Full Text
specific plan September 2010 City of El Cerrito and City of Richmond • san pablo avenue VOLUME II i. land use, zoning and community facilities ii. design guidelines iii. transportation and infrastructure iv. implementation ---PAGE BREAK--- ---PAGE BREAK--- san pablo avenue specific plan Prepared by In Association with Bay Area Economics Fehr & Peers Nolte Engineering Wagstaff and Associates September 2010 VOLUME II i. land use, zoning and community facilities ii. design guidelines iii. transportation and infrastructure iv. implementation ---PAGE BREAK--- ---PAGE BREAK--- table of contents I LAND USE, ZONING AND COMMUNITY FACILITIES 1 Land Use and Zoning 2 Building Prototypes 13 Community Facilities 23 II DESIGN GUIDELINES 31 Site Design and Planning of the Private Realm 32 Site Design and Planning of the Public Realm 50 III TRANSPORTATION AND INFRASTRUCTURE 71 Transportation 72 Infrastructure 83 IV IMPLEMENTATION 93 General Plan Consistency 94 Plan Administration 95 Phasing Strategy 95 Financing Strategy 100 ---PAGE BREAK--- IT IS WONDERFULLY ENCOURAGING THAT PLACES PEOPLE LIKE BEST OF ALL, FIND LEAST CROWDED, AND MOST RESTFUL ARE SMALL SPACES MARKED BY A HIGH DENSITY OF PEOPLE AND A VERY EFFICIENT USE OF SPACE. -William H. Whyte The Social Life of Small Urban Spaces (The Conservation Foundation, 1979), 101 ---PAGE BREAK--- CHAPTER ONE S E P T E M B E R 2 0 1 0 I 1 IN THIS CHAPTER... Land Use and Zoning Building Prototypes Community Facilities The land use and zoning chapter provides the regulatory foundation for growth within the San Pablo Avenue Specific plan area. Land use goals and policies establish the City’s approach to the overall type and location of development and directly support the vision and principles presented in Volume I, Chapter 3 Vision and Principles. The land use and zoning concept supports the establishment of the four character areas and activity nodes by targeting mixed-use and retail uses within them to maximize their transit-oriented development potential. The zoning for areas between the character areas is directed towards infill of residential development that will support the commercial uses of the activity nodes. Market-friendly building prototypes with design concepts are also included that support the goals of the specific plan. The final part of the chapter focuses on the impacts of new development on parks, schools, and fire and safety services and how these impacts will be addressed. land use, zoning and community facilities ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 2 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 LAND USE AND ZONING GOALS AND POLICIES LU-1 Maximize the proximity to the two BART stations and other transit options along the length of the Avenue to increase ridership and contribute to reductions in greenhouse gas emissions by creating high-intensity, mixed- use communities around the stations and by sensitively integrating the area with the sur rounding neighborhoods. LAND USE AND ZONING The goals set forth in this chapter are the overall and ultimate purposes and aims towards which the cities of El Cerrito and Richmond will direct their efforts through the Specific Plan. The policies support each of the goals with specific statements of principle and guiding actions that the cities will follow in order to meet its goals. The land use goals and zoning regulations and policies along the Avenue are designed to establish a consistent approach by the cities of El Cerrito and Richmond for new investment. By simplifying and streamlining the land use designations within the plan area, the cities can pursue projects and improvements that are based on a single set of standards and guidelines, thus creating a more cohesive Avenue. LU-1.1 Create vibrant, mixed-use, transit- oriented development districts adjacent to the two BART stations. LU-1.2 Foster an engaging street environment with activated ground floor uses and “eyes on the street” through the use of upper floor residential uses. LU-1.3 Provide additional housing opportunities, including multi-family and affordable housing, within walking distance of the BART stations. LU-1.4 Incentivize the provision of elderly and disabled housing by amending the El Cerrito Incentive Program to allow average project densities up to 85 du/ac, or up to 100 du/ac, if services are provided. Include provisions in the Richmond Zoning Code as it is updated for similar average project densities for elderly and disabled persons’ housing, if services are provided. ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 3 LU-2 Respect the scale and character of existing residential neighborhoods and enhance their connections to each other and the transit hubs. LU-3 Create and maintain a vibrant, functional and economically-viable corridor that provides City and neighborhood-supporting uses. LU-4 Establish a consistent approach to land use along the entire Avenue, while encour aging variety in the scale and design of new development. LU-2.1 Provide services and amenities that meet the needs of transit riders, local residents, employees, students and visitors. LU-2.2 Provide land uses that accommodate both City-wide and locally-oriented retail opportunities for different consumers to patronize within the plan area. LU-2.3 Create an integrated network of open spaces and pathways that connect different neighborhoods and character areas to each other and to transit facilities. LU-3.1 Activate significant intersections along San Pablo Avenue with ground floor retail uses that animate key pedestrian corridors. LU-3.2 Prioritize new mixed-use and commercial uses to be located at the four character areas and new residential between the character areas. LU-3.3 Allow local-serving uses such as gas stations and auto repair shops in areas between the character areas to provide valuable services to the surrounding communities. LU-4.1 Maintain unified standards for development within the two jurisdictions on either side of San Pablo Avenue. LU-4.2 Provide flexibility in allowable land development types to maintain market viability depending on market conditions. LU-4.3 Allow for a broad mix of uses that can support a healthy environment. LU-4.4 Streamline the number of existing land use and zoning designations that are applied in the plan area. ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 4 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 Land Use Designations To accomplish the land use goals and policies, the Specific Plan is consistent with the existing land use designations under the 1998 El Cerrito General Plan and with the preferred land use alternative designations identified for the ongoing Richmond General Plan Update. The five existing land use designations from the El Cerrito General Plan include: mixed-use commercial, low density residential, high density residential, institutional and utilities, and parks and open space. The five land use designations proposed under the preferred land use alternative for the Richmond General Plan include: medium-intensity mixed- use (gateway and/or community node), medium- intensity mixed-use commercial emphasis, medium density residential, regional commercial mixed-use, and parks and recreation (see Figure 1.1). The majority of the parcels on the El Cerrito side of the plan area are designated in the General Plan as mixed-use commercial, which provides the maximum amount of flexibility for new improvements and investment. Other designations, such as low and medium density residential, are also identified on parcels as they transition from San Pablo Avenue into adjacent neighborhoods. Institutional and utilities are designated on government properties, such as El Cerrito City Hall, in the Mid-town/Civic Center character area. Within Richmond, the majority of the parcels along the west side of the Avenue are designated medium-intensity mixed-use commercial emphasis to support mixed-use development and an activated street environment. The parcels at the Macdonald Gateway are designated medium-intensity mixed-use (gateway and/or community node) to support the area’s unique role for the City of Richmond. A small number of parcels are designated for other uses to be compatible with surrounding development, including medium-density residential and regional commercial mixed-use along Central Avenue. Also included are a few parcels designated under the parks and recreation land use designation. ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 5 RICHMOND ST KEY BLVD NORVELL ST SCHMIDT LN NAVELLIER ST SAN JOAQUIN ST S 55TH ST MANILA AVE STOCKTON AVE BLAKE ST SAN MATEO ST PORTOLA DR DONAL AVE BAYVIEW AVE GLADYS AVE LINCOLN AVE POMONA AVE WALDO AVE ALBEMARLE ST SUTTER AVE FRESNO AVE JORDAN A VE SCOTT ST MONTEREY ST S 47TH ST HAGEN BLVD CUTTING BLVD NEVIN AVE CLAYTON AVE HILL ST ALVA AVE KNOTT AVE AVIS DR LAWRENCE ST CARL AVE C E NTRAL A VE VAN FLEET AVE SANTA CRUZ AVE CARQUINEZ AVE HUNTINGTON AVE TAMALPAIS AVE SHASTA ST BERK AVE BUTTE ST SAN JOSE AVE S 52ND ST KEARNEY ST FALL AVE GANGES ST ISABEL ST CYPRESS AVE GATELY AVE PIERCE ST YOSEMITE AVE S 56TH ST MERCED ST S 45TH ST GATTO AVE EL DORADO ST MARIPOSA ST MONO AVE ALAMEDA AVE CREELY AVE HARPER ST J ACUZZI S T S 59TH ST L A GUNI T A S A VE CONLON AVE S 58TH ST SAN BENITO ST HARTNETT AVE BELMONT AVE MENDOCINO ST AVILA ST FERN ST S 50TH ST JEFFERSON AVE OVEREND AVE WILSON AVE MADISON AVE TULARE AVE SNOWDON AVE COLU MBIA AVE M IR A V ISTA D R FALLON AVE CARLSTON ST GLEN MAWR AVE CARLOS AVE RYDIN RD S 57TH ST LIBERTY ST ELLS ST WESLEY AVE LASSEN ST PI NE HU RST SCHOOL AVE HUDSON ST SANTA CLARA AVE FRAY AVE STATE AVE OSCAR ST TAFT AVE TERRACE WALNUT ST ORCHARD AVE JULIAN DR OAK ST RIVERA ST LUDWIG AVE CAMPBELL ST KENILWORTH AVE PLANK AVE SEAVIEW PL WALL AVE KENT DR S 49TH ST EASTSHORE BLVD SAN LUIS ST LEXINGTON AVE SP Y G LASS SCENIC ST PLACER ST PANAMA AVE CEDAR ST DIMM ST CABRILLO ST ALTA PUNTA ST MADERA DR TEHAMA AVE WENK AVE F ST SANTA CLARA ST EUREKA AVE 46TH ST 45TH ST REID CT BISSELL AVE EDITH ST WALDO LN MOUND AVE A R N O CT DOW NEY P L MODOC AVE M A D E RA CIR PLUMAS AVE VICTORIA ST YOLO AVE FAIRVIEW AVE GLORIA ST S 46TH ST CASTILLA AVE HOTCHKISS A SACRAMENTO AVE CORONADO ST GORDON AVE BURLINGAME AVE JUL I A N C T MANOR CIR STATE CT BELL CT MORRIS AVE P E B B L E BEA C H DR MADERA CT NAPA ST PRATHER AVE PLAZA WY HERSHEY CT MC LAUGHLIN ST TAHOE PL WALL AVE ESCUELA CT WILLOW ST MAIDEN LN HARVARD ST POMONA CT PINEHURST BREWSTER CT SACRAMENTO AVE SANTA CLARA ST MADISON AVE S 47TH ST MARIPOSA ST S 49TH ST VAN FLEET AVE KEARNEY ST LEXINGTON AVE EVERETT ST KEARNEY ST PANAMA AVE S 49TH ST LEXINGTON AVE SAN JOSE AVE MERCED ST SAN LUIS ST PLUMAS AVE EUREKA AVE MODOC AVE HARVARD ST H U N T I N G TO N AVE EU BURLINGAME AVE BAYVIEW AVE S 57TH ST LIBERTY ST HIGHLAND AVE JUNCTION AVE COLUMBIA AVE ELM ST NORVELL ST FRESNO AVE COLUSA AVE S 45TH ST EVERETT ST LIBERTY ST TEHAMA AVE MIRA VISTA DR LIBERTY ST KEARNEY ST S 45TH ST SANTA CLARA AVE SANTA CLARA ST CYPRESS AVE S 56TH ST WALL AVE SAN PABLO AVE SAN PABLO AVE CARLSON BLVD POTRERO AVE POTRERO AVE CENTRAL AVE MOESER LN CUTTING BLVD AR LI NG TON BLVD ASHBURY AVE FAIRMOUNT AVE BART - Richmond Line Ohlone Greenway MACDONALD AVE Hillside Natural Area Mira Vista Country Club & Golf Hillside Natural Area Castro Park Booker T. Anderson, Jr. Park Cerrito Vista Park Canyon Trail Park Point Isabel Regional Shoreline Eastshore State Park Casa Cerrito Rec Center El Cerrito Plaza BART Station El Cerrito del Norte BART Station El Cerrito City Hall 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 Figure 1.1 General Plan Land Use Designations Parks outside Plan Area Ohlone Greenway Future Richmond Greenway BART Alignment Waterbodies Freeway ! BART Station City Limits 0 FEET 1000 2000 N Parks and Open Space Institutional and Utilities Low Density Residential High Density Residential Mixed-Use Commercial City of El Cerrito Medium-Intensity Mixed-Use (Commercial Emphasis) Parks and Recreation Medium-Density Residential Regional Commercial Mixed-Use Medium-Intensity Mixed-Use (Gateway and/or Community Node) City of Richmond* * Land use designations based on Preferred Land Use Alternative from 2009 Richmond General Plan Update ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 6 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 El Cerrito General Plan Land Use Designations MIXED-USE COMMERCIAL This designation is intended for all types of commercial uses, most types of residential uses, and/or a combination of the two. The designation is intended to encourage ground floor, pedestrian-friendly uses with upper floor residential and commercial uses, as well as single-use residential, including rowhouses and condominiums. LOW DENSITY RESIDENTIAL The low density residential land use designation is intended to promote and protect single family neighborhoods. HIGH DENSITY RESIDENTIAL The high density residential land use designation is intended to provide opportunities for multiple- family residential development in a high quality environment. INSTITUTIONAL AND UTILITIES The institutional and utilities designation is intended for public and privately owned lands, such as private electrical, gas, water and telecommunications utilities, schools, and City, County, State and Federal facilities. PARKS AND OPEN SPACE The parks and open space designation is intended for open space areas and activities that include trails, environmentally sensitive lands and habitats, creeks and creek restoration, City parks and recreation facilities. ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 7 Richmond General Plan Land Use Designations MEDIUM-INTENSITY MIXED-USE (GATEWAY AND/ OR COMMERCIAL NODE) This designation is intended to support mid- rise mixed-use development at key community nodes and gateways. The designation strongly encourages ground floor commercial development with pedestrian-oriented building design and setbacks that allow for public amenities. MEDIUM-INTENSITY MIXED-USE (COMMERCIAL EMPHASIS) The medium-intensity mixed-use (commercial emphasis) designation is intended for mixed- use development with commercial uses at the ground floor, and with live-work and single-use development allowed. MEDIUM-DENSITY RESIDENTIAL This designation includes single and multi-family housing types such as townhomes and stacked flats. REGIONAL COMMERCIAL MIXED-USE The regional commercial mixed-use designation is intended for pedestrian-friendly mixed-use development, with office, retail and residential uses allowed. PARKS AND RECREATION The parks and recreation designation includes publicly-owned local and regional parks, as well as privately-owned recreational facilities. Small-scale recreation-supporting uses are also allowed. ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 8 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 Zoning Overlays The following Specific Plan zoning overlays are intended to promote coordinated and cohesive site planning and design that maximizes transit- supportive development, enhances the residential population along the corridor, and encourages pedestrian, bicycle and transit use rather than exclusive automobile access to employment, services, and residences (see Figure 1.2). This section presents standards to guide the development of the private realm in the plan area by zoning code. The allowable FAR refers to new commercial buildings and the maximum density identified refers to new residential development. For mixed-use development, a project may calculate maximum allowable FAR and density for new commercial and residential development based on the gross acreage of the site. Each description of the Specific Plan Zoning overlay includes: • Uses; • Development Intensity Range Requirements; • Height Requirements; and • Parking Requirements. For additional standards and guidelines relating to design and development of the private realm, refer to Volume II, Chapter 2 Design Guidelines. Specific uses and additional development requirements allowed within each overlay will be identified in each city’s zoning code list of permitted uses. SPA-1 Overlay The SPA-1 overlay allows for moderate intensity residential and mixed-use development at gateways to the cities of Richmond and El Cerrito. USES This designation allows mixed-use, commercial and residential uses. Allowable uses include multi- family apartments, condominiums, townhomes, rowhouses, courtyard homes and cluster housing. Commercial uses should be prioritized on parcels at intersections. Prohibited uses include industrial uses, used automobile/vehicle sales and auto repair services, and storage and warehouses. DEVELOPMENT INTENSITY RANGE • Require the average of project densities to be between 30 and 50 du/ac. • Establish maximum average project FAR at 2.0. For projects with FAR greater than 2.0, additional environmental analysis may be required. HEIGHT REQUIREMENTS • Allow heights up to 55 feet. • Ensure the first floor of commercial structures are at least 15 feet in interior or ceiling height. PARKING REQUIREMENTS • Allow no more than one parking space for every 500 square feet of commercial space. • Allow no fewer than one and no more than 1.5 parking spaces for every residential unit. • Parking requirements for affordable and senior units are identified in each City’s Zoning Code. ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 9 RICHMOND ST KEY BLVD NORVELL ST SCHMIDT LN NAVELLIER ST SAN JOAQUIN ST S 55TH ST MANILA AVE STOCKTON AVE BLAKE ST SAN MATEO ST PORTOLA DR DONAL AVE BAYVIEW AVE GLADYS AVE LINCOLN AVE POMONA AVE WALDO AVE ALBEMARLE ST SUTTER AVE FRESNO AVE JORDAN A VE SCOTT ST MONTEREY ST S 47TH ST HAGEN BLVD CUTTING BLVD NEVIN AVE CLAYTON AVE HILL ST ALVA AVE KNOTT AVE AVIS DR LAWRENCE ST CARL AVE C E NTRAL A VE VAN FLEET AVE SANTA CRUZ AVE CARQUINEZ AVE HUNTINGTON AVE TAMALPAIS AVE SHASTA ST BERK AVE BUTTE ST SAN JOSE AVE S 52ND ST KEARNEY ST FALL AVE GANGES ST ISABEL ST CYPRESS AVE GATELY AVE PIERCE ST YOSEMITE AVE S 56TH ST MERCED ST S 45TH ST GATTO AVE EL DORADO ST MARIPOSA ST MONO AVE ALAMEDA AVE CREELY AVE HARPER ST J ACUZZI S T S 59TH ST L A GUNI T A S A VE CONLON AVE S 58TH ST SAN BENITO ST HARTNETT AVE BELMONT AVE MENDOCINO ST AVILA ST FERN ST S 50TH ST JEFFERSON AVE OVEREND AVE WILSON AVE MADISON AVE TULARE AVE SNOWDON AVE COLU MBIA AVE M IR A V ISTA D R FALLON AVE CARLSTON ST GLEN MAWR AVE CARLOS AVE RYDIN RD S 57TH ST LIBERTY ST ELLS ST WESLEY AVE LASSEN ST PI NE HU RST SCHOOL AVE HUDSON ST SANTA CLARA AVE FRAY AVE STATE AVE OSCAR ST TAFT AVE TERRACE WALNUT ST ORCHARD AVE JULIAN DR OAK ST RIVERA ST LUDWIG AVE CAMPBELL ST KENILWORTH AVE PLANK AVE SEAVIEW PL WALL AVE KENT DR S 49TH ST EASTSHORE BLVD SAN LUIS ST LEXINGTON AVE SP Y G LASS SCENIC ST PLACER ST PANAMA AVE CEDAR ST DIMM ST CABRILLO ST ALTA PUNTA ST MADERA DR TEHAMA AVE WENK AVE F ST SANTA CLARA ST EUREKA AVE 46TH ST 45TH ST REID CT BISSELL AVE EDITH ST WALDO LN MOUND AVE A R N O CT DOW NEY P L MODOC AVE M A D E RA CIR PLUMAS AVE VICTORIA ST YOLO AVE FAIRVIEW AVE GLORIA ST S 46TH ST CASTILLA AVE HOTCHKISS SACRAMENTO AVE CORONADO ST GORDON AVE BURLINGAME AVE JUL I A N C T MANOR CIR STATE CT BELL CT MORRIS AVE P E B B L E BEA C H DR MADERA CT NAPA ST PRATHER AVE PLAZA WY HERSHEY CT MC LAUGHLIN ST TAHOE PL WALL AVE ESCUELA CT WILLOW ST MAIDEN LN HARVARD ST POMONA CT PINEHURST BREWSTER CT SACRAMENTO AVE SANTA CLARA ST MADISON AVE S 47TH ST MARIPOSA ST S 49TH ST VAN FLEET AVE KEARNEY ST LEXINGTON AVE EVERETT ST KEARNEY ST PANAMA AVE S 49TH ST LEXINGTON AVE SAN JOSE AVE MERCED ST SAN LUIS ST PLUMAS AVE EUREKA AVE MODOC AVE HARVARD ST H U N T I N G TO N AVE E BURLINGAME AVE BAYVIEW AVE S 57TH ST LIBERTY ST HIGHLAND AVE JUNCTION AVE COLUMBIA AVE ELM ST NORVELL ST FRESNO AVE COLUSA AVE S 45TH ST EVERETT ST LIBERTY ST TEHAMA AVE MIRA VISTA DR LIBERTY ST KEARNEY ST S 45TH ST SANTA CLARA AVE SANTA CLARA ST CYPRESS AVE S 56TH ST WALL AVE SAN PABLO AVE SAN PABLO AVE CARLSON BLVD POTRERO AVE POTRERO AVE CENTRAL AVE MOESER LN CUTTING BLVD AR LI NG TON BLVD ASHBURY AVE FAIRMOUNT AVE BART - Richmond Line Ohlone Greenway MACDONALD AVE Hillside Natural Area Mira Vista Country Club & Golf Hillside Natural Area Castro Park Booker T. Anderson, Jr. Park Cerrito Vista Park Canyon Trail Park Point Isabel Regional Shoreline Eastshore State Park Casa Cerrito Rec Center El Cerrito Plaza BART Station El Cerrito del Norte BART Station El Cerrito City Hall El Cerrito Plaza Del Norte Place Former Albertson's Site The Village at Town Center 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 Figure 1.2: Zoning Overlays 0 FEET 1000 2000 N Parks outside Plan Area Ohlone Greenway Future Richmond Greenway BART Alignment City Limits Waterbodies Freeway ! BART Station SPA-2 SPA-3 SPA-4 SPA-5 SPA-1 ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 10 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 SPA-2 Overlay The SPA-2 overlay supports increased intensity of development around the Del Norte and El Cerrito BART stations. It encourages a mix of moderate to high density residential and mixed- use development within a ¼ to a ½-mile radius of the BART stations. USES This designation allows mixed-use, commercial and residential uses, including multi-family apartments and condominiums. Commercial uses should be prioritized on parcels at intersections but are allowed throughout the area. Pedestrian- oriented retail should be emphasized directly adjacent to the BART station. “Flex” spaces should be encouraged for ground floors of mixed- use buildings to allow office or retail depending on market demand. Prohibited uses include industrial uses, used automobile/vehicle sales and services, and storage and warehouses. DEVELOPMENT INTENSITY RANGE • Average project densities must be between 40 to 70 du/ac. • Establish maximum average project FAR at 2.0. For projects with FAR greater than 2.0, additional environmental analysis may be required. HEIGHT REQUIREMENTS • Allow heights up to 65 feet. • Require a minimum height of 45 feet. • Ensure the first floor of commercial structures are at least 15 feet in interior or ceiling height. PARKING REQUIREMENTS • Allow no more than one parking space for every 500 square feet of commercial space. • Allow no more than one parking space for every residential unit. • Parking requirements for affordable and senior units are identified in each City’s Zoning Code. SPA-3 Overlay The SPA-3 overlay allows for moderate intensity residential and mixed-use development to enhance the residential community around the Civic Center and integrate with existing adjacent residential neighborhoods. USES This designation allows mixed-use, commercial and residential uses. Allowable uses include townhomes, rowhouses, multi-family apartments and condominiums. Retail and commercial uses should be prioritized along San Pablo Avenue and at the corners of significant intersections. ‘Flex’ spaces should be encouraged for ground floors of mixed-use buildings to allow office or retail uses depending on market demand. Prohibited uses include industrial uses, used automobile/vehicle sales and services, and storage and warehouses. DEVELOPMENT INTENSITY RANGE • Require the average project densities to be between 20 and 45 du/ac. • Establish maximum average project FAR at 2.0. For projects with FAR greater than 2.0, additional environmental analysis may be required. ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 11 HEIGHT REQUIREMENTS • Allow heights up to 45 feet. • Ensure the first floor of commercial structures are at least 15 feet in height. PARKING REQUIREMENTS • Allow no more than one parking space for every 500 square feet of commercial space. • Allow no fewer than one and no more than 1.5 parking spaces for every residential unit. • Parking requirements for affordable and senior units are identified in each City’s Zoning Code. SPA-4 Overlay The SPA-4 overlay allows for moderate intensity commercial and mixed-use development at significant intersections along the corridor, and requires retail uses at the ground floor. USES This designation allows mixed-use and commercial uses. Commercial uses are required along San Pablo Avenue and at corners of significant intersections. Commercial uses can include retail sales, personal services, eating and drinking establishments, business and professional offices, and medical and dental offices. ‘Flex’ spaces should be encouraged for ground floors of mixed-use buildings to allow office or retail uses depending on market demand. Residential uses are allowed on upper floors or as parcels transition off of the Avenue. Prohibited uses include industrial uses, storage and warehouses, and used automobile/vehicle sales and services. DEVELOPMENT INTENSITY RANGE • Require the average project densities to be between 25 and 45 du/ac. • Establish maximum average project FAR at 2.0. For projects with FAR greater than 2.0, additional environmental analysis may be required. HEIGHT REQUIREMENTS • Allow heights up to 35 feet. • Encourage the the first floor of commercial structures to be approximately 15 feet in interior or ceiling height. PARKING REQUIREMENTS • Allow no more than one parking space for every 300 square feet of commercial space. • Allow no more than two parking spaces for every residential unit. • Parking requirements for affordable and senior units are identified in each City’s Zoning Code. ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 12 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 SPA-5 Overlay The SPA-5 overlay allows for moderate intensity residential, commercial, mixed-use and auto- oriented uses that support the higher intensity character areas and surrounding neighborhoods. USES This designation allows mixed-use, commercial, residential and auto-oriented uses. ‘Flex’ spaces should be encouraged for ground floors of mixed-use buildings to allow office or retail uses depending on market demand. Prohibited uses include industrial uses. DEVELOPMENT INTENSITY RANGE • Require the average project densities to be between 20-45 du/ac. • Establish maximum average project FAR at 2.0. For projects with FAR greater than 2.0, additional environmental analysis may be required. HEIGHT REQUIREMENTS • Allow heights up to 35 feet. • Encourage the first floor of commercial structures to be approximately15 feet in height. PARKING REQUIREMENTS • Allow no more than one parking space for every 500 square feet of commercial space. • Allow no fewer than one and no more than 1.5 parking spaces for every residential unit. • Parking requirements for affordable and senior units are identified in each City’s Zoning Code. ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 13 BUILDING PROTOTYPES The following building prototypes represent some, but not all, examples of potential development types that are compatible with the land use and zoning designations for the Avenue. The building prototypes represent a combination of market-friendly, transit-oriented and flexible development types. The market- friendly prototypes have been determined to be feasible developments from an economic perspective (Additional information on the market feasibility analysis that was conducted for the Specific Plan can be found in Volume III Technical Appendices). The building prototypes also include building types that capitalize on the proximity to the multi-modal BART stations, and that allow for a variety of uses depending on market demand. Each prototype design guideline addresses orientation and layout, massing and setbacks, building articulation, parking and ecological considerations. The various building prototypes may be included throughout the plan area provided they adhere to the densities, intensities, and heights as specified by the zoning overlays. The following building prototypes are included: • Rowhouses and Townhomes; • Live-Work Units; • Mixed-Use Buildings; and • Commercial Buildings. Potential development prototypes include mixed-use with retail and office space. ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 14 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 Orientation and Layout • Ensure ADA accessible units, with ramped entries and/or elevator options. • Ensure at least 10 percent have universal ac cess. • Maximize the number of units and building entries fronting the street to provide maximum “eyes on the street”. • Configure residential developments so that the majority of units minimize exposure to the south-west and west sun while still allowing plenty of light and ventilation from at least two sides in each unit. • Configure rowhouses and townhomes to face San Pablo Avenue, the Ohlone Greenway, or pedestrian pathways and courtyards that open onto San Pablo Avenue. • Prohibit curbouts and vehicular access to rowhouses and townhomes off of San Pablo Avenue. • When oriented around courtyards, provide multiple entrances and windows to the com mon courtyard from all residential courtyard buildings and San Pablo Avenue. • In an open courtyard arrangement, encourage courtyard to open up to the south to maximize sun exposure. Rowhouses and Townhomes Varying facades and roof lines creates and articulated street edge. Rowhouse and townhome prototype ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 15 Orient rowhouses and townhomes along promenades, greenways and pedestrian pathways to enhance the pedestrian realm. Massing and Setbacks • Allow two to three-story buildings. • Ensure 15 to 25 feet deep front setbacks for each unit to allow for open spaces for garden ing, barbecuing, etc. • Encourage variation in front setback depth to enrich the pedestrian experience. • Design front setbacks to allow maximum op portunities for interaction between residents and neighbors with strategies such as low fences. • Encourage the planting of trees within front setbacks, three to five feet from the edge of adjoining parcel lines, to provide shade and privacy to pedestrians and residents. • Step back upper floors of townhomes and row houses to create opportunities for balconies. Building Articulation • Articulate the front facades with a of windows and other elements, including porch es, stoops and balconies. • Create variations in building elements, includ ing roof silhouettes, proportion of fenestration, and colors in adjoining residential units. • Allow porches and balconies within the front setbacks. • Allow upper story balconies to protrude four to six feet from the building edge. • Articulate property edges with fences and landscaping. Ensure fences and shrubs are no more than three feet high. Parking • Encourage tuck-under parking garage or car port within each unit accessed from rear alleys. • Allow for tandem garage spaces within units. Ecological Considerations • Encourage the use of solar panels to provide alternative methods of energy generation. • Encourage the use of disconnected drain spouts to maximize natural drainage and mini mize runoff to the stormwater system. • Encourage coordination with adjacent devel opments to receive community group dis counts on solar panels or green roofs. • Encourage roof top gardens. Rowhouses and Townhomes (cont.) ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 16 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 Live-Work Units Orientation and Layout • Ensure ADA accessible units, with ramped entries and/or elevator options. • Maximize the number of units and building entries fronting the street to provide maximum “eyes on the street”. • Configure residential developments so that the majority of units minimize exposure to the south-west and west sun while still allowing plenty of light and ventilation from at least two sides in each unit. • Orient live-work units to face San Pablo Avenue, the Ohlone Greenway, or pedestrian pathways and courtyards that open onto San Pablo Avenue. • Discourage vehicular access to live-work units from San Pablo Avenue. Massing and Setbacks • Provide a 15 feet minimum floor-to-floor height for ground floor live-work units. • Allow two-to three-story buildings. • Allow five to 10-foot deep front setbacks to provide interaction between the public and private realms. • Allow the setbacks to accommodate archi tectural elements, including colonnades and awnings. • Encourage street facing facades to have mini mal stepbacks in upper floors. Live-work prototype. Maximize Street Visibility Rear Parking Access Road and Alleys Allow Upper-Story Balconies to Protrude within the Front Setback Articulate Front Facades Accomodate Entry Alcoves ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 17 Building Articulation • Articulate front facades with big double height windows, awnings, columns, colonnades, etc. • Allow upper story balconies to protrude four to six feet from the building edge. • Accommodate elements, such as colonnades in the front setbacks that provide flexibility and can be used as entries and transition zones for residential uses or business entry alcoves, whichever best suits the use of the live-work unit. • Allow awnings and signage to protrude within front setbacks. • Ensure that awnings are not too large or massive as to cast excess shadow on the side walk. • Design the front facade of live-work units to be simple and functional while maintaining the flexibility of retail or residential use. Parking • Provide parking within each unit and/or in shared parking lots in the rear of develop ments. • Provide parking and access to live-work units from side and rear driveways. Ecological Considerations • Encourage the use of solar panels to provide alternative methods of energy generation. • Encourage the use of disconnected drain spouts to maximize natural drainage and mini mize runoff to the stormwater system. • Explore the use of saw-tooth roofs to provide additional opportunities for skylights to allow natural light to enter the units. • Encourage roof top gardens. Live-work units provide a flexible environment for multiple uses. Live-Work Units (cont.) ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 18 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 Orientation and Layout • Ensure ADA accessible units, with ramped entries and/or elevator options. • Allow ground floors of mixed-use buildings to include retail, small office, live/work, and flex spaces. • Design ground floor space to be viable for ei ther office or retail uses, and to easily allow for conversion between the two as market condi tions change. • Orient the front facades of buildings towards the street edge to create a strong building edge that maximizes visibility to commercial uses and provides eyes on the street. • Maximize the number of building entries, espe cially of office and retail businesses, along the façade fronting the major street. Emphasize the primary entry of buildings (e.g. entrance lobby) with vertical elements. • Locate parking behind ground floor uses, ac cessed by side streets, rear streets, or alleys. • For mixed-use buildings, locate the majority of the commercial uses within the building along the edge of the sidewalk. • Configure mixed-use buildings such that their highest intensity fronts onto major streets and is lowest approaching adjacent residential neighborhoods. • For ground floor flex space or live/work units, Orient the flexible space component of the unit towards the public realm of streets and pedes trian pathways to optimize business visibility. • Create ground floor space at least 60 feet in depth to provide sufficient flexibility for ten ants. • Establish minimum interior ceiling heights at 15 feet at the ground floor. Mixed-Use Buildings Mixed-use prototype. Maximize Street Visibility Rear Parking Access Road and Alleys 15’-25’ Front Setbacks for Ground Floor Residential Units 5‘-10’ Front Setbacks for Ground Floor Retail 3-6 Story Buildings Front Articulation Maximize Number of Building Entries ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 19 Massing and Setbacks • Provide five to 10 foot setbacks for ground floor retail, live-work and flex space and com mon area components of buildings and pro vide 15 to 25 foot setbacks for ground floor residential uses. • Utilize front setbacks with a combination of landscaping and spill-out uses, such as the display of goods , cafe-seating, etc. • Provide an ADA accessible pathway within the front setback of mixed-use and residential buildings to connect sidewalks with building entries. • Plant trees and landscaping within front set backs, to provide privacy and shade for pedes trians and residents. Building Articulation • Articulate the front facades with a of windows, both along the ground floor and up per residential floors. • Maximize ground floor transparency to en hance connections between pedestrian and building uses. • Highlight key entries with vertical articulation or distinctive building elements. • Announce key corners with unique designs, such as chamfered corners that are oriented to both streets and corner building elements. • Articulate facades with varying use of materials, colors, stepbacks, overhangs, awnings, balco nies, porches, and stoops. • Where possible, provide variations in building elements, including roof lines, fenestration and color. • Provide distinctive vertical and horizontal ele ments to break up the massing of buildings, and to provide shade and protection from the elements. Mixed-Use Buildings (cont.) Activate the pedestrian realm with ground floor retail and commercial uses. Utilize ground floor space for parking, anchoring commercial and retail uses. ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 20 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 Parking • Allow adjacent on-street parking to contribute towards on-site parking requirements for the commercial component of the buildings. • Encourage special paving treatment in drive way and alley areas with patterns and perme able materials to create a pedestrian-friendly environment. • Provide lighting in podium parking areas to ensure safety. • Provide access to residential units from podium parking areas and from the street. • Explore the use of stacked parking for the resi dential component of the building. • Provide parking via underground or ground floor podium parking if feasible. • Provide access to parking from rear alleys. Ecological Considerations • Allow common shared open spaces, such as rooftop gardens to satisfy open space require ments for new developments. • Provide common shared open spaces for upper floor residential units. • Allow common shared open spaces to be con figured as courtyards and roof gardens. • Provide amenities on common shared open spaces, such as benches, landscaping and barbecue facilities. • Minimize height of buildings on the south side of common open spaces to maximize access to sunlight. • Configure multiple units around a central climate-effective courtyard to capture cool breezes and enhance passive cooling effective ness. • Articulate roofs to maximize effectiveness of catching the sun with solar panels. • Encourage sky lights and light wells where pos sible Alley-loaded parking helps to separate auto and pedestrian access. Design rooftops to serve as common open spaces for residents. Mixed-Use Buildings (cont.) ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 21 Orientation and Layout • Locate the majority of the building facade and community building uses along the street front age. • Locate parking and repair areas behind build ings. • Design ground floor space to be viable for ei ther office or retail uses, and to easily allow for conversion between the two as market condi tions change. • Orient the flexible space component of the unit towards the public realm of streets and pedes trian pathways to optimize business visibility. Massing and Setbacks • Allow 5 to 10 foot setbacks along San Pablo Avenue to allow retail activity to spill onto the public realm, such as outdoor restaurant seat ing and product displays. • Provide public amenities and landscaping within setbacks to enrich the public realm. • Provide stepbacks after three-stories to mini mize shadows on the pedestrian environment and reduce the “canyon effect”. • If possible, provide opportunities for seating and gathering within setback. Commercial Buildings 3 to 6 Stories High Stepbacks After Third Floor Maximize Number of Building Entries Include Vertical Elements and Minor Stepbacks 5’-10’ Setbacks Commercial building prototype. Primary Commercial Facade Rear Parking ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 22 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 Landscaping front setbacks can enrich the public realm. Commercial Buildings (cont.) Building Articulation • Encourage small commercial uses to provide façade transparency with large display win dows. • Provide store front signage that is consistent in location and size with adjacent stores. Minimize signage impacts to the building and promote pedestrian-scaled signage. • Encourage windows, secondary entrances, lighting, and interesting facades to activate side facades of buildings along side-streets. • Maximize building entries along the primary street facade. Emphasize the primary entry of buildings. • Break the mass of some of the long and larger buildings with architectural design elements including vertical elements and variable step backs. Parking • Parking for customers in rear of building rather than on San Pablo Avenue is preferred. • Provide clear and visible signage on San Pablo Avenue to direct vehicles to parking areas. • Locate loading areas in rear or side streets rather than on San Pablo Avenue. • Screen loading and service areas with devices such as parking walls, fences, and trees to mini mize views of parking and loading areas from neighborhood streets. • Locate access to auto-oriented uses off side and rear streets. Where rear and side access to lots is not possible due to lot configurations, allow a maximum of 24-feet wide curb cut on San Pablo Avenue. • Orient auto service bays so they do not front on San Pablo Avenue. • Provide parking for and scooters. Ecological Considerations • Install landscaped planters on surface parking lots to reduce stormwater run-off and soften the hardscape. ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 23 COMMUNITY FACILITIES Community amenities must serve a wide range of users, including residents, transit riders and employees. The following amenities provide the types and characteristics of open spaces within the transit village, and build off of the discussion of open space character in Volume I, Chapter 4 Land Use and Design Concept. Open Space A range of open spaces should exist along the Avenue to serve as amenities for new residents, workers and commuters, as well as residents of surrounding neighborhoods. Open spaces should be utilized to provide recreation opportunities, gathering spaces, and connectivity through new development and between significant destinations within the plan area. . A range of open spaces will help support a livable environment within the plan area. ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 24 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 Parks and Plazas Parks and plazas should play a strong role in the Specific Plan’s framework of open spaces. Given the scale and constrained availability of land within the plan area, each of these open spaces typically will occupy a portion of a block. They can include seating areas, gathering areas, multi-use play areas, children’s play areas, tot lots, gardens and picnic areas. The parks and plazas can range in size but should be a minimum of 1,000 square feet to provide adequate space for gathering spaces, benches and some minor programming. A pocket park should be created in the Macdonald Gateway character area (see Figure 1.3). The park should be designed with a shared use pedestrian and bicycle path that connects the Ohlone and Richmond Greenways. The new neighborhood park could be as large as 1.67 acres and should be developed in conjunction with new development on the parcel. The transit plaza at Del Norte BART should be created at the multi-modal transit station. The plaza should include transit shelters and trees to create a pleasant atmosphere for transit riders, pedestrians and bicyclists. The potential for additional smaller pocket parks and plazas should be explored in conjunction with new developments. Key intersections along San Pablo Avenue should be prioritized for new pocket open spaces in front of new residential developments and could occur at Macdonald Avenue, Cutting Boulevard, Potrero Avenue, Moeser Lane, Stockton Avenue, Central Avenue and Fairmount Avenue. Due to the extreme length of many blocks along the Avenue and due to the irregular block patterns, parks and plazas that provide visual relief and open space opportunities should be provided at regular intervals and ideally every 200 feet. These small open spaces can occur at corners or mid-block, and should be designed to link directly with the Ohlone Greenway. Where pocket parks and plazas connect the Avenue with the Ohlone Greenway, a bicycle trail or path should be provided to improve east- west access for bicycles. Open spaces should be visible from a public street and should incorporate sufficient lighting for nighttime users as well as other safety mechanisms that support a safe and secure environment. ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 25 El Cerrito Plaza BART Station El Cerrito del Norte BART Station SAN PABLO AVE SAN PABLO AVE CARLSON BLVD CARLSON BLVD POTRERO AVE POTRERO AVE CENTRAL AVE MOESER LN CUTTING BLVD AR LI N GTON ASHBURY AVE FAIRMOUNT AVE BART - Richmond Line Ohlone Greenway MACDONALD AVE MANILA AVE PORTOLA DR BAYVIEW AVE EUREKA AVE BURLINGAME AVE COLUMBIA AVE Hillside Natural Area Mira Vista Country Club & Golf Hillside Natural Area Castro Park Booker T. Anderson, Jr. Park Cerrito Vista Park Canyon Trail Park Point Isabel Regional Shoreline Eastshore State Park Casa Cerrito Rec Center 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 Figure 1.3: Open Space Project Area Existing Parks Creek Ohlone Greenway Future Richmond Greenway BART Alignment City Limits Waterbodies Freeway ! BART Station Proposed Open Space or Plaza 2000 0 FEET 1000 N Promenade, Greenway or Mews Channelized Creek Proposed Pocket Park or Plaza ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 26 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 Promenades, Greenways and Pedestrian Pathways Promenades, greenways and pedestrian pathways strengthen bicycle and pedestrian connections throughout the plan area. A promenade should be established in conjunction with new development at the Del Norte BART station to connect the station with the Avenue, and in the future could connect across San Pablo Avenue to a new parking structure for BART users to the west. The promenade will provide a much needed direct connection with the station for pedestrians and bicyclists and support increased use of the station area by non-vehicular modes of transportation. The promenade should be activated on both sides by new development and designed with textured paving materials, shade shelters, and trees to enhance the transit experience. The promenade should be linked with an improved transit plaza at the Del Norte BART station that provides a pleasant environment for BART and bus commuters waiting for their transit options. Connections between San Pablo Avenue and the Ohlone Greenway should incorporate shared-use paths and amenities that support community gathering. ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 27 Pedestrian pathways and greenways should be utilized to break up the large blocks that are prevalent in the plan area and provide buffers between existing and new development. Greenways also create opportunities for on-site storm water filtration. The existing Ohlone Greenway can be enhanced and become part of the linear network with an east-west pedestrian pathway that links the greenway to the Avenue. New development that fronts onto the Ohlone Greenway should provide extensions of the greenway to expand its usability as an open space. A wider greenway would allow for additional recreation opportunities and programming, such as children’s play areas and picnic areas, while also providing an additional buffer between new development and the BART tracks and increasing the permeable area for improved stormwater run-off and infiltration. Pedestrian pathways and greenway connections, in addition to pocket parks, should be provided at regular intervals, and ideally every 500 feet along long blocks. ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 28 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 Public Safety and Schools Police and fire services, as well as local schools, are valuable community resources that must be supported by new development. Police and Fire Services Police and fi re services for the cities of Richmond and El Cerrito are currently organized in a highly integrated manner with the two cities coordinating closely for support of both police and fire services. The El Cerrito Police Department provides police services throughout the City. These services include community policing and education programs that involve citizen groups in crime prevention. The Department’s commitment to operations such as the Traffic Enforcement Unit and the Bicycle Patrol program are responsive to community needs regarding criminal activity, traffic issues and other quality of life concerns. Within El Cerrito’s Police Department are three divisions: Field Operations, Administrative and Support and Investigative Services. The Police Department operates out of the Public Safety Building located at 10900 San Pablo Avenue, which they share with the Fire Department. The El Cerrito Police Department has a number of intergovernmental partnerships that provide and support police services. The Richmond Police Department, through the West Contra Costa County Shared Communications Consortium, provides communications for all emergency services as well as normal operations under contract to the City. Contra Costa County provides contract Crime Lab and Animal Control services to the City. Moreover, a member of the El Cerrito Police Department serves on the West Contra County Narcotics Task Force with the members of City, State and federal agencies to conduct cooperative drug enforcement investigations. Department members also participate in Countywide stolen vehicle and sex offender sweeps. Lastly, the Police Department contracts with the State of California for the California Identification System to use its computer technology to evaluate fingerprint evidence for the identification of criminals. In addition to the existing challenges in fulfilling public service needs and the overall state of the Department’s facilities, the projected growth and development in El Cerrito will contribute additional demand. As the City continues to grow there will be an increasing demand on public safety services. The Police Department is unable to pursue the staffing of all authorized positions due to ongoing fiscal constraints. The Department is also seeking funds for a major seismic retrofit and expansion or replacement of the City’s Public Safety Building. ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 29 As stated in the El Cerrito General Plan, it is the goal of the City to maintain the current service level of 2 officers per 1,000 daytime population, provided adequate financial resources are available. The El Cerrito Fire Department operates two fire stations in the City. The Department ensures a full range of fire suppression and emergency services through joint operations agreements with the City of Richmond Fire Department and the Contra Costa County Fire Protection District. The El Cerrito Fire Department directly serves Kensington under a contract with the Kensington Fire Protection District. The East Richmond Heights portion of the planning area is served through joint response agreements with the Richmond and Contra Costa County Fire Departments. The service area of the Department includes two areas that have been identified as “Very High Fire Hazard Severity Zones” by the California Department of Forestry: the El Cerrito Hills Area and nearly the entire community of Kensington. In these areas the City has established standards for vegetation management to reduce fire hazards. In addition to the existing deficiencies in public services and facilities, the projected growth and development in El Cerrito will contribute additional demand. As the City continues to grow there will be an increasing demand on public safety services. As stated in the El Cerrito General Plan, it is the goal of the City to maintain an average emergency response time for the first fire engine of less than six minutes for 95 percent of all emergency calls for service, provided adequate financial resources are available. Per the General Plan, it is also a goal to maintain or improve the City’s existing ISO fire protection rating of 3. ---PAGE BREAK--- v o l u m e I I c h a p t e r o n e 30 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 Schools El Cerrito and Richmond are served by both public and private schools, which are anticipated to absorb the increase in students projected through the Specific Plan. El Cerrito is served by six public schools, including three elementary, one junior high, and one high school. The city is also served by seven private schools, including Montessori Community School for preschool and kindergarten students and five kindergarten through 8th grade schools. Only one school, the private St. John the Baptist school, is located within the plan area on San Pablo Avenue between Madison and Potrero avenues. With the addition of 1,316 new dwelling units within the plan area, approximately 100 new students* would be expected in the area, which would be accommodated by the existing schools. The West Contra Costa Unified School District serving El Cerrito and Richmond collects fees on new residential and commercial development, which help to fund the construction of a new school if existing facilities become constrained. * Estimated new students derived from student yield factors for new development as specified by the West Contra Costa Unified School District. ---PAGE BREAK--- l a n d u s e , z o n i n g a n d c o m m u n i t y f a c i l i t i e s S E P T E M B E R 2 0 1 0 I 31 ---PAGE BREAK--- WE MUST LOOK AT STREETS AS COMPLEX COMMUNITY SETTINGS THAT SERVE A VARIETY OF FUNCTIONS-NOT SIMPLY AS CHANNELS FOR MOVING TRAFFIC AND EMERGENCY VEHICLES. STREETS ARE ALSO ENVIRONMENTS USED FOR WALK ING, BICYCLING, AND JOGGING, FOR SOCIALIZING, AND FOR CHILDREN’S PLAY. THEY ARE STAGING PLACES FOR COMMU NITY INTERACTION AND NEIGHBORHOOD DEVELOPMENT. AS SUCH, THEIR DESIGN REQUIRES AN UNDERSTANDING OF SO CIAL BEHAVIOR, ARCHITECTURAL AND UR BAN DESIGN, LANDSCAPE ARCHITECTURE, AND GENERAL PLANNING. THEIR DOMAIN LIES MORE IN THE DESIGN FIELDS THAN IN ENGINEERING - Michael Southworth and Eran Ben Joseph Streets and the Shaping of Towns and Cities (Island Press, 2003), 140