Questions:

What does SunCal typically do?

What happened during the early base closure process? 
I thought we finished the plans years ago.

What about toxics and demolition?

Will the South Hills continue to be ignored at city hall or will we be able to get a much-needed symbolic center at Oak Knoll?

What should I expect?

What has the public gained from past involvement at Oak Knoll?

Q: What does SunCal typically do?

A: From information presented in public meetings, talks, and on the its website, it appears that SunCal typically focuses on the following goals.

1. Buying large parcels of land in California or Nevada, typically farms, office complexes, or as in this case, a closed military base that could be developed into a successful mixed-use or residential project.

2. Developing an overall "master plan" for the new community.

3. Performing basic site evaluation including environmental analysis.

4. Hiring contractors to do demolition, grading, and infrastructure development (sewers and other utilities) "to the curb."

5. Selling groups of residential lots to several major home builders to create distinct imbedded neighborhoods at each "master planned community." In the past, SunCal has partnered with companies such as Lennar Homes and Centex Homes to develop both mix-use and residential communities.

After purchasing the base, SunCal has moved quickly to the process of developing a master plan for the new Oak Knoll community. At three public meetings in March and April 2006, SunCal invited neighbors to participate in a discussion about different uses for the site and to evaluate two alternative plans. Throughout this process, SunCal has said that the project would consist of a large residential community with a variety of housing types and a small commercial/retail area. A restored creek corridor, public open space, and if feasible, a restored Club Knoll were also discussed as possible amenities.

As of April 2006, it is unclear how SunCal plans to handle long-term ownership and maintenance of public amenities such as the creek corridor, trails, natural open space, and Club Knoll. It is also unclear how SunCal will eventually handle the sale of any commercial or retail area developed at the site.

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Q: What happened during the early base closure process?  I thought we finished the plans years ago.

A: The base closure process has been complex, and might be characterized as having three distinct phases.  From the early 1990s to 1998 when the final Environmental Impact Report was printed, neighbors were engaged in several years of public meetings with consultants, hopeful city and nonprofit entities that wanted property at the base, and city staff.  During this period of time, it was assumed that the City of Oakland would become the primary developer of the site after paying a minimal amount to the Navy. 

Shea Homes and Summerhill Homes both competed for the project and presented different plans to build out the residential areas, to restore Club Knoll, to protect natural open areas and to provide other features at the site. In the meantime, neighbors visited Shea and Summerhill projects and came away impressed by their high quality design, architecture, and construction. (In light of this, neighbors would probably be delighted if these local companies were to partner with SunCal.) As we understand it, after the Shea proposal was selected by the city, this process collapsed partly because none of the four base reuse plans described in the EIR generated a large number of long-term jobs, and because the amount the city was willing to pay for the site proved too low. 

The Navy then decided to put the property out to open bidding.  The first round resulted in a successful bidder who then defaulted on the down payment.  Several years elapsed as the City of Oakland sued the Navy to gain real property on the site in exchange for its $2 million buyout of federally mandated homeless rights to property at closed bases.  The city prevailed and was awarded nearly 5.5 acres.

A final round of open bidding began in 2005.  SunCal Companies of Irvine, California, was the winner at approximately $100,000,000.  With substantial financial backing and experience with large scale community development of simultaneous projects, SunCal is proceeding with the planning and design phases, but typically turns over the active building phases (by selling lots) to large-scale housing companies such as Lennar, Centex, and others.

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Q: What about toxics and demolition?

A: SunCal Companies will be responsible for both.  SunCal indicates that it will be purchasing insurance to help with unexpected toxic pollution (a typical problem in base redevelopment) and expects that demolition will take about a year.

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Q: Will the South Hills continue to be ignored at city hall or will we be able to get a much-needed symbolic center at Oak Knoll?

A: A great deal depends on the persistence and vitality of the residents.  The south hills is among the most underserved areas of all Oakland in terms of library facilities, senior centers, active recreation, police protection, public schools, and a community center such as Club Knoll. What we do have is beautiful open space parklands and creeks with native vegetation and trails (including several East Bay Regional Parks and Oakland Parks), fascinating topography, strong residential neighborhoods, stately trees, and lovely views.

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Q: What should I expect?

A: After the SunCal public meetings, there will be more public input processes at the Planning Commission (especially regarding density, design review, and architecture) and at the Oakland City Council.  A revised or new Environmental Impact Report is likely.

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Q: What has the public gained from past involvement at Oak Knoll?

A: Oak Knoll Neighbors was part of the early base closure process and helped formulated the final reuse plans, which all include generous open space, creek preservation, active recreation areas, and preservation of Club Knoll and support the inclusion of a public library and senior center on the base. The Neighbors also met with appropriate agencies to get commitments to the plans. Unfortunately, the joint application of Oakland Parks and Recreation and East Bay Regional Parks for public benefit conveyance of Oak Knoll property was withdrawn before becoming finally successful.

Oak Knoll Neighbors helped review all the public benefit conveyance applications for the site and was a partner with the homeless coalition in forging language for the initial homeless buyout, later adopted.  It ensured that the 5.5-acre city site, acquired through the homeless buyout, would eventually become low-density residential development.  Finally, Oak Knoll Neighbors hired a lawyer and succeeded in preserving the R-30 residential zoning for the entire site. That zoning will make it easier to meet the needs of the nearby neighbors and generate an attractive, coherent design.  All this aids in the successful redevelopment of this distinctive property.

Oak Knoll Neighbors also has been involved in nearby developments.  It assisted the Burkhalter Neighbors Association and the Leona Heights Association in their conflict with the developers of the Leona Quarry by vetting the draft EIR, providing speakers at Planning Commission and City Council meetings, collecting referendum signatures, and contributing funds for legal council.  Citizen involvement in the Leona Quarry fight resulted in increased geotechnical and hydrological standards, reduction of density and the elimination of a very large, five-story building proposed for a site directly adjacent to I-580.

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