SunCal Meeting at Airport Hilton Hotel
April 27 , 2006, 6-8 PM

Opening Remarks
Larry Reid introduced himself as the council representative of the area being discussed. He described this as "one of the most exciting projects" in his district and thanked SunCal for both the first and second charrettes.

Larry Reid, Oakland City Council Member
Larry Reid introduced himself as the city council representative for the area, noting that he has been pleased with the turnout and participation in the planning process.  Reid also spoke of the continuing effort by Pat Keliher to provide opportunities for public input about the future of an "incredible piece of land."

Pat Keliher, SunCal Project Manager for Oak Knoll
Pat Keliher began by noting that this is the third public meeting about Oak Knoll. the first and second meetings, he claims, were both worthwhile and successful, but the current meeting would not be a charrette, but rather a presentation of a reasonable plan with which to move forward.  He explained that there would be a series of speakers on specific issues such as traffic mitigation (Rob Reese), security (Dave Downey), fire (Dan Farrell), preliminary discussions about a potential library a Club Knoll (Carmen Martinez). Keliher then explained that rather than a question and answer format, each of these topics, and others, would be discussions more extensively a different stations or tables placed around the room.  Speakers and staff from SunCal would be available to answer specific questions. 

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Peter Calthorpe, Site Planner
Peter Calthorpe opened his speech by asking how many people in the audience were new to the public meeting process for Oak Knoll planning?  With a number of new participants, Calthorpe offer to quickly go over the topic and ideas presented in the previous two meetings.

He briefly again discussed his basic principles guiding design, namely: Diversity and Balance, Human and Pedestrian Scale, Conservation and Restoration, Connection and Interdependence, using slides to illustrate each one briefly.

Diversity & Balance:
He reiterated that he was planning to develop a "real community not a housing project" which would have a range of offerings in terms of design, price, age, and diversity.  This idea, he noted had a resonant chord with the neighbors in previous meetings.  Further, he noted the mixed-use aspect of community design with recreation, community centers, and walking areas.

Human & Pedestrian Scale:
The human and pedestrian scale was to be represented partly in the design of the building which would has a facade not of garage doors, but porches that would provide a more neighborly and inviting feel.  The human scale for retail would be suggested by a main street appearance and function; it would not echo those of a shopping center.

Conservation & Restoration:
Conservation and restoration would be associated with the creek and Club Knoll respectively.

Connection & Interdependence:
Oak Knoll, Calthorpe asserted, would not be an island, but will be interconnected to the surrounding areas by trails, recreation facilities and a village center. A "real community," he concluded, opens up to the surroundings.

The first workshop on Club Knoll, he said, provided the public with important site analysis about Rifle Range Creek, the meadow area near Club Knoll, and Club Knoll itself.  Layers of analysis of both slope and the riparian corridor led to the conviction that these should be left along, and from there Calthorpe determined where the footprint of development should be located. The overall impressions from the public about locating a village center, types of housing and open space areas then followed. 

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The first meeting resulted in a variety of public responses that were summarized on tables and maps, providing some consensus on issues, and some positive impressions about other ideas. Strong consensus was formed around creek and open space conservation, and trail development.  Support also existed for a restored Club Knoll, open to the public.  The question here however remains, he said, about who will maintain the building in the long run. There was also support for having the meadow available to various sports, but at this point her claimed there is no real plan for this.

In the first meeting, the public also went with the idea of having the village center at the Mountain Boulevard entry, which he thought was the right place for it.  At both the first and second workshops, Calthorpe noted public interest in having a high quality grocery store, no liquor stores or fast food restaurants. General support also seemed to exist for a village green as a focal point and a full range of housing. Unanimously was the public disapproval of apartments or rentals, yet there was widespread support for both senior housing and live/work. Style seemed to be a deeper issue for the second workshop with a preference for Mediterranean elements. Traffic and circulation issues, especially with regard to the Golf Links and Keller intersections were also detailed.

At the second workshop, two schemes using the basic print were shown.  The first one showed 700 homes plus affordables (15%) with Club Knoll, the meadow and streams preserved, a village green, live/work, townhouses, small lot single family and larger lot single family homes. The second one presented 850 homes plus affordables (15%) with higher density senior housing added.  This inherently higher density was offset by the idea that seniors don't provide much additional traffic. 

The public was able to modify and give feedback with the placement of the housing and architectural approach. Of the tables, 1 supported the first plan (700 homes + affordables), 5 tables supported the first plan but wanted senior housing incorporated into it, while 10 tables supported the second plan (850 homes + affordables).

The New Preferred Alternative
The new preferred alternative is 816 units including a smaller senior housing area, and a smaller townhouse areas in the hospital area. The hilltop remains open, yet there are some homes along the ridge [where Navy housing is already located]. Calthorpe also asserted that the affordable component cannot be for-sale housing, but must be rental.  He suggested that the affordables cannot be focused on a particular profession such as teachers, noting that this component derives from the income level of the local workforce. Dense housing will be clustered near village center. Club Knoll the Meadow and creek will be preserved and reconstructed.

[Later discussions with SunCal have confirmed that if the affordables are off-site, the number of units at Oak Knoll will be 816, but it the affordables are on-site, then the number of units will be 938. If on-site, however, the same "footprint" will exist as in the preferred plan, but the bulk of certain buildings will be expanded vertically, simply put, some buildings would have more stories.  Whether the affordable housing will be on-site or off-site is a decision for the city council.]

Calthorpe then turned to a schematic assessment of the second workshop by topic, interspersing his discussion with slides. Summaries of these results were also offered as a handout at the registration table. Regarding open space, six tables supported the overall size and configuration shown; five tables, the proposed trails. With respect to the creek, whole sections need daylighting, and the site will have pocket parks and neighborhood parks interspersed.  The meadow can be developed for sports such as soccer and softball. Seven tables supported having Club Knoll as a community center, four as a library. Again the issue was raised, however, of who will operate and maintain the building. Public trails around the perimeter and through the site were generally supported.

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Land use changes showed a slightly smaller 160 units of senior housing [from plan 2 offered in the second meeting] and a configured flexible retail area with room for a reasonably sized grocery store.  Calthorpe noted that SunCal was struggling with retailers who normally like freeway visibility and busy street locations (pass-by traffic of 30-50,000). The area was still conceptualized as a village center, which would off greater safety with its mixed use character. Live/work townhouses present a main street feeling even if no grocery store is there. Dense homes, both senior and affordable--located near the creek--would also present a village center feel.

The multifamily units would be affordable townhomes tuckunder styles can be entry level but would not be the dominant type. Live/work units consist of homes above, offices below. The senior housing would be three stories over podium parking. These could be the main varieties of affordable housing.

Hillside green court housing would be near Seneca and Keller, green courts with a flat area plan would be near the entry off the common green.  The higher end standard 5000 square foot lot single family homes would be at the site along with bungalows (the classic starter home in California, Rockridge is an example) with cottages and higher end homes.

Architecturally speaking, eleven tables favored mixed styles, although five tables asked for a Mediterranean emphasis. All tables request traffic improvements.

Calthorpe concluded by mentioned that David Blake, his assistant, after the formal presentations were over, would be speaking at one of the tables about open space issues, and that he himself would be available for discussing architecture and planning issues.

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Rob Reese (Fehr & Pierce Engineering Firm)
Rob Reese opened his discussion by pointing out that his firm, Fehr and Pierce, founded in 1985, has several prior projects in Oakland, especially the "traffic benefit program" with the Public Works Department.  He then noted that the Leona Quarry project, and subsequent lawsuits, required that all transportation improvement to be identified during the Leona construction phase (involving Seminary Avenue, Edwards Avenue, Keller Avenue, Golf Links Road) have identified programs and costs. Further, the total costs of these improvements would be divided by the amount of new development likely to occur.  Leona Quarry will pay into a traffic benefit program, and then the improvements will be made.  As Oak Knoll develops, then still more mitigations or improvements will be implemented.

Reese noted that his firm was asked to provide early planning assistance, particularly on how to integrate surrounding road systems and how to affect major operating areas.  The building layout and road plan suggests that more than 1/2 of the traffic will take the Mountain Avenue corridor, while the rest will take the Keller corridor.  Therefore the focus will be on the Keller Avenue and Golf Links Road interchanges along Route 580.  It is assumed that traffic quickly disperses or spreads out from those interchanges.

With the changes contemplated and completed, the outcome would be that the Keller interchange would be at level A (2-3 cars regularly backed up) while Golf Links Road would be at a level C (5-6 cars regularly backed up).  Of course, there are additional factors to be considered such as pedestrian and bicycle activity, and transit along the Mountain Boulevard corridor.

Lt. Dave Downey (Oakland Police Department)
Lt. Downey opened his talk with the observation that the Oakland Police Department, Community Training Division, had used the Oak Knoll site in the past for canine and vehicle operations, recruit training and other functions. He was pleased that SunCal had recently offered free use again, on the belief that this would improve security.  Already intruders, known as metal miners, had removed on-site property, and some intruders had used the buildings for other purposes. In the future, such individuals will be arrested for trespassing.

The police department is planning to remain at the Oak Knoll site as long as possible or until the new Oakland Fire/Police training site at Peralta College is available.  He plans to work with SunCal, specifically Pat Keliher, over the next couple years.

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Dan Farrell (Oakland Fire Chief)
Dan Farrell thanked SunCal for opening an early dialogue into this process to make sure issues and questions were addressed and that people could ask general questions about response times.  The average "landing trials" or response times so far to the gate of Oak Knoll were 5 minutes 50 seconds, regarded as a generally good response, with 7 minutes being the standard.  With regard to the fire station nearest the base, Farrell noted that it is Station #26 on 98th Avenue.  There is no plan for opening another station at Oak Knoll.

Over the past 10 years, Farrell said that the fire department had been called to the base 22 times, a number consistent with any vacant property although there were some areas of special concern--such as the amount of vegetation.

Since the property is within the Wildfire Prevention District of Oakland, side-road vegetation and other issues pertain. Already homeowners in the district pay $65 a year in order to fund inspections and educational outreach about defensible space plans. The fire department currently contacts out vegetation management if a property owner is not in compliance. Most of the owners do maintain their spaces, and there are almost 27,000 inspections annually.

After Farrell concluded, Pat Keliher noted that SunCal will be using "Goats 'R Us" to handle vegetation control at the base, and neighbors should expect about 500 animals in the next 20 days or so.

Carmen Martinez (Oakland Library)
Carmen Martinez opened with a statement that libraries are really about people, "us and you" and that she was therefore pleased to have been invited to discuss a potential Oak Knoll branch.  She was delighted that neighbors want a library here.

The Oakland library system, she added, is the second oldest in the state, with nearly 15 branches strategically and geographically located throughout the city. Recent plans for improving services and building, she noted, have been approved for the aging system. Most of the facilities are about 40 years old, Rockridge is the newest, about 10 years old.

David Schnee (Oakland Library Master Planner)
David Schnee began by saying he had recently been given a private tour of Club Knoll, a very lovely facility.  Yet the question of how to operate an intended use within a building requires a look at feasibility and the ongoing planning process.

Schnee asked members of the audience which library they currently used, and found that the San Leandro library was most popular. Library location, he added, needs to be seen in relation to circulation and public interest. Therefore, library planners have go to the community and seek input from both individuals and organizations. One also needs to realize that the old infrastructures of libraries as repositories for books are outdated, and that new media and technology require new facilities and ideas.  Finally, if a library is too crowded or noisy, many people cease to come to it. 

The library planners are now asking to have the city think "big" about such issues, and would like to expand library improvement for all existing branches and add 3 new libraries in East Oakland (in part with a $6.5 million matching grant). Proposition 81, on the ballot for June, could also funnel a possible $20 million to libraries.

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Looking at a graphic showing the region, Schnee showed how the Oak Knoll area is not served, but other nearby libraries already exist with easy parking.  Notably there are these branches:

• Laurel (8-12,000 square foot facility)
• Eastmont (16-19,000 square foot facility)
• Brookfield (8-12,000 square foot facility)
• Martin Luther King (8-12,000 square foot facility)
• Melrose (8-12,000 square foot facility)

Schnee ended with a comment that branch libraries typically serve 15-20,000 people, but the Oak Knoll are was about 8-10,000.

Timothy Tosta (Attorney with Steefel, Levitt & Weiss, SF)
Tim Tosta opened with a comment about the next steps in the planning process, and remarked that SunCal was processing information at a rapid rate.  He was pleased with the process to date, and felt it was an appropriate way to look at land development, including ideas and concepts that resonate, or are harmonious, with the community. He also gave credit to SunCal for obtaining community input and advice as part of the early process. The existing updated project description will lead to filing an application to the city of Oakland.
Such acts represent sound business judgment.

One of the greatest plagues for developers is effective project time, both in the cost of carrying money, and in the increasing uncertainty of outcome.  Improving or declining values, price points, and building conditions are even less certain the farther out the time.  Therefore, time is money in this sense.

The basic reference points for the project included Oakland Base Reuse Authority (OBRA) work, specifically the Base Reuse Plan, and the EIS/EIR document. The new plan conforms, he asserted, with both OBRA and the General Plan. Additional studies with environmental review and added environmental document (with the Leona Quarry project) mean that SunCal didn't need to start from scratch.  The result is consonant with prior work and will not require a lot of new items [or official documents].

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Key elements that the public should follow in the application are these:  (1) the environmental review process (the city determines appropriate environment process), (2) subdivision maps which show two levels, the master map of gross uses and the re-subdivision map, and (3) the Planned Unit Development (PUD) process wherein large contingent land units are planned but allow for flexibility. The PUD approval guidelines, he continued, include building type, height, bulk, parks, landscapes issues, open space, parks, etc. The mini-specific plan document contains guidelines and details constraints or guides all future construction at the site, and can be viewed as a "legal ribbon" on overall development.

Since Oak Knoll is a Redevelopment area, Tosta observed, there are still other issues that must be considered.  Among these issues is affordable housing--and it will be the city council and not SunCal which will make the determination of whether this will be onsite or offsite, but in either case, the SunCal staff will endeavor to make this the best fit.

Tosta noted that through the review process one should expect some changes. So far, Tosta noted that SunCal had worked to understand the community as well as base reuse, brought in specialty consultants, and kept within the underlying environmental document (EIR/EIS). This was therefore something in the range of what neighbors might want and near the mark.

Tosta then advised the audience that the subdivision map evaluation, environmental review and the Planned Unit Development (PUD) would all be processes which would invite public comment.

The next official step in this ongoing process, he announced, will be an introduction of the Oak Knoll proposal by SunCal at the Planning Commission on May 17.  This non-action agenda item will be an informational presentation only, and would not be set up to answer specific questions.

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Pat Keliher concluded the session by mentioning that this would not be the end of the public process, and that issues such as the redevelopment merger, Club Knoll uses and architectural styles would remain part of an ongoing public discussion.

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