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specific plan September 2010 City of El Cerrito and City of Richmond • san pablo avenue VOLUME I i. introduction ii. existing conditions iii. vision and principles iv. design concept ---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 I i. introduction ii. existing conditions iii. vision and principles iv. design concept ---PAGE BREAK--- acknowledgements CITY OF EL CERRITO Scott Hanin, City Manager Karen Pinkos, Assistant City Manager Jerry Bradshaw, City Engineer Lori Trevino, Redevelopment Manager Yvetteh Ortiz, Senior Engineer Sean Moss, Associate Planner Mitch Oshinsky, Community Development Director Jennifer Carman, Planning Manager Noel Ibalio, Senior Planner Dwayne Dalman, Economic Development CITY OF RICHMOND Bill Lindsey, City Manager Richard Mitchell, Planning and Building Services Director Lori Reese-Brown, Principal Planner CONSULTANT TEAM MIG Daniel Iacofano, Principal-in-Charge Chris Beynon, Project Director Brian Soland, Project Manager Julia Abbassi, Project Manager Jeff Liljegren, Project Associate FEHR & PEERS Ellen Poling Mark Feldman Jeff Davis NOLTE ENGINEERING Tripat Mangat Rachel Bejerano BAY AREA ECONOMICS Janet Smith-Heimer Simon Alejandrino WAGSTAFF AND ASSOCIATES John Wagstaff Ray Pendro SAN PABLO AVENUE ADVISORY COMMITTEE EL CERRITO MEMBERS Janet Abelson, Councilmember Michael Albrecht, Design Review Board Member John Baer, Developer Rebecca Benassini, Economic Development Board Member Ann Cheng, Councilmember Tracy Giles, Business Owner Gary Hill, Design Review Board Member Jay Ifshin, Developer and Business Owner Bill Jones, Councilmember Dale Power, Business Owner Marty Kaliski, Economic Development Board Member and Business Owner Andrew Butt, Resident RICHMOND MEMBERS Jovanka Beckles, Economic Development Board Member Rock Brown, Resident Jonathan Livingston, Design Review Board Member Gayle McLaughlin, Mayor Tony Thurmond, City Councilmember Nagaraja Rao, Planning Commissioner Kate Sibley, Resident Che Soto-Vigil, Resident Michael Woldemar, Former Design Review Board Member & Business Owner REGIONAL REPRESENTATIVES John Rudolph, WCCTAC alternate Nathan Landau, AC Transit Deidre Heitman, BART ---PAGE BREAK--- table of contents I INTRODUCTION 1 Project Background and Purpose 2 Legal Context 10 Document Overview 11 II EXISTING CONDITIONS 13 History of Development 14 Assets 16 Issues and Opportunities 26 III VISION AND PRINCIPLES 35 A Vision for San Pablo Avenue 36 A Future Walk Down the Avenue 38 Planning Principles 40 IV DESIGN CONCEPT 43 Strategy Framework 44 Economic Development 54 Corridor Character Areas 57 ---PAGE BREAK--- CITIES ARE FANTASTICALLY DYNAMIC PLACES, AND THIS IS STRIKINGLY TRUE OF THEIR SUCCESSFUL PARTS, WHICH OFFER A FERTILE GROUND OF THE PLANS OF THOUSANDS OF PEOPLE. - Jane Jacobs The Death and Life of Great American Cities, (The Modern Library), 20 ---PAGE BREAK--- S E P T E M B E R 2 0 1 0 I 1 CHAPTER ONE introduction San Pablo Avenue functions as one of the most important corridors in the East Bay. Despite its strategic role, “the Avenue’s” economic vitality over the years has suffered as major freeways, such as Interstate 80, have usurped its position as a primary route for regional auto travel. An incohesive identity and character has resulted from the varying standards and regulations of the multiple jurisdictions through which the Avenue travels. Within the cities of El Cerrito and Richmond, the Avenue today stands as an underutilized corridor that fails to take full advantage of the assets along its length. San Pablo Avenue is poised to once again emerge as a vibrant mixed-use corridor for the cities of El Cerrito and Richmond. The San Pablo Avenue Specific Plan is a culmination of efforts from both of these jurisdictions to jointly address the issues and opportunities along San Pablo Avenue. In particular, the goals of the Specific Plan include catalyzing the economic revitalization of the corridor, capturing the significant potential for transit-oriented development, strengthening the Avenue’s walkability and bikeability, and creating an implementable and cohesive approach to the character and development of the Avenue. Under the framework established by the Specific Plan, San Pablo Avenue will accelerate its transformation into a corridor that functions not just as a thoroughfare, but as a place that provides a multitude of opportunities for living, working and community life. IN THIS CHAPTER... Project Background and Purpose Legal Context Document Overview ---PAGE BREAK--- v o l u m e 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 PROJECT BACKGROUND AND PURPOSE The Specific Plan process is a collaborative effort between the cities of El Cerrito and Richmond to articulate a shared vision for the future of San Pablo Avenue, identify improvements, and adopt regulations that can be consistently applied along its length. The two and one-half mile section of San Pablo Avenue that runs between the southern boundary of El Cerrito and Macdonald Avenue serves as the main commercial thoroughfare for El Cerrito and a gateway to Richmond (see Figures 1.2 and 1.3). While the boulevard is a prominent and important component of the transportation network in the East Bay, the condition of the roadway, buildings, and mix of uses vary greatly along its length. A major goal of the two cities embarking on this unique joint planning effort through a specific Plan, is to achieve a seamless environment where unified land use and design standards make the constraints posed by a zig-zagging municipal boundary line and mismatched street pattern less of an obstacle to the revitalization of the Avenue. Since the city boundaries criss-cross San Pablo Avenue, the Specific Plan provides both cities with a unified approach to new development in the plan area, regardless of political jurisdiction. Previous and Current Planning Efforts The following are a number of recent and ongoing planning efforts by both cities that have provided direction and established a foundation for the San Pablo Avenue Specific Plan. Richmond General Plan (2009) Richmond‘s General Plan, which is currently being updated and anticipated to be complete by the summer of 2009, will guide the City’s growth for the next 20 years. The San Pablo Avenue corridor will be addressed as a “Change Area” in the Plan, and is envisioned to include more mixed-use development and a strong pedestrian- oriented environment. The Specific Plan has been developed to be consistent with the General Plan and to support its goals and policies. The City of Richmond General Plan Update is expected to be complete by the summer of 2009. ---PAGE BREAK--- i n t r o d u c t i o n S E P T E M B E R 2 0 1 0 I 3 El Cerrito General Plan (2003/1999) The El Cerrito General Plan was updated in 1999, and the Housing Element updated most recently in 2003. It identified San Pablo Avenue as one of the, if not the, most significant opportunity areas for the City. The General Plan targets most commercial growth and most residential growth along the Avenue, and in particular around the Del Norte BART Station, the Midtown area and El Cerrito City Hall, and El Cerrito Plaza BART Station. The Specific Plan was developed to be consistent with El Cerrito’s General Plan. El Cerrito Economic Development Action Plan (2006) The Economic Development Action Plan serves as a guide for the City of El Cerrito to capture new opportunities for economic development. The analysis projected increased retail growth and demand along the Avenue, especially for higher quality and urban lifestyle development. The plan also identifies numerous challenges facing the City, such as the need to implement a consistent vision and commit resources; the benefits of a clear and concise response to development opportunities; and competition from other cities trying to improve their retail. The Specific Plan aims to address many of these challenges by creating a cohesive vision for the Avenue and streamlining the regulatory process for new projects. San Pablo Avenue Streetscape Improvement Project (2007-2010) The San Pablo Avenue Streetscape Improvement Project was initiated by the City of El Cerrito in collaboration with Caltrans to enhance the public right-of-way between El Cerrito Plaza and Baxter Creek. The goals of the project are to create a distinctive sense of place, improve the walking environment, enhance transit stops, provide better landscaping, and increase pedestrian safety and accessibility. To date the project has completed the improvements to Baxter Creek, installed identity signage and banners, and replanted medians with new water-conserving trees and landscaping. The next phase will include pedestrian improvements, bulbouts, enhanced crosswalks, installation of in-pavement flashers, and improved amenities along the entire corridor. The Specific Plan builds upon the improvements of the project. OTHER RECENT AND ONGOING PLANNING EFFORTS • Olson Company/Calthorpe Del Norte BART Area Conceptual Master Plan • El Cerrito Redevelopment Implementation Plan (2002-2007) • Ohlone Greenway Master Plan (2008) • I-80/Central Avenue Interchange Improvement Project (Ongoing) ---PAGE BREAK--- v o l u m e 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 Planning Process To prepare the San Pablo Avenue Specific Plan, the cities of El Cerrito and Richmond solicited the services of the MIG consultant team to lead the planning and community outreach process (see Figure 1.1). Community workshops were conducted at key intervals in the project process to present findings and solicit input from the community. The first workshop presented the existing conditions and solicited input from community members of both Richmond and El Cerrito on their vision for the Avenue. The second workshop presented the components of the Specific Plan to the community, and collected their input on the overall land use and design for the corridor as well as potential character and development standards. A third workshop will be held to gather community feedback on the draft plan. The San Pablo Avenue Advisory Committee (SPAAC) was organized to further inform the development of the Specific Plan. The committee includes elected officials and key staff from El Staff and Public Involvement Planning and Design Process Develop Alternatives Visioning Establish/Refine Baseline Conditions Draft Strategy Adoption Outreach Kit Products JSC Meeting Review Preliminary Alternatives November 2007 Flyer #1 Develop Draft Alternatives Select & Refine Preferred Alternative Administrative Draft Plan Revise/Refine Plan Issues & Opportunities Report Alternatives Analysis Administrative Draft Plan San Pablo Avenue Advisory Committee (SPAAC) Meeting Initiation and Initial Issues & Opportunities Discussion June 28, 2007 Community Workshop Reimagine San Pablo Avenue August 18, 2007 Community Workshop Validate Preferred Alternative February 2008 Public Review Draft Plan Final Plan Community Workshop Confirm Draft Plan June 2008 Joint Staff Committee (JSC) Meeting #1 January 25, 2007 JSC Meeting Review Issues & Opportunities July 27, 2007 JSC Meeting Review Draft Plan May 2008 Planning Commission Workshops & Hearings City Council Workshops & Hearings “Community Connector” Meetings SPAAC Meeting Review Draft Plan June 2008 Utilities & Infrastructure Transportation Market Analysis Final Plan Approval JSC Meeting Review Preliminary Standards and Guidelines March 2008 JSC Meeting Review Alternative Concepts October 2007 Development Standards Implementation & Administration Goals & Objectives Development Concept Community Services Circulation Infrastructure/Utilities Public Input Summary and Vision SPAAC Meeting Identify Preferred Alternative December 13, 2007 Architectural and Streetscape Design Land Use Inventory SPAAC Meeting Review/ Confirm Vision Statement and Build Preliminary Alternatives August 30, 2007 Flyer #2 CEQA Documentation Background Analysis Draft Initial Study/MND ONGOING COORDINATION WITH SPECIFIC PLAN TEAM Final MND The graphic above shows the overall planning process for the San Pablo Avenue Specific Plan. Figure 1.1 ---PAGE BREAK--- i n t r o d u c t i o n S E P T E M B E R 2 0 1 0 I 5 Cerrito and Richmond, residents and business owners from both communities, as well as representatives from regional organizations, such as BART, AC Transit and the West Contra Costa Transportation Advisory Committee (WCCTAC). Multiple SPAAC meetings were held at crucial intervals in the project process to solicit feedback and direction for staff and the consultant team. In addition to the community workshops and SPAAC meetings, a housing study was conducted for the El Cerrito City Council in the spring of 2008; the final presentation highlighted examples of various residential types and intensities from throughout the Bay Area. The examples ranged from low-rise townhomes and mid-rise apartments to larger scale mixed-use residential and retail complexes. Feedback from the study indicated that the City Council was generally comfortable with higher-density development if it was well- designed, situated in appropriate locations, and included features that mitigated the bulk and massing of buildings. Features such as stepbacks, façade articulation, landscaping, and interesting building materials were identified as potential tools to achieve high-quality design in new projects. Building from these sessions and input, City staff and the consultant team developed land use, transportation and design recommendations to include in the Specific Plan. Public workshops were held to gather input from the community on their vision for San Pablo Avenue. Advisory committee meetings provided a platform for elected officials, city staff, and local leaders from both cities and regional organizations to provide input into the Specific Plan process. ---PAGE BREAK--- v o l u m e 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 Regional Context The San Pablo Avenue Specific Plan area is located in the East Bay of the San Francisco Bay Area. Extending through the western portion of Contra Costa and Alameda counties, San Pablo Avenue is a major north-south boulevard that parallels Interstate 80, stretching from the City of Oakland through Emeryville, Berkeley, Albany, El Cerrito, Richmond, San Pablo, Pinole, Hercules, Rodeo and Crockett. (see Figure 1.2). Additionally, the Avenue is designated as State Route-123 within the plan area. As a result of the number of communities that it connects and its proximity to two major freeways, San Pablo Avenue carries both heavy regional through-traffic and local traffic accessing the Avenue’s mix of commercial services, civic uses and BART stations. The City of El Cerrito is a mostly residential community of approximately 23,000 residents. The majority of the single and multi-family homes extend east from San Pablo Avenue to the Berkeley Hills. Most of the City’s commercial uses are located along the Avenue, including a broad array of neighborhood-serving stores, small office buildings, and some regional retail establishments. Located directly north and west of El Cerrito, the City of Richmond is home to more than 100,000 residents. It is a historically industrial community that over the years has experienced a decline in its primary industries and increased competition with nearby municipalities for new development. New residential construction in Richmond has primarily occurred near the City’s port, marina and northern areas such as around Hilltop Mall. While some new residential projects, such as housing around the Richmond BART station, have been built in recent years, the City’s central neighborhoods and older commercial areas have experienced a decline in investment and development activity. The City of El Cerrito is primarily comprised of single family neighborhoods. The City of Richmond has seen investment in recent years around the downtown BART station. ---PAGE BREAK--- i n t r o d u c t i o n S E P T E M B E R 2 0 1 0 I 7 I-80 I-80 US-101 US-101 CA-24 CA-4 I-580 C O N T R A C O S T A C O U N T Y A L A M E D A C O U N T Y Berkeley Kensington Albany Oakland San Rafael Richmond San Francisco El Cerrito San Pablo Ave San Pablo Bay San Francisco Bay Figure 1.2: Regional Context Specific Plan Area City of El Cerrito San Pablo Avenue City of Richmond County Boundary Freeway Major Road 0 1 MILES 2 Waterbodies N ---PAGE BREAK--- v o l u m e 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 Specific Plan Area The plan area, shown in the map on the opposite page, straddles portions of both the cities of El Cerrito and Richmond. It extends for approximately two and one-half miles, beginning at El Cerrito Plaza and the border with the City of Albany in the south and continuing to Nevin Avenue in the north. At the southern end of the plan area, the boundary extends east to include the El Cerrito Plaza BART station and west along Central Avenue to Interstate 80 (see Figure 1.3). The plan area includes the roadway as well as parcels fronting onto the Avenue. Most of the parcels within the plan area are in the City of El Cerrito, while small segments on the east side of San Pablo Avenue and in the northern part of the plan area are within the City of Richmond. On the west side of the Avenue from Bayview Avenue to San Jose Avenue is a primarily single family neighborhood known as the Richmond Annex. A variety of transportation options, including mass transit, automobiles, walking and biking, contribute to the character of the San Pablo Avenue corridor. Besides being a high-traffic vehicular thoroughfare, the plan area includes two BART stations — El Cerrito Plaza and El Cerrito Del Norte—that serve more than 10,000 riders daily. The Del Norte BART station serves as a major bus transit hub with multiple regional and local bus lines converging at the station. The AC Transit 72R Rapid Bus also serves multiple stops within the San Pablo Avenue corridor, providing frequent and fast transit connections through the East Bay. The Ohlone Greenway, a multi-modal path and linear open space for pedestrians and bicyclists, runs adjacent to the corridor under the BART right-of-way. Several key landmarks and retail centers are located within the plan area, including El Cerrito’s new City Hall building at Manila Avenue, the Cerrito Theater, and El Cerrito Plaza, a significant regional shopping center. Activity nodes along the Avenue are outlined in the cities’ General Plan documents and were further refined for this project through the community workshops, meetings with the SPAAC, and discussions with City staff. The four primary areas of focus for new investment are the Macdonald Gateway, Del Norte BART Station, Mid-town/Civic Center, and El Cerrito Plaza. The areas in between these four nodes are also addressed in the Plan. The areas were identified as priorities for the plan area based on momentum in the area due to recent projects, such as at the Mid-town/Civic Center and Plaza areas, as well as their significant potential for reinvestment, such as the Macdonald Gateway and Del Norte BART Station area. ---PAGE BREAK--- i n t r o d u c t i o n S E P T E M B E R 2 0 1 0 I 9 Ohlone Greenway 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 KING DR 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 DR 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 BEHRENS ST VICTORIA ST YOLO AVE FAIRVIEW AVE GLORIA ST S 46TH ST CASTILLA AVE HOTCHKISS AVE 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 EUREKA 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 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 C e rrito Cr e ek B ax t er C reek I-580 I-80 Figure 1.3: Plan Area Project Area Parks Ohlone Greenway Future Richmond Greenway BART Alignment City Limits Waterbodies Freeway ! BART Station Creek Channelized Creek 0 FEET 1000 2000 N Activity Node: ¼-mile ---PAGE BREAK--- v o l u m e 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 LEGAL CONTEXT The cities of El Cerrito and Richmond both identify San Pablo Avenue in their General Plans as an integral corridor that needs improvement and can support mixed-use development. The San Pablo Avenue Specific Plan will be a tool used by both cities to implement their General Plans. While General Plans provide cities with the overall guidance for physical development by outlining goals, policies and programs for jurisdictions in a range of subject areas specified by State of California law, a Specific Plan implements the General Plan through detailed policies, programs and regulations for a localized area. Specific Plans can only be adopted or amended if they are consistent with a City’s adopted General Plan. A Specific Plan can focus on broad policy concepts as well as detailed development regulations, but it must include: land use and public facilities; development standards; transportation and circulation; utilities and infrastructure; and implementation and financing. Volume I introduces the plan area, provides an analysis of the existing conditions, defines the vision and planning principles for the plan, and details the land use and design strategy for implementation. Volume II contains the goals, policies, development standards and technical analyses of the San Pablo Avenue Specific Plan. Authority to Prepare The authority for preparation and adoption of specific plans is set forth in the California Government Code, Sections 65450 through 65457. The law stipulates that a Specific Plan include text and diagrams detailing: • The distribution, location and extent of the uses of land, including open space, within the area covered by the plan; • The proposed distribution, location, extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy and other essential facilities proposed to be located in the area covered by the plan and needed to support the land uses described in the plan; • Standards and criteria by which development will proceed, and standards for the conservation, development and utilization of natural resources, where applicable; and • A program of implementation measures including regulations, programs, public works projects, and financing strategies necessary to carry out the plan. ---PAGE BREAK--- i n t r o d u c t i o n S E P T E M B E R 2 0 1 0 I 11 DOCUMENT OVERVIEW The San Pablo Avenue Specific Plan consists of two volumes. Volume I is oriented towards the community and is intended to be a user-friendly and accessible document that outlines the overall vision, approach and strategy for enhancing the plan area. Volume II contains goals, policies, design guidelines and technical analyses, as well as the necessary tools for implementation. Volume III is a collection of technical reports and background documents completed as part of the Specific Plan effort. Volume I is organized into the following chapters: • Chapter 1: Introduction – Explains the Plan’s background and purpose, discusses the relationship of the Plan to other City plans, provides an overview of the project process, and outlines the organization of the Plan document. • Chapter 2: Existing Conditions – Describes existing conditions, reviews the area’s historic context, and identifies the key assets, challenges, and opportunities to realizing the area’s potential. • Chapter 3: Vision and Principles – Presents the vision and principles that guide the area’s urban design and development. • Chapter 4: Design Concept – Presents the overall urban design framework for the plan area, and highlights the key design parameters that will guide the character of the private and public realms. Volume II is organizing in the following chapters: • Chapter 1: Land Use, Zoning and Community Facilities Describes the proposed regulatory changes to the land use and zoning of the area, and identifies the programs and types of community facilities. • Chapter 2: Design Guidelines – Details the urban design guidelines that will shape the character of the public and private realm including development of buildings, streetscape design, and open spaces in the plan area. • Chapter 3: Transportation & Infrastructure – Details the traffic, circulation and parking elements for the plan area, and identifies infrastructure improvements to the water, sewer and storm water systems that may be required. • Chapter 4: Implementation – Presents recommendations for Plan implementation, including a prioritized list of phased improvements, prospective financing tools and funding strategies to best move the project forward, as well as administration of the Specific Plan. Volume III is a collection of technical appendices produced for the Specific Plan. ---PAGE BREAK--- PEOPLE HAVE A NICE SENSE OF THE NUMBER THAT IS RIGHT FOR A PLACE, AND IT IS THEY WHO DETERMINE HOW MANY IS TOO MANY. THEY DO NOT, FUR THERMORE, SEEK TO GET AWAY FROM IT ALL. IF THEY DID, THEY WOULD GO TO THE LONELY EMPTY PLACES WHERE THERE ARE FEW PEOPLE. BUT THEY DO NOT. THEY GO TO LIVELY PLACES WHERE THERE ARE MANY PEOPLE. AND THEY GO THERE BY CHOICE-NOT TO ESCAPE THE CITY, BUT TO PARTAKE OF IT. - William H. Whyte The Social Life of Small Urban Spaces (The Conservation Foundation, 1979), 100