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23rd STREET, San Pablo CA. TOD Technical Assistance Panel. June 21, 2007. Regional Context Map . The City of San Pablo is located in Contra Costa County, south of San Pablo Bay. San Pablo is bordered by the City of Richmond and parts of unincorporated Contra Costa County. .

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23rd STREET, San Pablo CA.

TOD Technical Assistance Panel

June 21, 2007


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Regional Context Map

  • The City of San Pablo is located in Contra Costa County, south of San Pablo Bay.

  • San Pablo is bordered by the City of Richmond and parts of unincorporated Contra Costa County.


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The City of San Pablo

San Pablo is one of the densest cities in Contra Costa County measuring 2.6 square miles, with roughly 30,000 residents.


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City of San Pablo

MARKET CONDITIONS



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  • The Specific Plan Area:

    • A half mile stretch of 23rd Street’s from San Pablo Ave to the north and Pine Ave to the south.

    • Contains a total of 22 acres

    • Composed of 76 parcels

Base map with existing conditions to be inserted

City of San Pablo

SPECIFIC PLAN STUDY AREA


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Goals for 23rd Street

  • Create a Safer and Pedestrian-Friendly Streetscape

    • Redevelopment of the Plan Area’s vacant and underutilized parcels should provide vertical mixed-use development that includes retail ground floors, with residential units on the upper floors.

  • Identify Opportunities for Infill Development

    • Infill development should be built at densities that support transit use and that help create a market for neighborhood-serving commercial uses.

  • Provide Parking for Neighborhood Businesses

  • Improve Economic Competitiveness

  • Create Jobs and Housing Opportunities

  • Provide Adequate Infrastructure

City of San Pablo


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ECONOMIC COMPETITIVENESS

  • Create Marketable Development Parcels

  • Assist Existing Businesses

  • Recruit New Businesses

City of San Pablo


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Existing Constraints

  • Land Use (Current Land Ownership Patterns)

    • Assembling small pieces of land into larger, more marketable parcels will be necessary to attract the type of development consistent with the vision and goals set forth in this Specific Plan.

  • Nonconforming single-family homes present in the Specific Plan Area.

  • Existing sidewalks are typically narrow and leave little room for pedestrian circulation

  • Attracting new businesses and new development to the 23rd Street corridor has been difficult.

    • Hilltop Mall is located within a 10 minute drive time and several of the big box retailers such as: Macy’s, Walmart, JC Penny’s are located within this center.

City of San Pablo


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OPPORTUNITIES

  • Existing vacant and underutilized parcels

  • City is willing to provide incentives

  • Recent growth in residential units

    • Between 2001 and 2007 approximately 1,000 new units have been approved for construction = Retail opportunities

  • Easy access to freeway, AC Transit, and BART


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CITY EFFORTS ON 23RD STREET

  • Façade Improvement Program

  • Street Improvements

  • Wildcat Creek

  • Kennedy Plaza Improvements

City of San Pablo


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FAÇADE IMPROVEMENT PROGRAM

City of San Pablo


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STREET IMPROVEMENTS

City of San Pablo


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WILDCAT CREEK

City of San Pablo


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WILDCAT CREEK PROPOSAL

City of San Pablo


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COMMUNITY WORKSHOP #1

City of San Pablo


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23RD STREET SPECIFIC PLAN

Development Standards

  • Noise

  • Parking Requirements

  • Signage

  • Stormwater Management

  • Uses Allowed

  • Development Intensity

  • Height Allowed

  • Setbacks

  • Site Development

City of San Pablo



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Parking

  • Policies in place within the Specific Plan to allow for a parking structure

  • Existing Standards vs. Proposed Standards

  • A parking problem is a good thing!


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PROTOTYPICAL SITES

City of San Pablo


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BROOKSIDE DRIVE INTERSECTION WITH 23RD STREET

City of San Pablo


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BROOKSIDE DRIVE INTERSECTION WITH 23RD STREET

City of San Pablo




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BROOKSIDE DRIVE SIMULATION

City of San Pablo


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DOVER AVENUE SIMULATION

City of San Pablo


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PEDESTRIAN SAFETY

City of San Pablo


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MIXED USE DESIGN

City of San Pablo


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PARKING

City of San Pablo


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Questions/ Issues to be addressed by the Panel

  • How does the City encourage development?

  • How do you motivate property owners to form partnerships or re-develop their properties to a higher use?

  • What incentives could the City provide?

  • Ideas for encouraging people to get out of their cars and walk.

  • Traffic calming methods?

  • What methods would attract retailers?


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