonzalo Agular Plmo Agulera Theresa Agular Yolanda Alfonso Al Dense Altamrano Julan Amaya Dora Amerzcua Sofa Anderson Gwendolyn Aparco Carlos Aparco Slva Apodaca Dorrs Aqular Abel Aruzo Yolando Soungpanya Ray Avla Hector Axtell Lorene B Bard Mr Mrs Wllam Bard Chuck Badlla Jose Baker Clare Banaza g Banks Denns Banks Eljah Banks Los Barajas Luca Barraza Carmen Barraza Marcso Bartulovch Joan Bell Katherne N Benbrook Jeanelle Bennett Darwn Bennett Anna Benve Kathleen Bernal Jose Bernal Teresa Berna Jose Blacker Beth Boch Mary Bockover Robert Boonmanee Manh Boonkert Pree K Bournonvlle Scott B Bran Lda Bran Tomas Brnker va Brones Glbert Brown M L Brown Mary Brown Sharon Buchen Bob H Burl es Deborah Burton L C Caldera Magda Calloway Genoveva Cannon Eletha M Cantrell Louse Carbajal Leonor Carmgnan Kathryn L Carter Ursula Castel lanos Aha Castellanos Elda Casteltanos Mara Castellanos Mavd Cathey Louse Caton Nancy A Cebes Carlos Ceja Orozco Janet Cells Carlos Chao Chaosarn Chao Yao Chan Chao Yoon Eng Clark Reva Clowrado Julo Cocherell Leota Coles George Coles Leona Cook Edth L Cordova J De Cordova Mary LOLl Cornejo Lupe Cornell Marge Crawford Sam H Cruz Juan Curel Jose D Damrong npeng Danels Patrca Davs Ouda Davs Elena Dawes Meryl Deguzman Roslynn O Demarty Carlos Denney Ted J Daz Mara Dcknson Pamela Doerner Dorothy Domnguez Cesar E Ells Smon Erwn Maxne and Wllam R Escamlla Letca Espnoza Angela Espnoza Jose Jesus Estrada Rafaet ELlgena M F Ferguson Conne Ferguson Clff Fke John E Flores Bertha Flores Grselda Flores Henry Ford Davd Lynn Francsco E Bond Franco Georgna Franco Sofa Frazer Cndy and Dave Freem Guadalupe Furgason Barbara Lbraran G Gant Ed Garca Adolfo Madelne

8 San Pablo General Plan Garca Celna Garca Gabrela Garca Jesus Garca Manuel J Garca Raquel Garza Mndy G Gastelumend Mara Gaumer Wllam F Gebhardt Roger Gerome Max Gbson Ms Johnne R Gomes Joe Gomez Gracela Gonzales Angela Gonzales Cenobo Gonzalez Garade Goodmoney Lnda Graham Tffany Grahn Jeanette Greenwood Alce Guterrez Mabel Guzman Robertno H Harrs Barbara Harrson Carmen Hegeman Maranne Henrch Joy Henrquez Denns Hereda Chrstopher Hernandez Davd M Hernandez J Hernandez Jm Hernandez Jorge Hernandez Lga Hernandez Lno Hernandez Raul Hernandez Vctor Herrera Carlos Herstus Cestmr Hgera Edward Hll Denns Hogeboom Lsa Humes Lorrane Hyde Ruth nssengmay Kongphaeng versen Eve J Jackson Pack Jackson Tylos Jackson Vrgna J Janetvlay Boultry Jmenez Amela Jones Barbara Jones Danne J6arez Ana Juarez M J0arez Manuel K Kalleur V Karnsouvong Boonthong Kenney Chuck Kham Khamvongsouj Boonh Klen Janet Kohn Vera KLkch Nc olas D LaBarre Dave Ladd Pete Lakrtz Gsella Lareau Mr Lau Trace Lawrence Sandy Lawrence Natal a Leavtt sabel Ledesma Edde Lee Kng K Lee Robert Mrs Arthur Lbsansky John Ltto Rchard Bore Loaza Mara Elena Loaza Monca Loaza Jose Lopez Esterlna Lopez Guadalupe Loynd Eleanor Luen Lujan Rchard M Madrano Enrque Madreal Ysdro Mahoney Joanne and Avelna Maldonado Roco Malc Jacquelne Mattaglat Mark Mamk Phou Manrquez Blanca and Juan Marnes Aera Marnes Alca Marno Charles and Dane Marshall Pearl Martn Shrley Mart nez Larry Matey Marvn Mathewson Tmothy Mayo Lnsy McCord James and Paulne McCormck Lonel McKnght Patrca McNar Kathryn Medardo Amaya Medna Carmen Medrano Norma Medrano Sona Melara Vctor Meja Gullermo Mena Glora Mendoza Aurela Mendoza Ben Mendoza Juan Mendoza Juan Carlos Mendoza Lusa Mendoza Xomara Menefee Geny and Mel Metzger Juanta Mllholln Norman Montel Ellsa Moore Barney C Motelber Rchard NO Nadpub Savanh Neller Robert Ncholas Charles Novorro Guadalupe N L O M Olson C Melvyn Ong Fawn S Oreltana Mara Ornetas Adrana Ornelas Guadalupe Orolbo Hector Orozco Guadalupe

9 San Pablo General Plan Orr Mare Ortego Francsco Ortz Mara Osterholt Gary Oten gnaco Otero Edgusdo Otero naco Oupaxay See Ozanch John and Carol Pachas Carlos Pacheco Lsa Rene Padllo Vctora Palmer Johnny Palmer Joseph Pastole Marana Pastor Enrque Patterson Ms Paulne L Pearson Wllard Pedroza Dolores Penner Charlotte Peralta Dors Perez Antono Perez Evelo Perez Gabrel Perez Perez lsmal Lpa Perez Luca Perez Maro Perez P Perez Ramro Perez Yolando Phomjoepha Chanh Phothpanya Outh Phoummathep Manykhone Phoummathep Theng Phradchth Vncent Perce Mr and Mrs Pneda Raul Plno gular Pocasangre Jose Pong Lda Pooucomly Douangkham Portllo Jose Portllo Mara Potter Janet Pronvongsa Johnne QR Ramrez Lus Ramrez Mara Ramrez Paula Rvera Paulna Ramrez Slva Rancon J Ramrez Gullemo Ramrez Mara C Ramrez Valentne Raya Ofel a Ren Wllam E Reubens Crag Reyes Guan Reyes Zola Rckey Randy and Georgena Ros and Mara Ros Margaret Ros Paulne Rtchel E Rvera Paula Robnson Nakta Rockey Ruth Wllams Rodrguez Alfonso Rodrguez Jose Rome John Romero Carlos Rose Bernce and Bll Rose Glora Ross Mary Rusnak Dane Ryan Joe and Shela SaeChao Stacy Sagastume Carlos Sagastume Davd Sagastume Juava Sagastume Marna Sagastume Yasmn Sandoval Cora Santos He der Santos Heldu Mara Saxton Phl and Marjore Santoyo Mara Sayanong Bob Schade Hans and Mara Scott Hope V Secret Jeanette Braxton Shaffer Charlotte Shedg Ken Sheldon Edward C Shobe Teresa Sketch ly Dana Smth Anna Secretary Smth Esse Solla Mguel Somsamth Bounmu Sooksampen nh Sounantha Khamsng Souza Carolne Spevacek Franl Sten Deborah Stendrager Patrca Stmel Jeann Stunas Ms R Sullvan Bob Swartz Vvan A Sygnavong Bonaphet T Tatpaporn Sary Tecson Lourdes Tetreacle Joyce Theman Magdalene Thrakul Ken Tmm Penney Tokuyosh Ken Toledo Carlos Tompkns Delmar Tongvanh Korn Torran Lee Betty Trombettas John A Trundle Nell uv Udy Helen U Ugaz Anbal Ugoz Andrea Ureta nda U reta nda Urarte Erka Urarte Juany Valdez Jmnez Norma Vannasng Kkharnsouk Vasquez Blanca Vasquez G Vgl Barbara L Vllalobos Lous

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11 51 Table of Contents General Plan Actons Summary 56 SEPARATE DOCUMENTS ASSOCATED WTH THE SAN PABLO GENERAL PLAN 1 Cty of San Pablo General Plan Update Envronmental mpact Report 2 Cty of San Pablo General Plan Update Economc Valdaton Analyss San Pablo Housng Element San Pablo Growth Management Element Cty of San Pablo General Plan Page v

12 ntroducton SAN PABLO GENERAL PLAN TABLE OF CONTENTS NTRODUCTON TECHNCAL AND ORGANZATONAL REQUREMENTS Techncal and Organzatonal Requrements Organzaton of the General Plan 2 Requrements and Need for Updatng the General Plan 5 Plannng Area Defned 11 Conformance wth the Vertcal Consstency Prncpals Table of Contents SAN PABLO DEVELOPMENT AND PLANNNG HSTORY 13 Cty Hstorcal Perspectve 13 Communty Plannng Hstory 16 CURRENT CONDTONS COMMUNTY OUTREACH PROCESS AND OVERARCHNG THEMES General Plan Update Current Condtons 123 Communty Based Plannng Approach 126 Overarchng Communty Themes 138 Land Use Physcal Desgn and Economc Development Element 1 NTRODUCTON ORGANZATON AND TECHNCAL REQUREMENTS 1 Land Use Background 1 Element Organzaton 1 Consstency wth State Plannng Law 12 Future Annexaton 12 COMMUNTY PLANNNG STRATEGES AND THE GENERAL PLAN DAGRAM Prelmnary Consensus Plan 13 General Plan Dagram 19 NTENT OF THE GENERAL PLAN DAGRAM ESTABLSHNG LAND USE DESGNATONS 11 Land Use Standards 11 Dfferences Between General Plan Land Use Desgnatons and Zonng Ordnance 11 General Plan Dagram Land Use Desgnatons 14 Zonng and Related Use Categores 18 ELEMENT GOALS POLCES AND ACTONS 120 Cty Wde 120 Dstrct and Neghborhood Defntons 139 Publc Safety and Related Servces Element 21 NTRODUCTON ORGANZATON AND TECHNCAL REQUREMENTS 21 Background 21 Cty of San Pablo General Plan Page

13 Table of Contents Element Organzaton Response 21 Consstency wth State Plannng Law 2 CATASTROPHC HAZARD RESPONSE 2 GEOLOGC AND SESMC RSKS 23 FLOOD HAZARDS 211 POLCE SERVCES 217 FRE MEDCAL AND HAZARDOUS MATERALS PROTECTON 22 NOSE 27 Crculaton and Publc Facltes and Servces Element 31 NTRODUCTON ORGANZATON AND TECHNCAL REQUREMENTS 31 Background 31 Element Organzaton 32 Consstency wth State Plannng Law 32 Cross Reference to Other Elements 3 LOCAL AND REGONAL CRCULATON 34 Levels of Servce Standards 312 Regonal Crculaton 313 Local Crculaton 315 HUMAN SERVCES AND FACLTES 322 Publc School Facltes 323 NFRASTRUCTURE SYSTEMS 328 Santary Sewer Facltes 328 Water Facltes and Servces 329 Sold Waste Facltes and Collecton Servces 329 Telephone and Communcaton Servce Provders 30 Electrcty 31 Natural Gas 31 PARK AND RECREATON FACLTES 33 ARTS AND CULTURAL FACLTES 37 SPECALZED PUBLC FACLTY NEEDS 38 Envronmental Resources Management Element 41 NTRODUCTON ORGANZATON AND TECHNCAL REQUREMENTS 41 Background 41 Element Organzaton 41 Consstency wth State Plannng Law 42 ntegraton of the Open Space Element and Conservaton Element 42 State Classfcaton of Open Space 42 Cross Reference to Other Elements 43 CREEK AREAS 43 HLLSDE AREAS 43 AR QUALTY 4 HYDROLOGY GROUNDWATER AND WATER QUALTY 45 Page Cty of San Pablo General Plan

14 Table of Contents VEGETATON AND WLDLFE 47 ENERGY AND RESOURCE CONSERVATON CULTURAL AND HSTORC RESOURCES OPEN SPACE mplementaton Program Glossary Bblography mplementaton Program mplementaton Categores and Actons Table 512 mplementaton Actons 515 Summary Example Appendx A Hstorc Resources nventory Appendx B General Plan Housng Element and AB1 Growth Element Management Goals Appendx C General Plan Housng Element and Growth Management Element Polces Fgures 1 Locaton Map 12 Cty Boundares and Sphere of nfluence Map 13 Ethnc Composton 14 Populaton Dstrbuton by Age 15 Projected Employment 1 Potental Annexaton Areas 12 Prelmnary Consensus Plan 13 Communty mage 14 Natural and Cultural Resources 15 Regonal Access 16 Neghborhoods Map 17 Neghborhoods and Dstrcts Map 18 General Plan Dagram 19 Dstrct t Plan 10 Dstrct 2 Plan 11 Dstrct 3 Plan Cty of San Pablo General Plan G1 B1 AA1 AC Followng Page Page

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16 By defnton the role of the General Plan n a communty such as San Pablo s to serve as the prmary expresson by the communty resdents busnesses elected offcals and other nterested groups agences and ndvduals of how the physcal features and natural resources found wthn the Cty boundares are to be mantaned utlzed and enhanced and how communty nvestments development and redevelopment are expected to occur n response to these characterstcs As a constant the General Plan s also ntended to assst and gude decson makers towards renderng accurate and ratonal decsons regardng long term and ongong physcal development proposals Throughout a process that has taken a lttle over a year over three hundred dfferent persons have provded nsght nformaton and objectves for ths 1995 update tot he 1980 General Plan by establshng goals polces and recommended programs through acton statements for the communty and ts decson makers to respond to towards achevng a balance between the current physcal socal and economc and envronmental condtons projected nto the 21 st Century BACKGROUND As provded for through Government Code Secton the Cty of San Pablo has chosen to embark on a comprehensve update of the Cty s Ge6eral Plan Ths effort nvolved an extensve communty outreach program regonal agency consultatons an economc valdaton analyss and a techncal ntroducton Cty of San Pablo General Plan envronmental background evaluaton to facltate a coordnated 20 year vson For reference purposes ths secton of the General Plan wll overvew the followng Organzaton of the General Plan and Amendments Requrements and Need for Updatng the General Plan Regonal and Local Agences Plannng Area Defned Conformance wth Vertcal Consstency Hstorcal and Current Condtons of the Cty of San Pablo Summary of the Communty Outreach Process Overarchng Themes of the General Plan The purpose of ths ntroducton secton s convey to future users ofths General Plan the aspratons of the communty n terms of ethnc dversty busness opportuntes resdental characterstcs and qualty of lfe The General Plan sets forth a wde range ofacton orented drectves whch are ntended to enhance the best features of San Pablo and dentfy the key prortes for mprovement The lst of prortes s flexble and s ntended to be evaluated annually through an mplementaton Program Many of the deas and vsons whch were shared through the communty outreach process are documented through the General Plan to the fullest extent possble However many other benefcal communty achevements are outsde the context of a General Plan These achevements nclude the large number of ndvduals who came together to Page 1

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18 RElanFeraperPsecorPgnraeHclbuP Cty of San Pablo General Plan approprate gven the Cty s current level of UPDATE FLOW PROCESS knowledge and consensus on each ssue Together the goals polces and mplementng General Plan Update actons are meant to set forth the Cty s vson Start up and Organzaton of ts future Fnalze scope ofservces GPGC kck offmeetng The glossary located at the rear of ths Collect Revewall Exstng Plans Reports document defnes techncal terms Analyze Exstng Cty Condtons Establsh General Plan Outreach Progam General Plan Dagram The General Plan Dagram located n the Land ssues and Goals dentfcaton Use Element depcts the des red utl mate land Communty Outreach Program use pattern for the Cty and s dstngushed by Alternatve Futures Workshop a future dstrct pattern of development The Dagram must be used n conjuncton wth the Plan text n order to gan a full understandng of the Cty s exstng communty adopted goals and polces and vson of the future The Land Use Classfcatons dscussed n the ntroducton to the Land Use Element specfy allowable densty and ntensty ranges for each land use category Four Dstrct Workshops Topcal Workshops ssues and Prelmnary Goals dentfcaton On gong Communty GPGC Workng Sessons Goals Polces and Actons Refnement Land Use Concepts and Alternatves Refne Communty Goals Develop Supportng Polces and Actons Develop Land Use Concepts Alternatves Select a Preferred Land Use Concept On gong Communty GPGC Workng Sessons Plannng Cmmssn Draft General Plan and ER Preparaton Prepare Admnstratve Draft General Plan Prepare Admnstratve Draft ER Revse Documents and Publsh Conduct 45 day Publc Revew Perod On gong Communty GPGC Workng Sessons Revew Recommendaton Cty Councl Certfcaton Adopton Publsh

19 ntroducton TABLE 1 ORGANZATON OF THE GENERAL PLAN Overvew No Themes of the Plan usng the Plan plannng area and plannng sectors publc process and hstory of the communty Growth Yes Performance standards for publc facltes n Land Use and Management County relaton to development Crculaton and Program Measure C Publc Facltes Not a part of ths Update Land Use Element Yes Land use classfcatons sets denstes and All Land Use ntenstes for development creates a pattern of land use by Dstrcts as llustrated by the Physcal desgn and Economc Development General Plan Land Use Plan Crculaton and Yes Freeways arteral and collector streets trals Land Use Publc Publc bkeways transt publc nfrastructure Element Facltes and Servces Facltes Servces s n tandem wth the Growth Management Element Envronmental Yes Management of dfferent categores of creek Land Use Publc Resources and Combnes corrdors and open space lands as well as Facltes and Servces Open Space State polces for conservaton of natural and cultural ncludes park and Mandated resources recreaton Open Space and Conservaton elements Crculaton Publc Safety and Yes Protecton from geologc sesmc and sols Open Space Related Servces Combnes the hazards dranage and floodng urban fre Crculaton and State hazards hazardous materals nose polluton Envronmental Mandated and emergency management Resource Nose and Safety Elements Housng Element Yes Provson and goals for housng needs Land Use and Not a part of ths Growth Management update Page 4 Cty of San Pablo General Plan

20 Developed Areas n addton to llustratng future land uses for areas that are to be reconfgured the General Plan land use desgnatons are appled to bult up areas that have been developed over tme under changng regulatons wth a varety of denstes and ntenstes t s not the ntent of the General Plan to create large numbers of nonconformng uses or structures but the complexty of the land use pattern n some parts of the Cty makes t mpossble for the General Plan Dagram to accurately reflect every pre exstng use nor s t desrable to reflect them all at the General Plan level Therefore zonng regulatons should not desgnate as nonconformng each use or structure that does not fall wthn the densty or ntensty standard of the General Plan use category Correspondngly the overall ntent of the Land Use Plan s to establsh dstrcts whch wll afford the Cty an opportunty to more closely dentfy the approprate zonng requrements n the future AMENDMENTS TO THE GENERAL PLAN From tme to tme changes n as polcy well as unforeseen opportuntes or needs wll requre amendment of the General Plan n an effort to prevent casual or automatc General Plan amendments State law allows each mandatory element to be amended not more than four tmes per year although there s no lmt to the number of changes made durng each amendment Most requests are lkely to be for map changes but each must be screened for consstency wth text polces General Plan amendments are defned as projects under the Calforna Envronmental Qualty Act CEQA and therefore wll be subject to envronmental revew requrements Through the mplementaton Program the varous mplementng Actons wll be revewed and prortzed annually Durng the frst sx months followng adopton of the General Plan ntroducton Cty of San Pablo General Plan the Cty antcpates makng admnstratve adjustments to polces and mplementng actons under one of the four General Plan Amendment cycles allowed under State law Correspondngly amendments to the Land Use Plan wll be dscouraged for the frst twelve 12 months after adopton of the General Plan n order to allow the Cty tme to mplement the General Plan and assess any mpacts whch may occur REQUREMENTS AND NEED UPDATNG THE GENERAL PLAN Requrements FOR A Cty s General Plan has been descrbed as ts development consttuton the set of polces wthn whch development regulatons and decsons must ft The general plan s statement of the communty s vson of ts long term or ultmate physcal form and desrably the framework for stable and clearly defned development polces The State of Calforna s general plan law s a product of the ncremental nature of the legslatve process The State mandates that each cty and county have a General Plan that ncorporates seven elements land use crculaton housng open space conservaton safety and nose Government Code a allows a cty to organze the elements n any manner chosen as long as all topcs are covered All elements whether mandated or optonal have equal legal status Accordngly the General Plan must be nternally consstent wth no one element or secton havng precedence over another Based upon the above the General Plan must be Long range n order to avod a ncremental Page 5

21 ntroducton plannng decsons whch may occur over many years and may eventually conflct wth each other the General Plan s ntended to be long range t consders ssues whch may mpact the communty throughout the next two decades Comprehensve The Plan must coordnate all major components of the communty s development coverng the entre ncorporated area of the Cty as well as any other land whch bears relaton to the Cty s plannng n addton the Plan must address the full range of ssues assocated wth the Cty s physcal development General Because t s long range and comprehensve the Plan must be general The Plan s purpose s to serve as a broad framework for detaled publc and prvate development proposals t establshes requrements for addtonal plannng studes where greater specfcty s needed before the can Cty act on development proposals nternally Consstent Ths requrement s establshed by State law Government Code Secton and nterpreted n several sgnfcant judcal decsons The Code sets forth that all parts of the Plan text dagrams and fgures n all elements must be fully ntegrated and not conflct wth each other The Plan s a tool that asssts decson makers well nto the future n formulatng and mplementng communty decsons t conssts of a Dagram a drawng that shows the physcal arrangement of the communty and the relatonshps among land uses facltes and resources formal polces and mplementng actons and descrptve narratves The Plan has four man purposes Page 6 To enable the Plannng Commsson and Cty Councl to reach agreement on long range development polces To provde a bass for judgng whether specfc prvate development proposals and publc are projects consstent wth polces To allow other publc agences and prvate developers to desgn projects that are consstent wth Cty polces or to seek changes n those polces through the process of amendng the General Plan and Provde an agreement among dfferent agences for development n the unncorporated part of the communty Need for Update State of Calforna Correspondng to the above the State of Calforna Offce of Plannng and research OPR ssued the Cty a letter on September approvng a tme extenson for updatng the General Plan Ths letter ndcated that under the provsons of Government Code Secton the Cty would be granted an extenson for the perod from September to September n reference to the fndngs pursuant to Cty Councl Resoluton No n makng ths fndngs OPR ndcated that the grant ofths extenson temporarly releases the Cty from the requrement that t mantan a complete and adequate general plan n addton to grantng the above referenced tme extenson OPR establshed a set of condtons for land use actvtes durng the update process Havng compled wth those condtons ths General Plan update has been prepared consstent wth the requrements set forth by OPR and the State of Calforna Throughout the Cty s hstory numerous General Plan elements have been prepared and adopted These elements and ther most recent adopton or amendment dates nclude the followng Cty of San Pablo General Plan

22 Land Use Element October Crculaton Element October Open Space Conservaton Element October Sesmc Safety Element October Publc Safety Element May Scenc Hghways Element May Nose Element May Publc Facltes Element January Beautfcaton Element January Housng Element 1992 separate report Growth Management Element 1992 separate report Due to the length of tme whch has elapsed snce each of these elements wereadopted the Cty began a complete revson of the current General Plan n 1995 A major focus of the General Plan revson s to strengthen the Plan s ablty to serve as a gude for the desgn of publc and prvate development projects and to set forth a program of communty enhancement The ntent of ths update s to elmnate any obsolete elements ensure legal conformty wth State plannng laws revse elements to nclude current communty data and desres ntroducton Cty of San Pablo General Plan and adequately plan for future regrowth and the needs ofthe communty The revsed Plan was prepared n concert wth a Contra Costa County Transportaton Authorty traffc model and coordnates future development actvtes consstent wth the provsons of the Growth Management Element At the completon of the Plan revson all elements wll be combned nto one document wth the excepton of the Housng Element and Growth Management Element Both the Housng and Growth Management Elements wll reman as separate but nterdependent elements of the General Plan Upon adopton of the Plan the zonng ordnance wll be updated as envsoned by the Genera Plan Regonal and Local Agences The followng s a summary of the major regonal and local agences whch have a relatonshp to the Cty of San Pablo Land Use and Plannng CTY OF RCHMOND The Cty of Rchmond shares common boundares wth the Cty of San Pablo as well as nterest n the area of North Rchmond Through the 1994 General Plan update the Cty of Rchmond recognzed the relatonshp between the two ctes Correspondngly reference to the Cty of Rchmond s contaned throughout ths General Plan CONTRA COSTA COUNTY Contra Costa County has jursdcton over lands to the east and west of San Pablo ncludng the Hllsde areas North Rchmond and El Sobrante Page 7

23 ntroducton ASSOCATON OF BAY AREA GOVERNMENTS ABAG The Assocaton of Bay Area Governments s a regonal agency whose prmary goal s to mprove ar qualty through local plans and programs for nne Bay Area countes Napa Sonoma Marn Solano San Francsco Contra Costa San Mateo Alameda and Santa Clara ABAG also promotes ar qualty related traffc polces for general plans such as restrctng parkng requrements establshng polces for alternatve modes oftransportaton and provdng pedestran and bcycle facltes Transportaton and CrculatOn WEST CONTRA COSTA TRANSPORTATON ADVSORY COMMTTEE WCCTAC WCCTAC provdes an extensve transportaton plannng and polcy framework for the regon and Cty of San Pablo CALFORNA DEPARTMENT OF TRANSPORTATON CALTRANS Caltrans s charged wth the management and operatons of major nterstates and the freeway system As related to San Pablo Caltrans has jursdcton over nterstate 80 whch traverses n a north south drecton through the Cty AC ALAMEDA CONTRACOSTA TRANST METROPOLTAN TRANSPORTATON COMMSSON AC Transt provdes nter regonal and local bus servce too and wthn the Cty of San Pablo and Alameda and Contra Costa Countes BAY AREA RAPD TRANST BART BART provdes ral transportaton servces to Bay Area ctes such as Berkeley Oakland San Francsco and Fremont BART has long range plans to extend ts Rchmond Lne to San Pablo to provde a drect lnk to much of the Bay Area regon CONTRA COSTA TRANSPORTATON AUTHORTY CCTA The Contra Costa Transportaton Agency s desgnated by the County as the Congeston Management Agency for the County Responsble for preparng a Congeston Management Program and addressng Measure C transportaton ssues for the western part of the County Ar Oualty The Metropoltan Transportaton Commsson MTC was created by the Calforna Legslature n 1970 to plan the transportaton network for the nne Bay Area countes t s drected by a polcy board generally made up of 19 apponted local elected offcals MTC s responsble for the preparaton and update every two years of the Regonal Transportaton Plan RTP the blueprnt to gude the regon s transportaton development for a 20 year perod Addtonal responsbltes nclude the fundng and obtanng of fundng for transt projects BAY AREA AR QUALTY MANAGEMENT DSTRCT BAAQMD The BAAQMD s a regonal ar qualty montorng network that regulates and tracks outdoor levels of ar polluton n nne Bay Area countes Sonoma Napa Marn Solano San Francsco Contra Page 8 Cty of San ablo General Plan

24 Costa San Mateo Alameda and Santa Clara They mplement plans and rules to reduce exstng and lmt new sources of ar polluton Bay Area AQMD promotes ar qualty related traffc polces for general plans such as restrctng parkng requrements establshng polces for alternatve modes of transportaton and provdng pedestran and bcycle facltes They are also responsble for mplementng polces that dentfy and evaluate rsks from ar toxc sources for the San Francsco Bay Area Publc Servces and Utltes WEST CONTRA COSTA UNFED SCHOOL DSTRCT WCCUSD The WCCUSD provdes publc school servces to the ctes of San Pablo El Cerrto Hercules Pnole Rchmond and unncorporated areas ncludng El Sobrante Kensngton North Rchmond and Tara Hlls The School Dstrct also provdes the resources and gudance necessary to ensure an atmosphere conducve to learnng by provdng a stmulatng envronment n whch students develop ther sklls abltes and talents to ther fullest potental WCCUSD also partcpates n the plannng for the use and upgradng of school facltes n coordnaton wth the East Bay Regonal Park Dstrct CONTRA COSTA COUNTY OFFCE OF EMERGENCY DSASTER SERVCES ntroducton Contra Costa County operates ts own local emergency response agency n the Offce of Envronmental Health Emergency Response personnel are avalable to respond to a hazardous materals release around the clock Cty of San Pablo General Plan seven days a week Personnel are able to contact fre or law enforcement agences of human health and safety as well as envronmental requrements for mtgaton and cleanup n the event of a release of hazardous materals PACFC GAS AND ELECTRC COMPANY PGE PGE supples electrcty and natural gas to the Cty of San Pablo PGEs regulaton s admnstered by the Calforna Publc Utltes Commsson The Cty s Buldng and Publc Works Departments oversee some PGE nfrastructure mprovements wthn the Cty lmts EAST BAY MUNCPAL UTLTES DSTRCT EBMUD EBMUD s the agency responsble for supplyng water to the East Bay ncludng the Cty of San Pablo Water for the Cty of San Pablo s derved from the San Pablo Reservor EBMUD adopted a Water Conservaton Master Plan n 1994 that provdes ncentves and rebates strngent regulatory control research through montorng survey reclamed water use and educaton regardng water conservaton measures for the Dstrct WEST CONTRA COSTA NTEGRATED WASTE MANAGEMENT AUTHORTY WCCWMA The WCCWMA wasestablshed by the Calforna ntegrated Waste Management Act of 1989 to ncorporate a new ntegrated waste management plannng process ncludng requrements for countes and ctes to meet adopted waste dverson goals for source reducton recyclng and compostng programs Page 9

25 ntroducton PACFC BELL CORPORATON The Pacfc Bell Corporaton provdes local telephone servce to the San Pablo area Pacfc Bell can provde nfrastructure mprovements that upgrade communcaton lnes for data transfers along the nformaton superhghway Pacfc Bell s regulaton s admnstered by the Calforna Publc Utltes Commsson EAST BAY REGONAL PARK DSTRCT EBRPD The EBRPD mantans and manages two regonal parks near the Cty lmts of San Pablo The Park Dstrct plans for recreatonal uses and conducts studes on tral feasblty explorng the land use envronmental and economc benefts of greenway systems Works wth the Communty Development Department s Publc Works Dvson n plannng and managng park facltes n the Cty Hydrology Floodng and Water Qualty CONTRA COSTA COUNTY DEPARTMENT OF HEALTH SERVCES The CCC Department of Health ssues permts for the nstallaton and removal of underground storage tanks Vegetaton and Wldlfe CALFORNA DEPARTMENT OF FSH AND GAME CDFG Page 10 The CDFG asserts authorty over wetlands under fve peces of legslaton wthn the state ether through revew or comment on Army Corps of Engneers Secton 404 permts preservaton of state lsted speces habtat CESA or through stream and lake bed alteraton agreements CDFG also has authorty to oversee work n streams and lakes pursuant to Fsh and Game Code Sectons Hazardous Materals and Wastes CONTRA COSTA COUNTY HAZARDOUS MATERALS DVSON The Hazardous Materals Dvson of the Contra Costa Health Servces Department oversees cleanup of contamnated sol stes n the County CALFORNA ENVRONMENTAL PROTECTON AGENCY The Cal EPA s the state equvalent of the US Envronmental Protecton Agency whch produced the Hazardous Wastes and Substances Stes Lst dentfyng sxteen propertes n the Cty of San Pablo known to be envronmentally mpared mostly resultng from UST s that leaked or were abandoned CALFORNA HGHWAY PATROL AND DEPARTMENT OF TRANSPORTATON Both agences regulate the transportaton of hazardous waste and materals Cultural Resources STATE OF CALFORNA OFFCE OF HSTORC PRESERVATON The Offce of Hstorc Preservaton keeps a runnng lst of cultural resources n the State of Calforna deemed hstorcally sgnfcant such as buldngs or structures over forty fve years old Cty of San Pablo General Plan

26 Cty of San Pablo General Plan PLANNNG AREA DEFNED EXSTNG CTY OUNDARES PNOLE The Cty of San Pablo s located along 180 and s nland from the east sde of San Pablo Bay The Cty s bounded predomnantly by the Cty of Rchmond the unncorporated communty of El Sobrante s located to the north and south of the eastern extenson of San Pablo Other areas unncorporated n Contra Costa County are located north east and west of the Cty The northern tp of Wldcat Canyon Park abuts the Cty s southeastern border Fgure 1 shows the Cty boundares and regonal locaton The Cty of San Pablo encompasses about26 square mles San Rafael Fgure 1 Regonal Locaton Map Leandro Concord Creek PLANNNG AREAS AND POTENTAL ANNEXATON AREAS The Cty s Sphere of nfluence SOl refers to unncorporated areas that may be ultmately annexed and served by the Cty These ntroducton RCHMOND Unncorporated Areas of Contra Costa ELCRF RCHMOND Fgure 12 Cty Boundares and Sphere ofnfluence ncludes the Rollngwood and Hllsde Area hghlghted unncorporated areas are currently under County jursdcton The Cty s SOl encompasses the Rollngwood resdental area whch s located along El Portal Drve and180 Cty s northeastern border and the Hllsde neghborhood whch s adjacent to the at the northern boundary of Alvarado Park at the eastern edge of the Cty The Plannng Area ncludes the cty boundares SOl and areas that bear some relaton to the Cty s plannng actvtes State of Calforna 1990 CONFORMANCE WTH THE VERTCAL CONSSTENCY PRNCPLES The General Plan provdes the broadest defnton of Cty regulatons polces and programs that relate to communty growth and enhancement n addton to requrng that the Plan be nternally consstent the State has dentfed the prncple of Vertcal Consstency consstency between the General Plan and other Cty actons as part of the update process Ths requrement means that the Cty s zonng and subdvson ordnances specfc plans and redevelopment Page 11

27 ntroducton plans must be consstent wth the General Plan n addton all development approvals publc works projects open space mplementaton programs and smlar actvtes have to be consstent wth the General Plan The State s General Plan Gudelnes provde the followng rule for defnng consstency An acton program or project s consstent wth the general plan f consderng all ts aspects twll further the goals and polces of the general plan and not obstruct ther attanment Ths rule clarfes that consstency does not requre all subsequent Cty actons to be specfcally antcpated by the General Plan Because the Plan s both broad and long range there are many crcumstances where future Cty actons wll be addressed only brefly n the Plan or may be unantcpated CONSSTENCY BETWEEN THE PLAN AND ZONNG The Cty s Zonng Ordnance s one ofthe most mportant tools for mplementng the General Plan Requrements for consstency between the General Plan and are zonng summarzed nto three areas2 USES AND STANDARDS The General Plan s land use classfcatons are more general than the Zonng Ordnance classfcatons For example the General Plan has four dfferent categores for resdental use ncludng Mxed Use whle the zonng ordnance s lkely to have more Multple zonng dstrcts may be consstent wth a sngle General Plan resdental classfcaton as long as all of the denstes and unt types allowed n each zonng dstrct are also permtted n the relevant General Plan category As proposed through ths General Plan whle the Cty has a standard set of zonng defntons whch are appled Cty wde several of the Dstrcts envsoned by the Plan are proposed to be mplemented through updates to the zonng ordnance desgn gudelnes and or specfc plans Specfc Plans provde the Cty wth certan flexblty n terms of establshng a modfcaton to the zonng standards for a certan Dstrct or to establsh a set of standards for a type of land use throughout the communty SPATAL CORRELATON The Zonng Map should reflect the general pattern of land use depcted on the Plan Dagram However the two need not be dentcal Boundares of land uses classfcatons depcted on the General Plan Dagram are generalzed zonng boundares are typcally more precse and parcel specfc n nstances where more than one zonng dstrct corresponds wth a sngle General Plan land use classfcaton boundares for the dstrcts are typcally created wthn the area of the correspondng use depcted on the Plan Dagram TMNG State law allows a reasonable tme for reconclng any nconsstences between the zonng ordnance and the General Plan3 Based upon the tems outlned above the Cty wll have a reasonable perod of tme wthn whch to revew the zonng code aganst the General Plan Gven that the Plan proposes an ncremental and Dstrct approach to development the Cty has several optons ncludng desgnatng Dstrcts as Specfc Plan zones or Specal Use overlay zones or preparng an overall update to the Code 1 General Plan Gudelnes Governor s Offce of Plannng and Research Sacramento CA P 212 bd p 214 Calforna Government Code c Page 12 Cty of San Pablo General Plan

28 CTY HSTORCAL PERSPECTVE hstorcal context a 1980 study Archaeologcal From apre enttled The Hstorcal Preservaton Element ndcates that the Cty of San Pablo contans a pre hstorcal hertage datng back 2500 to 3500 years before the foundng of the Mssons n San Francsco Santa Clara and San Jose late 1770 s n ths regard two Ohlone Costanoan trbal colones nhabted the area of San Pablo ncludng the Huchun n the vcnty of San Wldcat Creeks and the Saclan The above noted study ndcates that the frst known Spansh settlement n San Pablo occurred n 1817 wth the development of a farmng adobe somewhere between San Pablo and Wldcat Creeks Whle ths ste was abandoned n 1823 the land n and around San Pablo acres was provsonally granted to Francsco Castro and became El Rancho de los Cuchgunes later to become El Rancho de los San Pablo Wth the marrage of Martna Castro the daughter of Francsco Pablo and Cty of San Pablo General Plan Castro to Juan Bautsta Alvarado San Pablo became home to the frst natve born Governor of Alta Calforna n 1848 Ther homestead the Alvarado Adobe was known as one of the oldest and most pcturesque n the State and served as the famly s home along wth the Castro famly untl Alvarado s death n 1882 Durng the perod of 1850 to 1852 Euro Amercan settlers began to develop a town around the earler settlements San Pablo was an mportant communty durng the gold rush days because of ts locaton on the major overland route to the gold felds Correspondngly between 1852 and 1940 the greater San Pablo area wtnessed a growth of Portuguese rsh talan and Japanese mmgrants Durng ths tme perod a well developed agrcultural and nursery ndustry flourshed n the vcnty along wth a large number of homes and busnesses Wth new development but not staton or drect connecton to the ralroads or water transportaton San Pablo s growth declned The orgnal Alvarado Ado econstructed n approxmately 1832 and Governor Juan Bautsta Alvarado nsert ntroducton Page 13

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31 ntroducton 1963 aeral vew ofnewly constructed E Portal Center wth Contra Costa College and publc housng n the background and the ntersecton of San Pablo Avenue San Pablo Avenue and Brooksde Drve n the foreground Durng the 1960 s a large number of Mexcan and Central Amercan mmgrants settled n San Pablo wth b lngual educaton offered n the local schools Smlarly the 1980 s saw a number of mmgrants from Southeast Asa settlng n San Pablo expandng the mult cultural dversty that s central to the communty today The ncorporated Cty conssts of approxmately 25 square Page 16 mles of urbanzed area wth a 1980 populaton of resdents The 1995 populaton was COMMUNTY PLANNNG HSTORY 1960 GENERAL PLAN n 1960 the frst General Plan was adopted by the Cty of San Pablo The plan dentfed alternatves to reducng the strp retal commercal uses and ncreasng mult famly land use untl the most realstc soluton s Cty of San Pablo General Plan

32 acheved As a foundaton for the plan were conducted and ncluded Land Use seven studes Crculaton Survey Objectves Prncples and Standards Populaton Employment Survey Schools Parks and Recreaton Central Busness Dstrct and Economc Communty Analyss for Urban Renewal The Plan consdered the changng communty demographcs ncludng the rapd rse n populaton of 262 from 1950 to 1958 wth projected ncreases to n 1970 and or full development n 1980 At the tme there were over 2453 jobs for the Cty s resdents wth the most prevalent local employment opportuntes classfed as retal wholesale trade 252 educaton 239 and government 229 Over half of those employed n the Cty were employed n the operatves craftsmen foremen or kndred occupatons ndustres outsde the Cty Unemployment was hgher and average ncomes 307 lower than other local ctes There was a hgh percentage 34 of youth persons age 15 and under Over 125 acres of sngle famly development was accounted for between the perod of 1940 and 1950 wth over half of all resdental structures n San Pablo bult between 1940 and 1944 t was predcted that due to a lack of adequate buldng supples and the qualty of constructon many dwellngs would be substandard n the next 20 years Retal was scattered wth convenence shoppng centers located at major ntersectons and no central retal shoppng area Approxmately 35 of the land was ndustral ntroducton Cty of San Pablo General Plan or commercal based open storage yards nsttutonal uses and the cemetery accounted for the other5davs Park the schools and the adjacent Alvarado Park Were the dentfed recreatonal resources avalable to the communty Hghlghts of plannng Proposals the 1960 General Plan nclude Resdental found wthn The was Cty dvded nto nne resdental plannng dstrcts based on locaton of schools and accessblty to neghborhood shoppng recreaton and employment areas Three resdental plannng dstrcts were hgh densty and located along the perphery of the Central Busness Dstrct Low Densty was classfed as 0 to 20 persons per acre medum at 20 to 30 persons per acre and hgh at 30 to 100 persons per acre Commercal A new central busness dstrct s planned n the old temporary war area housng of El Portal Park to gve the Cty a strong focal pont and dentty A second central retal area would be located at the ntersecton of Church Lane and San Pablo Avenue where some of the Cty s major eatng places and ts offce was located newspaper Four concentrated servce retal centers are proposed at San Pablo Avenue and Lake Street at Market and Thrteenth Street at Market and 23rd Street and at San Pablo Avenue and San Pablo Dam Road The latter would be consderably larger due to the freeway the freeway Page 17

33 ntroducton Plannn Actvtes Relevant to the 1960 General Plan Example of tot lots formerly establshed n a number of dfferent San Pablo neghborhoods nterchange and proposed rapd transt termnal Crculaton El Portal Shoppng Center opened n 1962 provdng over 50 of the Cty s taxable sales wthn a trade area that ncluded Rchmond Pnole El Sobrante and the unncorporated County areas area of the West County wth the development of a number of medcal offce complexes convalescent hosptals and nursng homes next to Brooksde Hosptal BART was proposed to be extended along theat SF ralroad tracks Provson of Rapd Transt wth a staton located n the vcnty of East Shore Freeway and San Pablo Dam Road s expected by 1980 Creaton of an east west freeway n the vcnty of San Pablo Creek was to be constructed Publc Facltes Develop a Communty Recreaton Park faclty smlar to Davs Park at Bay Vew School and the development of neghborhood parks on exstng and expanded school stes Develop small play lots for pre school age chldren The Cty Hall ste at Market and 21st Street may be expanded and developed as a cvc center ncludng the constructon of Page 18 a new lbrary and offce buldng Most resdental constructon followng 1960 was apartment development wth an average sze unt of less than 600 square feet and lttle open space Contra Costa College moved to ts campus n 1956 and grew to 4800 students n 1970 wth a projected growth to 7500 by 1990 A campus master plan was adopted n 1956 THE 1971 GENERAL PLAN The 1971 General Plan nvolved nearly 500 persons durng a 6 year plannng process whch ncluded gatherng data on exstng condtons a constrants evaluaton and fve months of communty forums culmnatng n the adopton of workng goals and objectves to serve as a gude for the Plan Sx more months were spent on communty forums and Plannng Commsson Study Sessons to develop a General Plan Map and text By the tme Cty Councl adopted the Plan n January General Plan communty forums had been held between 1966 and 1971 Cty of San Pablo General Plan

34 Cty of San Pablo General Plan The General Plan ntroduced new desgnatons for Resdental Land Use and denstes ncludng Low Densty at 7 to 12 unts per acre Medum at 22 unts per acre Hgh at 42 to 62 unts per acre and Hgh Rse at 85 unts per acre Wthn the commercal desgnaton the plan ntroduced a Central Busness Dstrct a commercal servce area and neghborhood center area whch dentfed desred busness types The 1970 populaton was wth projectons for 1990 at persons based on ncreases to resdental denstes Populaton trends that the Plan responded to 1971 General Plan Update Dagram showng Land Use objectves ncluded an ncrease n age groups 55 and older and a decrease n both famly sze 28 persons per household and the proporton of relatve populaton 15 and under The projected completon of development and the redevelopment of substandard unts was to be n 1990 Other demographcs ncluded 6 of the populaton beng non whte and 13 persons n the labor force per occuped housng unt Although 32 of the homes were consdered substandard 78 of the populaton owned homes n the Cty the average home was 820 square feet valued at and had monthly rents at 120 cty of san pablo general plan ntroducton Page 19

35 ntroducton The Land Use goals and polces of the 1971 General Plan can be summarzed nto the followng subjects Resdental Hgh Qualty Lvng Envronment mprove exstng buldng condtons protect resdental qualty extend publc servces facltes encourage beautfcaton Compatble Development Create harmonous and balanced resdental land use restrct heavy traffc on resdental streets reasonable transton areas create Ctzen Partcpaton Formulate neghborhood based ndvdual neghborhood plans and nform and educate ctzens on Cty actons Housng Balance a Develop balance of housng types to serve all economc levels Commercal Economc Development Utlze Cty s central locaton for optmum amount of sound commercal development drawng on wde market potental and undertake development or redevelopment of commercal areas to compete wth other regonal centers Optmum Accessblty mprove access by all transt modes mprove major streets magee landscaped medan ease of strps lghtng etc and conduct annual revew of off street parkng to respond to changng commercal needs Commercal Complexes create dentfable shoppng complexes of complementary busnesses n compact settngs and promote non commercal uses along under developed major streets strp Page 120 Hgh Qualty Archtectural Desgn enhance major entrances to shoppng areas contnue substandard buldng removal screen non conformng uses encourage commercal assocatons Traffc and Crculaton Maxmum Servce Mnmum Expense Reduce traffc congeston use of mnor streets as alternate routes and encourage BART to expand through or adjacent to the Cty Maxmum Servce Mnmum Hazard Create separaton between vehcle and pedestran areas correct traffc hazard areas and protect users of school facltes Publc Facltes Hgh Qualty Schools Promote orderly expanson of schools n relaton to populaton growth serve approprate neghborhoods and provde off street parkng to protect resdental areas Maxmum Publc Use Locate new schools n developng areas maxmze educatonal cultural and recreatonal use by publc and conserve open space by restrctng development to second story The General Plan was organzed n to seven basc elements and ncluded Land Use Housng Crculaton Publc Facltes Beautfcaton Open Space and Conservaton and Sesmc Safety Key polces found wthn these elements ncluded efforts towards renewal of the Cty s substandard housng stock the creaton of a Creek tral system the plannng for a Northwest Freeway extendng from Ornda through San Pablo and connectng the Rchmond San Rafael Brdge The creaton of communty dstrbuted throughout the communty recreaton facltes was an Cty of San Pablo General Plan

36 mportant aspect to the plan and ncluded polces towards the creaton of a full scale communty park at Davs Park sx neghborhood parks adjacent to the sx elementary and mddle schools and the addton of a hllsde recreatonal area n the vcnty of Hllcrest Road Communty cultural mprovements were to nclude creatng a hstorc park on the ste where the prevous Alvarado Adobe stood and the utlzaton of the cultural facltes at Contra Costa College n order to respond to sesmc safety concerns an admnstratve was body to be formed to revew potental geologc and sesmc hazards to the communty An Amendment n 1972 moved the proposed Cvc Center from 23rd to ts current locaton called for an addtonal overpass over nterstate 80 to gve more drect access to proposed regonal shoppng complex redesgnated the hkng tral from San Pablo Creek to Wldcat Creek between 23rd and 13th Street and modfed the 4 lane parkway along the central secton of San Pablo Avenue to be sx lanes Post 1970 General Plan Actvtes The Zonng Ordnance was updated and Neghborhood Plans were publshed for seven neghborhoods ncludng Hllsde Avarado El Portal Bayvew Rumrll Dover and Emerc Neghborhoods Regonal Offce Facltes were opened ncludng Pacfc Telephone and CSAA The frst Redevelopment area South Entrance was establshed followed by El Portal Oak Park Sheffeld and Bayvew The Tr Ctes Sesmc Safety and Envronmental Resources Study between the ctes of El Cerrto Rchmond and San Cty of San Pablo General Pablo was completed to preserve resources and encourage urban development n the most sutable areas Alvarado Adobe and Square was completed 1978 San Pablo Avenue wdened between Church Lane and 23rd Street 1978 Approxmately 800 new resdental unts both sngle and mult famly unts were developed up untl the early 1980 s 1980 GENERAL PLAN n order to draw a lnk to pror plannng efforts n the Cty the 1980 Land Use Element establshed a pattern for land uses and set standards for populaton densty and ntensty of development for the Cty of San Pablo through 1990 For clarfcaton the General Plan s stll n effect and wll be updated through ths document The 1980 Plan suggested that San Pablo had experenced a physcal transformaton snce the orgnal land use element was adopted n 1971 Through the Cty s extensve redevelopment and housng programs sgnfcant changes had occurred n both the resdental and commercal areas of the Cty n ths regard the emphass of the 1980 Plan was to reduce denstes n the Cty s mult famly resdental areas and to consoldate the Cty s margnal strp commercal areas land area At the tme nearly 80 of the Cty s was ncluded n one of fve redevelopment project areas therefore the land use element and were redevelopment plans ntended to be closely ntegrated Correspondngly the polces of the land use element were to support the Cty s redevelopment efforts and provde drecton for future n development vew of current populaton trends muncpal fscal realtes and the desres of cty resdents ntroducton Page 121

37 ntrodu ton The prmary goals of the 1980 Land Use Element are descrbed below Produce a stable healthy safe and aesthetcally pleasng lvng envronment Provde a varety of affordable housng types to serve the needs of present and future resdents ofthe Communty Encourage commercal development and consoldaton of commercal uses that provde a varety of servces Promote ndustral park development to mprove the Cty s economc base Provde an adequate level of publc servces and cultural and recreatonal facltes for all resdents Preserve the Cty s natural features creeks hllsdes scenc vews and areas 1980 General Plan Dagram Page 122 Preserve cultural resources of hstorc archtectural and archaeologcal value Promote hgh desgn standards for new constructon through desgn revew and ctzen nput Encourage ctzen partcpaton n plannng actvtes through neghborhood meetngs and project area commttees The above goals contnue to reman as part of the values and vson of the communty as artculated through the communty outreach process and noted n the Overarchng Communty Themes secton Post 1980 General Plan Actvtes 1 Lw DemtY Resdental Hllsde stablzaton and re engneerng Constructon of Prnceton Plaza and San Pablo Town Center 1986 to 1988 Me um Densl Realdena Hghg lcom gsld nfl Co me edum Pakand Open Space Publ SemPubc Varous roadway mprovements specfcally n the Old Town area and the Gateway Development affordable senor housng Renovaton Davs Park South of and of Openng of Casno San Pablo 1995 Old Town phase and phase plannng and revtalzaton studes Cty of San Pablo General Plan

38 Cty of San Pablo General Plan 1995 GENERAL PLAN UPDATE CURRENT CONDTONS The populaton of the Cty decreased between 1970 and 1975 but then ncreased from 1975 to 1980 as the The Cty s medan age n San Pablo n ncreased between 1980 and 1990 to 317 years compared to 242 years n Contra Costa County Age characterstcs for the Cty n 1990 are exhbted n Fgure 14 Cty Ethnc Composton County Cty mplemented redevelopment and Whte Black housng programs Between the years Hspanc Asan Pacfc slander of 1980 and early 1990 the Natve Amercan Other populaton of San Pablo had grown approxmately 28 whle the land area remaned relatvely the same at 25 square mles The ncrease n youths age 18 and under wasthe most sgnfcant relatve populaton change ncreasng by approxmately 43 to a thrd of the resdent populaton For the frst tme snce ncorporaton the Cty s mnorty populaton ncreased to over60 of the populaton Sgnfcant ncreases ncluded the rse of persons wth Asan or Pacfc slander orgn by approxmately 350 over 1980 to 17 of the populaton and the Fgure 13 The average household ncome n 1990 was estmated at versus for the County The lower average household ncome may be related to the relatvely hgh dependency rato persons under 18 or over 65 years old Populaton Dstrbuton by Age ncrease of persons of Hspanc orgn 8000 by approxmately 100 to close to Fgure 14 ntroducton of the populaton Afrcan 8000 Amercan resdents are the second largest racal group n the Cty and account for approxmately 21 of the 4ooo 3ooo local populaton a 72 ncrease over 2000 the last ten years Fgure 13 exhbts 4000 the dsparty between the 1990 ethnc 0 composton of San Pablo Cty and 040 2o 23s 38 ss Age Contra Costa County County ss Page 123

39 ntroducton Fgure L5 0 Projected Employment Manufacturng Retal Servces Other Year Trade n 1990 there were approxmately8340 jobs n the Cty consttutn approxmately 27 percent of the total jobs n Contra Costa County San Pablo has hstorcally functoned as a bedroom communty for West Contra Costa County n 1980 over one just half of the Cty s resdents worked n Contra Costa County one thrd worked n Alameda County and approxmately 8 percent worked n San Francsco By 1990 these fgures had shfted to 44 percent n Contra Costa County 28 percent n Alameda County and 18 percent n San Francsco The largest employer n the Cty s Casno San Pablo Other lar er employers are Contra Costa College Brooksde Hosptal and the Cty tself n comparson to Contra Costa County San Pablo had a hgher percentage of servce jobs and lower percentages of manufacturns wholesale and other jobs There were an estmated 103 employed resdents n San Pablo n 1990 or 35 percent of the total populaton Projected employment trends from ABAG are exhbted nf ute 15 As of 1990 there were approxmately 9400 housng unts n the Cty Approxmately percent were classfed as sngle famly detached homes 44 percent were mult famly unts and about 7 percent were moble homes n comparson the County has 72 percent of ts housng stock as sngle famly Over 90 percent of the Cty s net addtonal housng stock n the 1980 s were mult famly unts Although housng prces have ncreased n the last decade homes n San Pablo generally reman more affordable than other places n the Bay Area These changes n the demographc and physcal characterstcs present both challenges and opportuntes to the General Plan Update and ts gudance of the Cty matures nto the 21 st Century HOUSNG ELEMENT as t Followng a publc outreach process and a survey of the Cty s housng stock the Cty adopted an updated Housng Element n 1992 whch was subsequently certfed by the State as meetng all of Calforna s housng requrements Fndngs and polces from ths State mandated element have been utlzed n ths General Plan update GROWTH MANAGEMENT ELEMENT The Cty adopted the Growth Management Element n Aprl 1992 pursuant to the Contra Costa Transportaton mprovement and Growth Management Program Measure C The Element establshes polces and standards for traffc Levels of Servce LOS and performance standards for fre polce parks santary facltes water and flood control n order to generally ensure that publc facltes are provded consstent wth adopted standards Through adopton and mplementaton of ths Element the Cty ntends to establsh a comprehensve long range program whch wll Page 124 Cty of San Pablo General Plan

40 match the demands for publc facltes generated by new development wth plans captal mprovement programs and development mtgaton programs The ntent s not to lmt growth but to ensure that t takes place n a mannerthat wll protect the health safety and welfare of both exstng and future resdents of the Cty of San Pablo ECONOMC DEVELOPMENT STRATEGY PLAN On November the San Pablo Cty Councl formally adopted a plannng process to gude the development of an Economc Development Strategy Plan The Councl apponted a Strategy Plan Task Force to lead the plannng effort The Task Force was comprsed of communty resdents and busness leaders many wth specfc expertse n economc development The Task Force was charged wth developng recommendatons and strateges for mprovng San Pablo s overall busness clmate Ther Scope of Work as dentfed by the Cty Councl was to Establsh a common level of understandng of economc development prncples and concepts Revew and assess the economc development trends and polces of the East Bay n partcular Contra Costa County Comple data on the exstng economc condtons of San Pablo Conduct an assessment of the Cty s strengths and weaknesses relatve to promotng economc development Assess communty economc development needs dentfy constrants and solutons and Cty of San Pablo General Plan Develop a strategy plan and mplementaton measures n response to the above the Task Force dentfed three common themes nterwoven throughout the strateges and two major recommendatons whch are presented below Task Force members beleve that the result of ther efforts s an attanable and feasble short and long range Economc Development Strategy Plan for the Cty of San Pablo The strateges and actons can be grouped accordng to three major themes mage Enhancement mprovng the Cty s mage and captalzng on the Cty s strengths as a means of attractng and retanng busnesses and consumers Publc Safety Buldng upon the exstng publc safety efforts of the Cty by dentfyng and mtgatng any ongong publc safety concerns real or perceved toward the goal of provdng and ncreasng consumer and busness confdence Leadershp Capacty Buldnm Coordnatng exstng and future actvtes that wll serve to recrut and educate owners resdents property and busnesses n facltatng communty development and empowerng communty members to promote ncreased nvolvement and partcpaton n the economc neghborhood and cvc advancement of the Cty The establshment of a nonproft Communty Economc Development Corporaton should be explored by the Cty Such a nonproft would be able to access varous fundng opportuntes that the Cty cannot As well the nonproft ntroducton Page 125

41 ntroducton could have a board of drectors and have the ultmate goal of self suffcency The Task Force realzed that many of the strateges cannot be mplemented by the exstng Cty staff and communty volunteers alone The Task Force beleved the Cty should an appont Economc Development Coordnator to be responsble for organzng and mplementng the Strategy Plan Ths person would coordnate all economc development actvtes for the Cty ncludng grant wrtng developng and marketng of a busness retenton and expanson program coordnatng communty leadershp development actvtes and workng to establsh a nonproft Communty EFFECTS OF NON COMMERCAL USES N COMMERCAL DSTRCTS Completed n September 1994 the study ttled Effects ofnon Commercal Uses n Commercal Dstrcts analyzes the potental mpacts of such development on the Cty Some of the negatve mpacts found to occur potentally f non commercal development s permtted n commercally desgnated areas nclude a reducton n the long term supply of land loss ofstes especally sutable for commercal uses and reductons n the desrablty of nearby stes for commercal conflcts REDEVELOPMENT AGENCY PLAN At the tme of adopton of the General Plan the Cty was n the process of amendng ts exstng redevelopment plan the 10th Townshp Plan and adoptng a new redevelopment plan the Legacy Plan to assst the Cty n reachng the longer term goals of the General Plan Page 126 Members Vsonng Workshop of the Kds Team General Plan COMMUNTY BASED PLANNNG APPROACH PUBLC PROCESS As noted throughout the General Plan the purpose of the update s to dentfy the vson and values whch defne the Cty of San Pablo and to establsh a set of goals and polces to enhance the qualty of lfe for the communty n concert wth ths purpose the Cty of San Pablo Cty Councl set forth an overall drecton for communty enhancement whch centered on mprovng the Cty s mage ncreasng publc safety and developng new areas of ctzen leadershp From the outset of the General Plan update ths process s a reflecton of the aspratons of the communty n ths regard a prmary focus was to promote opportuntes for communty outreach and facltate publc as nput the bass for developng a coordnated vson for the future Cty of San Pablo General Plan

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44 Cty of San Pablo General Plan ANNEXATON Sphere Cty Servces Tax Base of nfluence PUBLC FACLTES Optmzng Exstng Roadway Capacty Communty Parks and Open Space Publc Facltes Alternatve BartStaton Locatons to make San Pablo a regonal address and serve as a catalyst for n vestment and developmen t BART AND LGHTRAL TRANST Three Possble BART Routes El Portal Staton San Pablo Avenue Lghtral DOWNTOWN Role of El Portal Cvc Center Avarado Dstrct San Pablo Dam Rdl80 Entry Areas TRAVEL MAGE San Pablo Avenue 180 Entres Other Prmary Streets ECONOMC OPPORTUNTES Regonal Market Opportuntes mc Local Development Opportuntes Development and Economc Strateges O Casno Cvc places wth communal publc places communty shoppng centers educatonal places and places of worshp felowshp ntroducton Page 129

45 t ntroducton Old Town Cty t ofneghborhoods defned by streets creeks age of housng stock and neghborhood commercal a and nsttutonal rs tutonal focalponts TY OF NE GHBORHOODS Locaton and Character Neghborhood Commercal Servces cools an Par s Travel mage along local travel corrdors ncludes commercal lots that are too shallow onste parkng requrements whch runs pedestran character and strp commercal appearance Travel mage along San Pablo Avenue nclude parkng lots wth lttle landscapng smfar archtectural treatment of new buldngs and boulevard treatment Page 130 Travel experence along 180 entres ncludes El Portal Drve as a backdoor mage San Pablo Dam Road wthout a master planned appearance and freeway entres needng sgnage and streetscapng Cty of San Pablo General Plan

46 These concepts were supplemented by askng the partcpants to consder the followng polcy and related questons Central Place Does San Pablo have a downtown Should t Neghborhood Centers Are neghborhoods well served by shoppng New Employment Opportuntes plan for more local jobs Publc Facltes parks and communty facltes Should we Does San Pablo need more Neghborhoods Do neghborhoods need to be mproved Transportaton Does San Pablo have adequate transportaton Other ssues What other thngs are mportant The results of ths workshop bult upon the ntal drecton set forth by the Cty Councl and establshed the key dscusson topcs for the more subsequent specfc workshops Through the overall dscusson androle playng actvtes the common features whch came out of the workshop ncluded the followng El Portal should be redeveloped as a walkable downtown dstrct San Pablo should plan for and advocate for a future BART staton at El Portal 23rd Street should be revtalzed as pedestran orented commercal servces area ndustral actvtes should be located n the Gant Road Busness Park and along Rumrll Boulevard near the ralroad tracks The Cty should mprove buldng and a Cty of San Pablo General Plan plannng code enforcement n the neghborhoods There should be more trees planted Pablo The Cty should plan n San to ncrease the amount of communty park space Establsh an entertanment area around the new casno From the common features dentfed above the Update Team compared and refned these deas to further communty nput and techncal nformaton from BART Contra Costa County West Contra Costa Transportaton Advsory Commttee WCCTAC and other related agences Four Dstrct Workshops Based upon the communty wde deas establshed at the Alternatve Futures Workshop the Update team conducted four Dstrct workshops wth the ntent to focus on the specfcs of ndvdual neghborhoods and areas of the as Cty dentfed at the Futures Workshop These workshops ncluded Old Town July Central El Portal August Rumrll Bayvew August Hllsde County Areas August For each Dstrct workshop partcpants focussed ther dscusson and reached consensus on the followng Cty wde Topcs as related to the Dstrct Assets Hurdles and Objectves Dstrct Specfc Servces and Amentes Neghborhood mprovements Character ntroducton Page 131 and

47 ntroducton Neghborhood Plannng Polces The followng provdes a summary Consensus Plannng Prncples of the from each of the four workshops The term consensus s not ntended to mply that all or partcpants ssues were addressed Rather the tems descrbed below represent the major tems of dscusson and consderaton for the General Plan and concentrated on the east sde Rumrll Boulevard and lght ndustral uses located on the west sde of Rumrll Presentaton by partcpants at the CentralE1 Portal Workshop SUMMARY OF CENTRAL EL PORTAL WORKSHOP The md San Pablo area dentfed asahgh densty commercal dstrct n the 1980 General Plan amult resdental The complmented by streetscapng San Pablo Avenue Uses supportng concept of asouth Entry adjacent Casno becomng dstrct encouraged uses such restaurants and entertanment actvtes Center should redeveloped to famly housng Ths would nclude mproved commercal servces the El Portal area SUMMARY OF RUMRLL BAYVEW WORKSHOP Broadway Boulevard should be connected drectly take advantage enhanced regonal access created by new Rchmond Ths would nclude addng more commercal uses along northern Gant Road area adjacent to Parkway ramps Cty of San Old Town Workshop partcpants wth the assstance of Polce Sgt Burke workng together on communty mappng and evaluaton excercses SUMMARY OF OLD TOWN WORKSHOP Old Town neghborhood s hstorc character should be preserved New development has to ft the neghborhood s scale pattern and archtecture Due to the hgh densty of Old Town addtonal facltes servces and amentes need to be ntroduced especally communty polcng 23rd Street should be exclusvely commercal north of Market Avenue and mult famly housng south of Market Avenue Small busnesses should be allowed on Market Avenue but automotve uses should be phased out Commercal servces should be mproved Page 132

48 Small lot sngle famly resdental nfll s approprate for the Rumrll neghborhood provded there are archtectural gudelnes San Pablo Avenue should be mproved north of 23rd Street by developng mult famly housng on the west sde of the street between 23rd and Rumrll addng a small cvc park at the corner of Rumrll and Broadway and addng landscaped medans to the avenue north of Rumrll to the northern entry of San Pablo Cty of San Pablo General Plan Cty Wde Communty Desgn Workshop On August resdents partcpated n a Communty Desgn Workshop whch featured seven desgn teams creatng concept development plans ncludng a kds and Spansh speakng teams Wth the presentaton of all seven concept plans three Communty Desgn Consensus Prncples were developed These nclude Code enforcement should be focused around the areas of Gant Trade Center and Leroy Heghts Polce efforts should be focused around the areas South of Lake Elementary School Md Broadway Crack Houses and the Housng Authorty area More parks are needed but there s not an obvous locaton due to the lack of ready stes SUMMARY OF HLLSDE COUNTY WORKSHOP Overall theme mprove what already exsts n the neghborhood Do not flcrease the densty of housng n the area Develop desgn gudelnes hllsde lots for vacant mprove the mage and utlzaton of land along San Pablo Dam Road Plan the road n a less of a pecemeal fashon mprove the mage of El Portal Drve by fxng the roads landscapng and addng local servng commercal servces such as a coffee shop Example of Communty Desgn Workshop map produced by the one of the seven groups El Portal Center redevelopment plannng should nclude contguous areas the Snce Alternatve Futures Workshop the redevelopment of F Portal Center as a mxed use central place for San Pablo has been a popular concept Buldng upon ths dea the Communty Desgn Workshop partcpants wanted to expand the scope of master plannng the ste to nclude Contra Costa College 23rd Street lnkages and even the Cvc Center area The lnkage between these areas tes together redevelopment of El Portal Center and 23rd Street wth two popular communty assets Contra Costa College and the Cvc Center ntroducton page 133