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23rd STREET, San Pablo CA. TOD Technical Assistance Panel June 21, 2007 Regional Context Map The City of San Pablo is located in Contra Costa County, south of San Pablo Bay. San Pablo is bordered by the City of Richmond and parts of unincorporated Contra Costa County. The City of San Pablo San Pablo is one of the densest cities in Contra Costa County measuring 2.6 square miles, with roughly 30,000 residents. MARKET CONDITIONS City of San Pablo BART Connectivity The Specific Plan Area: A half mile stretch of 23rd Street’s from San Pablo Ave to the north and Pine Ave to the south. Contains a total of 22 acres Base of map existing conditions to be inserted Composed 76with parcels SPECIFIC PLAN STUDY AREA City of San Pablo Goals for 23rd Street Create a Safer and Pedestrian-Friendly Streetscape - Redevelopment of the Plan Area’s vacant and underutilized parcels should provide vertical mixed-use development that includes retail ground floors, with residential units on the upper floors. Identify Opportunities for Infill Development - Infill development should be built at densities that support transit use and that help create a market for neighborhood-serving commercial uses. Provide Parking for Neighborhood Businesses Improve Economic Competitiveness Create Jobs and Housing Opportunities Provide Adequate Infrastructure City of San Pablo ECONOMIC COMPETITIVENESS Create Marketable Development Parcels Assist Existing Businesses Recruit New Businesses City of San Pablo Existing Constraints Land Use (Current Land Ownership Patterns) - Assembling small pieces of land into larger, more marketable parcels will be necessary to attract the type of development consistent with the vision and goals set forth in this Specific Plan. Nonconforming single-family homes present in the Specific Plan Area. Existing sidewalks are typically narrow and leave little room for pedestrian circulation Attracting new businesses and new development to the 23rd Street corridor has been difficult. - Hilltop Mall is located within a 10 minute drive time and several of the big box retailers such as: Macy’s, Walmart, JC Penny’s are located within this center. City of San Pablo OPPORTUNITIES Existing vacant and underutilized parcels City is willing to provide incentives Recent growth in residential units - Between 2001 and 2007 approximately 1,000 new units have been approved for construction = Retail opportunities Easy access to freeway, AC Transit, and BART CITY EFFORTS ON 23RD STREET Façade Improvement Program Street Improvements Wildcat Creek Kennedy Plaza Improvements City of San Pablo FAÇADE IMPROVEMENT PROGRAM City of San Pablo STREET IMPROVEMENTS City of San Pablo WILDCAT CREEK City of San Pablo WILDCAT CREEK PROPOSAL City of San Pablo COMMUNITY WORKSHOP #1 City of San Pablo 23RD STREET SPECIFIC PLAN Development Standards Uses Allowed Noise Development Intensity Parking Requirements Height Allowed Signage Setbacks Stormwater Management Site Development City of San Pablo Development Standards F.A.R Existing Proposed Office 0.75 2.5 Non-office 0.4 Height 40’ 50’ Setbacks No front yard setback No front yard setback No side yard setback No side yard setback No rear yard setback No rear yard setback 17 units per acre Min 30 units per acre and max of 55 units per acre Density or 22 units per acre for Mixed Use Parking Policies in place within the Specific Plan to allow for a parking structure Existing Standards vs. Proposed Standards A parking problem is a good thing! PROTOTYPICAL SITES City of San Pablo BROOKSIDE DRIVE INTERSECTION WITH 23RD STREET City of San Pablo BROOKSIDE DRIVE INTERSECTION WITH 23RD STREET City of San Pablo BROOKSIDE DRIVE CROSS-SECTIONS City of San Pablo BROOKSIDE DRIVE CROSS-SECTIONS City of San Pablo BROOKSIDE DRIVE SIMULATION City of San Pablo DOVER AVENUE SIMULATION City of San Pablo PEDESTRIAN SAFETY City of San Pablo MIXED USE DESIGN City of San Pablo PARKING City of San Pablo Questions/ Issues to be addressed by the Panel How does the City encourage development? How do you motivate property owners to form partnerships or re-develop their properties to a higher use? What incentives could the City provide? Ideas for encouraging people to get out of their cars and walk. Traffic calming methods? What methods would attract retailers?