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S E P T E M B E R 2 0 1 0 I 35 CHAPTER THREE vision and principles The vision and supporting principles for the San Pablo Avenue plan area build on the assets and opportunities analysis as well as community and stakeholder input. The vision and planning principles describe the preferred character and overall direction for development associated with the future of the Avenue. The vision illustrates the ideal state for the corridor and the planning principles provide guidance and direction towards achieving that end result. Taken together, the vision and principles provide inspiration for the future of the corridor and highlight broad physical, economic and cultural goals. IN THIS CHAPTER... A Vision for San Pablo Avenue A Future Walk Down the Avenue Planning Principles ---PAGE BREAK--- v o l u m e I c h a p t e r t h r e e 36 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T A VISION FOR SAN PABLO AVENUE The vision statement for San Pablo Avenue was crafted based on input from visioning exercises with the community, stakeholder outreach, and numerous Advisory Committee meetings. The vision “paints the picture” of what San Pablo Avenue can be in the future, and should be used by each of the cities and the community as a reference for new development and improvements to ensure that the corridor is evolving towards the desired outcome expressed by the community. Building from the four activity nodes along the corridor — Macdonald Gateway, Del Norte BART Station Area, Civic Center/Mid-town Area and Plaza Area — that were called out as part of El Cerrito’s General Plan, the concept of character areas, composed of blocks within an approximate 1/4-mile of each activity node, was developed as an organizational structure within the Specific Plan around which new investment should be strategically focused. The vision for the Avenue includes both the vision statement for the corridor as a whole, and more detailed visions of chararcter areas identified as priorities for investment and revitalization. El Cerrito Plaza BART Station SAN PABLO AVE SAN PABLO AVE CARLSON BLVD POTRERO AVE POTRERO AVE CENTRAL AVE MOESER LN CUTTING BLVD AR LIN G TON BLVD ASHBURY AVE FAIRMOUNT AVE BART - Richmond Line Ohlone Greenway MACDONALD AVE A L B A N Y E L C E R R I T O R I C H M O N D San Francisco Bay I-580 I-80 Macdonald Gateway Del Norte BART Station Mid-town/ Civic Center Plaza City Limit Waterbodies Existing Parks Character Area Plan Area between the Character Areas ---PAGE BREAK--- v i s i o n a n d p r i n c i p l e s S E P T E M B E R 2 0 1 0 I 37 The Vision for San Pablo Avenue The heart of El Cerrito and an important artery for Richmond, San Pablo Avenue is a vibrant, cohesive and community-strengthening corridor that serves existing and new residents, businesses, commut ers and visitors. Its new residential, commercial and civic uses and activities are linked by easy and safe cross-avenue connections, increasing the corridor’s activity, vitality and prosperity. The character of this East Bay “gem” is cohesive while allowing for variations and unique elements. LAND USES New mixed-use, retail and office development is targeted at key nodes along the Avenue, which pro vides large and regional-serving uses. New housing between and at that the nodes boosts the Avenue’s vitality, supports increased transit usage, and builds the local market for new retail and commercial uses. A wide variety of housing types provides opportunities for residents of all family sizes, ages and income levels. Higher intensity transit oriented development characterizes the areas around the Del Norte and El Cerrito Plaza BART Stations. New units of ground floor “flex space”along the Avenue allows for conver sion between residential, retail or office space depending on market demand, providing flexibility that supports the economic strength of the corridor. CHARACTER High-quality, well-designed buildings make for a beautiful and distinct built environment. Large win dows, outdoor seating, and frequent entries along the ground floor encourage pedestrian activity. Upper floors step back, allowing sunlight to reach pedestrians and preserve a human-scale along the street. Structures maximize passive solar heating, and incorporate green design features, such as solar panels and storm water cisterns that help minimize their ecological footprint. STREETS San Pablo Avenue is oriented to provide an improved environment that encourages walking, biking, and transit use. San Pablo is a safe, attractive street, with wide sidewalks, trees, lighting and other amenities supporting a healthy pedestrian environment. Sustainable street design elements are incorporated into the infrastructure, supporting the environmental and ecological commitment of the community. While San Pablo Avenue is a bustling, pedestrian-oriented place, the Ohlone Greenway runs parallel to the street, providing a safe and more natural environment for bicyclists and pedestrians. Key east-west con nections are designed to better balance the demands of autos, bicyclists and pedestrians. Intersection improvements improve cross-avenue connectivity, and new streets, pedestrian connections, and alleys break up large blocks, enhancing walkability of the plan area. TRANSIT Bus lines and BART are key modes of transportation for residents and commuters. New projects at the Del Norte and El Cerrito Plaza BART Stations areas maximize the proximity to transit with a concentra tion of new housing, retail and office uses, as well as a variety of gathering spaces and plazas. Stream lined bus routes around the Del Norte BART Station area optimize the station as a local and regional transit hub. This transit orientation enhances the sustainability and livability of a transformed San Pablo Avenue. ---PAGE BREAK--- v o l u m e I c h a p t e r t h r e e 38 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T A FUTURE WALK DOWN THE AVENUE A walk down San Pablo Avenue in the future reveals a pedestrian-friendly and economically viable corridor that blends the old and new uses along its length. The Macdonald Gateway area announces the entry into the City of Richmond to the north and west and the City of El Cerrito to the south. New landmark buildings anchor the corners of the intersection with active ground floor uses and upper floor residences. Significant new open space and creek restoration provide amenities for new residents and the surrounding neighborhoods. The Ohlone Greenway connects with the Richmond Greenway within the new open space, enhancing the pedestrian and bicycle connectivity in the area. The Del Norte BART Station area is a human-scaled, transit-oriented development. The area has vibrant, active streets and new four to six story mixed- use residential, office, and retail buildings infilled on the surface parking lots leverage the area’s significant transit amenities. New promenades, plazas and pedestrian and bicycle connections transform the area’s “super-blocks” into a walkable and pedestrian-friendly environment. Transit-oriented development around the Del Norte BART Station character area will capitalize on the multitude of transit options at the intermodal transit center. The important intersection at Macdonald Avenue and San Pablo Avenue will be highlighted with gateway buildings and features. ---PAGE BREAK--- v i s i o n a n d p r i n c i p l e s S E P T E M B E R 2 0 1 0 I 39 The Mid-town/Civic Center area blends public and residential uses in a neighborhood that includes new residences, links to parks and open space, live-work, flex space and small commercial opportunities. New uses in the Mid-town/Civic Center character area build on the “green” high- quality new development of the El Cerrito City Hall, while respecting the scale of surrounding neighborhoods. The Plaza area serves as a transit-oriented “downtown” for El Cerrito that capitalizes on the proximity to the El Cerrito BART Station. New development builds off of the energy of the renovated Cerrito Theater, bringing retail opportunities and residential units to the area. New development includes pedestrian-oriented ground floor retail that transitions in scale as it approaches surrounding uses and areas. The places between character areas are also important to San Pablo Avenue’s vitality. These stretches include less intense development that is primarily composed of residential, flex space and small-scale commercial uses. Building heights and massing vary in response to the surrounding context, provide emphasis to activity areas, and incorporate medium-intensity uses while being sensitive to adjacent neighborhoods. A strong pedestrian environment with wide sidewalks, street trees and lush landscaping will help distinguish the Mid-town/Civic Center character area. New mixed-use development will bring residents and retail activity to the Plaza character area. ---PAGE BREAK--- v o l u m e I c h a p t e r t h r e e 40 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T PLANNING PRINCIPLES Developed with input from the Advisory Committee and community, the planning principles provide the foundation for improvements to enhance the Avenue’s overall vitality. The principles serve as a construct upon which the specific goals, policies and design recommendations detailed in the Specific Plan are based. Balanced transportation modes provide options for mobility. Improvements to circulation routes increase safety for pedestrians and bicyclists. Universal accessibility ensures a safe and efficient circulation experience for everyone. Parking management strategies. Increase pedestrian, bicycle, and transit use. Reduce traffic and greenhouse gas emissions. CIRCULATION An appropriate mix of land uses supports economic viability, walking, bicycling, and transity use. A range of housing types and affordability provides for diversity and inclusivity. Phased development sequences improvements with market demand and funding availability. Intensification of uses on strategic sites maximizes proximity to transit. A mix of transit-oriented land uses bolsters transit ridership, reduces congestion and supports sustainability efforts. A mix of neighborhood serving uses for local residents. LAND USE ---PAGE BREAK--- v i s i o n a n d p r i n c i p l e s S E P T E M B E R 2 0 1 0 I 41 San Pablo Avenue A VIBRANT, COHESIVE AND COMMUNITY-STRENGTHENING CORRIDOR Human-scale buildings contribute to a pedestrian- friendly environment. Context-sensitive design builds distinct community character and a sense of place. Appropriate height and massing creates transitions between existing neighborhoods and new development. High-quality design creates a varied and engaging experience along the corridor. Ecologically-friendly design supports sustainability efforts. Consistant design standards and cohesion between El Cerrito and Richmond. URBAN DESIGN INFRASTRUCTURE Innovative green infrastructure supports sustainability efforts. A range of programs and facilities provides engaging experiences for people of different ages, backgrounds and abilities. New connections link existing and new open spaces and community facilities. COMMUNITY FACILITIES ---PAGE BREAK--- THE BEST STREETS CREATE AND LEAVE STRONG, LASTING IMPRESSIONS; THEY CATCH THE EYES AND THE IMAGINA TION. THEY ARE JOYFUL PLACES TO BE, AND GIVEN A CHANCE ONE WANTS TO RETURN TO THEM. THE BEST STREETS CONTINUE, ARE LONG LIVED. Allan Jacobs. Great Streets. (Cambridge: MIT Press, 1993) A GREAT STREET SHOULD BE A MOST DESIRABLE PLACE TO BE, TO SPEND TIME, TO LIVE, TO PLAY, TO WORK, AT THE SAME TIME THAT IT MARKEDLY CON TRIBUTES TO WHAT A CITY SHOULD BE. STREETS ARE SETTINGS FOR ACTIVITIES THAT BRING PEOPLE TOGETHER. - Allan B. Jacobs Great Streets, (Cambridge: MIT Press, 1993), 8