Council Drops Planning Commissioner, Advances $15M Housing Bond and $134M Interchange

San Pablo's City Council moved on two fronts critical to the city's future March 2 — approving tax-exempt bonds for 50 new affordable apartments and receiving a detailed blueprint for replacing the deadly 1950s-era I-80/San Pablo Dam Road interchange — while sending a pointed message about accountability by declining to reappoint a veteran planning commissioner who couldn't answer basic questions about state housing mandates. A $2 million budget deficit looming over the next two-year cycle added urgency to every dollar discussed.

• Council reappoints two planning commissioners but drops veteran Paul Morris after he failed to answer questions about RHNA housing goals and the city's priority work plan

• $15M in tax-exempt bonds approved for 50 affordable rental units and commercial space at Alvarado Gardens Phase 2, with construction starting this summer

• $134M I-80 interchange replacement at 100% design; CCTA to apply for $95M in state SB1 funds in November, with construction possible by March 2028

• City faces $2M budget deficit heading into the FY 2026-28 cycle, with hearings set for April

• Prescription Drug Abuse Awareness Month proclaimed as Contra Costa County's opioid prescription rate exceeds the state average

Planning Commissioner Ousted Over Housing Knowledge Gaps

The most dramatic moment of the evening came during what is normally a procedural exercise: the reappointment of incumbent Planning Commission members. Instead, the Council delivered a clear signal that commissioners who cannot demonstrate fluency in state housing law and the city's growth priorities will not keep their seats.

Why it matters: San Pablo must permit 749 housing units under its current Regional Housing Needs Allocation (RHNA) cycle, which runs through 2031. The Planning Commission is the body that reviews and votes on development projects that count toward that target. Commissioners who don't understand — or don't support — those mandates can expose the city to state penalties and costly litigation.

Where things stand: Three incumbents — Chair Joanna Gurdian, Vice Chair Paul Morris, and Commissioner Jerome Jackson — each sat for identical five-question interviews covering their professional expertise, understanding of the Council's 2025-27 priority work plan, knowledge of RHNA requirements, vision for responsible growth, and willingness to uphold the general plan under public pressure.

Gurdian, a policy advocate, demonstrated deep command of the issues, citing specific accomplishments including the Alvarado Gardens project and ADU policy reforms, and pointing to Emeryville as a model for mixed-use development in a geographically constrained city.

"I think ideally in a perfect world, we'd have a lot more sort of mixed development...in the city of San Pablo," she said.

Jackson, a Google manager who has served four years on the commission, correctly identified the 749-unit RHNA target and spoke to diversified housing needs when asked to explain his "full understanding" of regional housing needs and requirements.

"I believe there's 749 units that will need to be provided and that spans across low income housing, above income housing, market rate housing. Very important for the city to hit those goals by 2031. But as far as I understand, those are the metrics that are in place that need to be hit and they need to be diversified in terms of different types of housing opportunities.," he answered.

Morris, a former three-term mayor and longtime city council member, struggled. He could not explain his role in supporting the Council's priority work plan, acknowledged his "brain was fuzzy" on RHNA requirements, and offered limited vision for the city's growth.

The other side: Vice Mayor Rita Xavier initially moved to not reappoint any of the three commissioners and re-advertise all positions, with the current commissioners authorized to to serve until the replacement is appointed and sworn in. The motion gained no support because several projects are coming before the planning commission, and the risk of not having quorum would be high. Xavier framed her broader concern bluntly:

"We need planning commissioners to vote for things that improve the city."

Councilmember Arturo Cruz elaborated on the stakes, connecting planning decisions directly to the city's fiscal health:

"We want planning commissioners that support projects that help us reach our RHNA numbers, and we also want planning commissioners that help support businesses that are going to generate revenue to help bridge the gap."

Decisions: Mayor Elizabeth Pabon-Alvarado then moved to reappoint only Gurdian and Jackson, calling Morris's inability to answer key questions "very concerning." The motion passed unanimously (For: 4 — Pabon-Alvarado, Xavier, Cruz, Abel Pineda; Against: 0; Absent: 1 — Patricia Ponce).

What's next: The vacancy will be advertised March 4–23, with interviews scheduled for the April 6 council meeting. The city attorney confirmed Morris may continue serving until a replacement is appointed and remains eligible to reapply.

$134M I-80 Interchange Rebuild Hinges on State Funding Bid

A Crumbling Bridge, Fatal Crashes, and a Two-Year Construction Window

The Council received a detailed update on one of the largest infrastructure projects in San Pablo's history: the complete replacement of the I-80/San Pablo Dam Road interchange, a structure built in the 1950s that is well past its useful life.

The basics: The interchange has been struck multiple times by trucks that exceed the bridge's outdated vertical clearance — it doesn't meet the standard 16-foot-6-inch minimum — causing repeated freeway shutdowns. Fatalities have occurred where vehicles hit bridge abutments because the structure lacks shoulders.

Why it matters: Hisham Noeimi, CCTA's director of programming and the project manager since 2006, made the stakes visceral. Due to fatalities, "this is basically a safety project foremost before anything else."

Where things stand: Phase 1, completed in 2018, relocated the El Portal Drive on-ramp and built a pedestrian overcrossing to Riverside Elementary School. Phase 2 — the full interchange replacement — is now at 100% design. The new structure will feature three lanes in each direction, 7-foot sidewalks, buffered bike lanes, a relocated Amador Street intersection with left-turn access, and a new one-way connector road to McBride Avenue (whose direct freeway access will be closed).

Value engineering saved roughly $9 million by avoiding full property acquisitions. Seven private properties are partially impacted, but no complete takes are required. Right-of-way clearance is expected by June 30, 2027.

The Funding Puzzle

The construction price tag is $134 million. CCTA's strategy: apply for approximately $95 million in state SB1 funding in November 2026, pre-commit $35 million in future State Transportation Improvement Program money (to be approved by the CCTA board in June), and secure $4 million through the Sub-Regional Transportation Mitigation Program, with an application due March 20.

Noeimi warned the clock is ticking:

"The longer you wait, every year you wait, it's 4 to 5 million dollars increase in cost just because of inflation. So it's cheaper to do it now."

City Manager Matt Rodriguez underscored the competitive landscape:

"We're at a critical juncture with the project management and funding. And so we have to compete with other regional transportation projects statewide."

As a backup, CCTA is exploring a Measure J extension ballot measure — potentially in 2028 — to extend the existing sales tax.

The other side: Vice Mayor Rita Xavier raised concerns about traffic congestion and local funding, noting the city is establishing an Enhanced Infrastructure Financing District to contribute matching funds.

"The city is working this year on setting up an enhanced infrastructure financing district. So hopefully that will help us come up with more funds from our end for the local match," she said.

Mayor Elizabeth Pabon-Alvarado questioned whether the design adequately accounts for real-world traffic conditions:

"When there is a design, is the traffic congestion really taken into account? Because this looks all beautiful, but in practicality, it may cause more traffic."

Councilmember Arturo Cruz asked about homeless encampments near the interchange and what plans exist to assist unhoused residents during construction. Staff responded that there isn't a plan yet.

What's next: If the state funding application succeeds, construction could begin March 2028 with a two-year build period, completing around 2030. The city and CCTA must submit the joint STIMP application by March 20.

Council Approves $15M Bond for 50 Affordable Units at Alvarado Gardens

Why it matters: Phase 2 of the Alvarado Gardens project at 13831 San Pablo Avenue will add 50 affordable rental units — bringing the total with Phase 1 to 100 — plus approximately 6,000 square feet of commercial space expected to be divided into three storefronts. The project directly advances San Pablo's RHNA compliance targets.

Where things stand: The Council held a required Tax Equity and Fiscal Responsibility Act of 1982 (TEFRA) public hearing and unanimously approved a resolution allowing the California Municipal Finance Authority to issue up to $15 million in tax-exempt revenue bonds for the project, developed by the Danko Group. The city bears no financial, legal, or moral obligation for the bonds.

City Manager Matt Rodriguez confirmed the project's significance for housing targets:

"Phase two of the San Pablo Danko Communities ongoing Alvarado Gardens project would count towards permanent housing, which would meet our RHNA compliance numbers."

Councilmember Abel Pineda praised the development for expanding options across income levels:

"I think we, as a city, we've been discussing how we can be able to meet those RHNA goals. And I know that this project is very important in getting us a step closer to being able to satisfy those goals."

Mackenzie Dibble of the Danco Group reported that financing will close in June 2026, with construction beginning immediately afterward and lasting approximately 18 months. The Danco Group is coordinating with the city's Economic Development Department on commercial tenant outreach.

Decisions: Passed 4-0 (For: Pabon-Alvarado, Xavier, Cruz, Pineda; Absent: Ponce).

$2M Budget Deficit Looms Over FY 2026-28 Cycle

During his remarks, City Manager Matt Rodriguez disclosed that San Pablo faces a $2 million budget deficit as of March 1 — a gap that must be closed before the two-year budget for FY 2026-27 and FY 2027-28 is adopted.

What's next: The draft budget goes to the Budget Fiscal Legislative Standing Committee on April 1, followed by a special full Council meeting on Wednesday, April 8 at 5 p.m. The city will send public notices encouraging resident attendance. Service levels and staffing could be affected by deficit-closing measures.

Minor Items

• Consent calendar approved 4-0 (Ponce absent). Vice Mayor Xavier abstained on item 7 due to a conflict of interest related to Recycle More. Councilmember Pineda voted no on item 13, citing reasons stated at previous meetings.

• Closed session: Council held a closed session for a public employee performance evaluation of the city attorney. No reportable action was taken.

• Prescription Drug Abuse Awareness Month: Council proclaimed March 2026 as Prescription Drug Abuse Awareness Month. Fia Helene of the Contra Costa County Meds Coalition presented data showing the county had 447,583 opioid prescriptions in 2023 at a rate of 313.9 per 1,000 residents — above the state average — and warned that youth are increasingly endangered by counterfeit fentanyl-laced pills. DEA Take Back Day is April 26 at the Richmond McDonald Police Station; San Pablo PD also has a medication disposal bin.