Over the past decade, neighbors have consistently supported several key goals.
These items have been openly discussed in several public meetings with the city of Oakland, at local neighborhood meetings and meetings with consultants and developers.
Here are key points that have been repeatedly raised by residents.
Housing Density
Clearly one of the central concerns of neighbors is about the number and kind of housing units that will be developed at the site. In the published final Environmental Impact Report from 1996, the number of total housing units ranged from about 585 to 600 in most plans. Density numbers were established by analyzing traffic congestion studies, air quality evaluations, and potential development sites, etc. In the EIR, single-family units predominate. In SunCal’s initial presentation to the community, a diversity of housing types—from single-family to townhouse to multiple unit—suggests a desire to increase density.
Club Knoll and Related Public Amenities
In addition to restoring Club Knoll and nearby active recreation areas, the community has also expressed interest in a library, senior community center, public meeting space, and small theater to be located within Club Knoll as a destination. Other ideas include adding artistic elements to the central public space to enhance the idea of a regional identity for the South Hills and using Club Knoll to house a small historical collection of Navy artifacts to provide a symbolic link to the past. It is imperative to find agencies or trusts that will oversee and manage these amenities, and the obvious connection rests with the city. It is our hope that the people of Oakland, not just the near neighbors, will realize the great potential gift that Club Knoll would represent and pressure our politicians to take appropriate action.
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Design Constraints: Seneca, etc.
For several years there has been a concern over the ability of any developer to take a holistic approach to site redesign due to the patchwork of preexisting uses and ownership issues. Predominant among these are the 5.5-acre City of Oakland property; the Credit Union property; a 14-acre parcel at the southern edge, sold years ago by the Navy to an individual; and Seneca Center, a facility for treating and educating at-risk youth. It is probable that SunCal will enter into agreements to purchase the Oakland City land, and use it as agreed with the city, for low-density single-family housing.
With regard to the privately owned parcel at the southeastern border, local neighbors strongly urge SunCal to purchase the property and then retain it as a native conservation greenbelt as part of the larger hilltop open space preserve. Within this parcel is a natural treasure; it is a healthy, diverse native ecosystem with topographic delight.
The issue is different for the Credit Union, which purchased its property directly from the Navy during closure. Developing the Oak Knoll site around an existing structure presents great challenges. If this property were available for purchase, it could be integrated in the larger development and perhaps a new Credit Union facility could be incorporated into the Village Center.
Seneca is unique. It obtained its acreage as the only Public Benefit Conveyance transfer of “surplus U.S. government real property” at the Oak Knoll Base through the U.S. Department of Education. It is legally required that each base have at least some “public benefit” and for Oak Knoll, Seneca was selected by the Oakland Base Reuse Authority (OBRA) for that role. OBRA consisted of local council and city politicians, the mayor of Alameda, a member from our U.S. Representative’s office, and others.
According to the documents provided to Oak Knoll Neighbors, there are specific conditions attached to public benefit transfers of surplus U.S. Government property for educational uses. The transfer is made by an interim-use permit or quitclaim deed. However, the property is subject to certain terms and conditions through a stated “restriction period” (usually 30 years for on-site transfers, but less under certain circumstances). During this restriction period, the property must be used continuously for the approved uses by a recipient who files annual utilization reports to the Department of Education and complies with nonprofit status requirements and nondiscrimination clauses. In addition, the property cannot be sold, leased, rented, mortgaged, encumbered or disposed of, in any way, without the prior written consent of the Government. It is also stipulated that property acquired for us as is (or with limited alterations) should be utilized within 12 months following transfer. However, where major construction or renovation is anticipated, the “general rule” is that beginning utilization occur within 36 months, and it is the duty of the successful applicant to be responsible for protection and maintenance of the property upon receipt of the deed or interim-use permit.
Clearly, there are ongoing duties and obligations passed to the applicant in the public benefit conveyance. Timely reports and good faith efforts are needed to ensure that the appropriate activities and benefits are accruing in order for the transfer to be successful. (More details can be obtained by contacting the U.S. Department of Education, Real Property Group, Office of Management, Room 2451 – FOB#10B, 600 Independence Avenue S.W., Washington, D.C. 20202, phone 202 401-0506).
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Open Space Preservation and Native Ecosystem Restoration (Rifle Range Creek)
Neighbors have repeatedly signaled their appreciation for native plant, tree, and animal species. Nothing in the SunCal material so far suggests that native ecosystems will be a priority in either the open space, creek, or greenbelt corridors. Oakland already has a strong tree preservation ordinance for coast live oaks and other landmark trees, but neighbors also need to express their preferences regarding the way in which conservation areas are defined and planned.
It is the goal of the Oak Knoll Coalition to forge a partnership between East Bay Regional Parks and SunCal, to turn over ownership of the designated open space and restored creek corridor to the parks agency. Such an agreement would provide SunCal certain tax benefits and assure future homeowners at Oak Knoll that the area would be competently managed in perpetuity. It would also tie the site into the surrounding neighborhood, since trail connections to Leona Canyon Regional Parks would be easy. To do this, however, it would be necessary to remove the upland housing tract from the center of the open space area. It would also be desirable to extend the park property by adding adjacent land--nearly 14 acres of native ecosystems and an intermittent stream--along the eastern/southern boundary, now privately owned. This composite natural open space area would provide an excellent buffer and public amenity for the new Oak Knoll community.
Commercial and Retail Areas
Neighbors have generally expressed either concern over any commercial/retail at the site or have favored small, neighborhood-focused activities. In the EIR, both uses are relatively minor in all four plans. It is essential that SunCal undertake exhaustive preliminary market research to firmly establish the viability of these activities in this area.
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Toxics
As the process of reuse unfolds, neighbors need to be alert to the problem of air, soil, and water pollution. Although SunCal reports it will be purchasing insurance to cover unexpected soil pollutants at the site, air pollution could be a big issue. Asbestos and other hazards, released during demolition, could become airborne or pollute the creek. Indeed, the creek will require special protection from all grading, demolition, and major development efforts.
Noise
Clearly local residents will be impacted by significant noise throughout the redevelopment process, not least of which that from extremely large construction vehicles using local streets.
Traffic
The Oak Knoll development, coupled with the Leona Quarry development, will have impacts on a significant number of Oakland residents. I-580 access and egress at Golf Links/98th Avenue, Mountain and Mountain/Keller Avenue, Edwards Avenue, Seminary Avenue, and the I-13 interchange were not designed with this kind of commuter activity in mind. With these large-scale infill developments (commuter villages) occurring, that are totally dependent on the automobile, one can expect significant traffic and air quality impacts that will be very difficult to mitigate. Furthermore, existing surface streets such as Sequoyah Road, Fairway Avenue, Oak Knoll Boulevard, Fontaine Street, and Greenly Avenue, to name a few, will see significant cut-through traffic. Limiting the density at Oak Knoll will be one way to bring these impacts to an acceptable level. For this reason, neighbors must be outspoken about compounding traffic problems in this area.
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Crime Issues
With Oakland police services stretched so thin, neighbors need to take a vocal role in demanding that open space, trails, and retail or other public-use areas will be designed to diminish the likelihood of social disorder.
Architecture
Residents have been vocal about finding architectural styles that are complementary to the surrounding neighborhoods and consistent with the historical meaning of the Oak Knoll property.
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Hydrology
Experience at the Quarry suggests that hydrological plans will be crucial to curtail heavy downstream flooding and sediment loads from Rifle Range Creek that flows into Arroyo Viejo Creek under the freeway and then courses through East Oakland to San Leandro Bay near the Coliseum. Indeed, Arroyo Viejo empties into the bay at wildlife conservation areas operated by East Bay Regional Parks and Oakland Parks and Recreation.
Sustainability
The Oak Knoll Coalition supports having Oak Knoll as a model community in “New Urbanism” (for which Peter Calthorpe is well known) and sustainability. Drawing from the record of Mayor Jerry Brown, Nancy Nadel, and Jane Brunner, we support having the community designed to include the following: passive alternative energy such as solar; ecologically-sensitive architectural design (including energy efficient orientations, insulation, gas fireplaces, etc.); mature tree preservation throughout the site; attention to public transportation and bicycling needs; walking trails and active recreation; modest re-grading of existing topography; native ecosystem enhancement as well as natural open space preservation; integrated affordable senior housing; and the development of an active community center, which would serve as the nexus for the south Oakland hills. To us, Club Knoll is an amenity that fits prominently in such a plan, providing real connections to the past and symbolic aspirations for the future.
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