OAKLAND'S CHANGING COMMUNITIES
INNOVATIVE AFFORDABLE HOUSING PROJECTS
The City of Oakland’s high demand for affordable housing has led to many innovative initiatives supported by the joint forces of local government, non-profits and community organizations. As a coalition of various affordable housing groups, East Bay Housing Organizations puts together an annual report which provides an educational background to what is affordable housing, who creates it, why it is important and the its current demand.
The East Bay Housing Organizations is also involved in many of the innovative housing projects throughout Alameda and Contra Costa County. These projects address the demand for affordable housing and special need housing by developing new sites or reclaiming and transforming old spaces.
Emancipation Village
3800 Coolidge Ave. Oakland
Completed: In Development
Developer: Affordable Housing Associates
A new development that will offer transitional supportive housing for youth coming out of foster care. It is located on the Fred Finch Youth Center, who offers mental health and social services to youth who suffer from neglect and abuse. The Emancipation Village is meant to help meet the demand of the 85% of the 3000 youth who emancipate from Alameda County’s foster care system annually and have housing needs.
The project includes 42 units for households earning between 0 and 20% of the Area Median Income. 10 of these units will be for foster care youth 16-17 years old while the rest will be for emancipated young adults aged 18-24. The project also offers on-site management and services.
The project includes 42 units for households earning between 0 and 20% of the Area Median Income. 10 of these units will be for foster care youth 16-17 years old while the rest will be for emancipated young adults aged 18-24. The project also offers on-site management and services.
Merritt Crossing
609 Oak Street, Oakland
Completed: October 2012
Developer: Affordable Housing Associates
Figure 3: Images of Merritt Crossing.[3]
Merritt Crossing offers 70 affordable unites to people over 55 with low incomes close to Oakland’s Chinatown and to the Lake Merritt BART station. Roughly half of these units were reserved for those who were homeless, at high-risk for homelessness, have HIV/AIDS or have a mental illness.
This was the first multi-family high-rise in California to earn the Energy Star Certification, and has received much recognition for its sustainable and design features. The project consists of many bright-colored panels, made out of durable Swiss Pearl, and glass walls that connect the high-rise to the street but are insulated from noise. The design is coupled with green features such as rooftop photovoltaic panels, rooftop solar hot water system, planted mesh rainscreen facades, thermally-broken windows, air-filtering system for quality indoor air and parking lifts. The design is incorporated into convenience with on-site services including a community courtyard, laundry room, kitchen and management office.
This was the first multi-family high-rise in California to earn the Energy Star Certification, and has received much recognition for its sustainable and design features. The project consists of many bright-colored panels, made out of durable Swiss Pearl, and glass walls that connect the high-rise to the street but are insulated from noise. The design is coupled with green features such as rooftop photovoltaic panels, rooftop solar hot water system, planted mesh rainscreen facades, thermally-broken windows, air-filtering system for quality indoor air and parking lifts. The design is incorporated into convenience with on-site services including a community courtyard, laundry room, kitchen and management office.
Tassafaronga Village Apartments
930 84th Ave, Oakland
Completed: 2010
Developer: Equity Community Builders and David Baker+ Partners Architects
In the southern end of Oakland a new community of affordable housing, green pathways, and pocket parks. It is one of the first LEED ND Certified Gold Plans. Green technologies include solar power for on-site electricity and hot water. There are traditional townhouses and the “pinwheel” four-plexes design, but all hold washer and dryers for convenience. There are also three-story apartments which house affordable units and line a hidden parking lot. The Village Square offers a central plaza for a social gathering and a sheltered play areas. A pasta factory and surrounding unused industrial land was transformed into affordable apartments and a neighborhood medical clinic. In addition, Habitat for Humanity built another 22 townhouses which were sold for low-interest mortgage after a 500 hour sweat-equity labor investment in the construction of the homes. [4]
The Altenheim
Mac Arthur Boulevard, Oakland
Completed: October 2010
Developer: Eden Housing & Citizens Housing Corporation
First founded in the 1890s by German immigrants as an assisted-living facility for seniors, it was restored into 93 studio and one-bedroom units. The project won the Partners in Preservation Award from Oakland Heritage Alliance in 2007 and placed the site on the National Register of Historic Places. Three new buildings were then integrated with the historic structures adding another 81 unites. The renovation included many sustainable features and offers a total of 174 apartments for very-low-income seniors. [6]
Eastside Arts and Housing
2277 International Blvd. Oakland
Completed: October 2005
Developer: Affordable Housing Associates
The EastSide Arts Alliance was a grassroots community art organization that was looking for a permanent office space along with a performance stage and after school programming space. Partnering with Affordable Housing Associates, they bought and rehabilitated a vacant building into 15 apartment units, 4 commercial units, the EastSide Arts Alliance offices, performing spaces, recording studio, printmaking studio and gallery.
COMMUNITY DEVELOPMENT PROJECTS
Lake Merritt Space
Open space, parks, and outdoor recreation opportunities attract new business and increase real estate values. Lake Merritt is used by joggers, rowers and walkers who are looking maintain healthy lifestyles. Along the lake are interesting pieces of architecture, a new cathedral, government buildings, cultural centers, and the Lake Chalet. The three mile greenbelt around Lake Merritt added $41 million to surrounding property values. [7]
WATCH: Lake Merritt Channel Reopens for First Time in 140 Years
WATCH: Lake Merritt Channel Reopens for First Time in 140 Years
Figure 5: Images of Lake Merritt, its greenbelt and the surrounding buildings.
MacArthur Transit Village
A transit-oriented development located next to the MacArthur BART station. It is an attempt to develop and underutilized site through mixed-use bicyclist and pedestrian friendly development. It will include 624 housing units--108 affordable units--a parking garage, commercial space and a community use space.
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Fruitvale Transit Village
Begun in 1991, Fruitvale Village is a prime example of transit oriented development (TOD), a modern approach to incorporating residential and commercial transit needs into high density planning areas. It accounts for the local demographic of lower-income, minority (mostly Latino) residents who may benefit from accessible transport and affordable housing. The Unity Council, a community development corporation, has promoted integrated planning to address local problems. The original project proposed a four-story building with condominium/apartment housing units and a five-story parking garage with one spot per unit. The 275 units would be a mixture of studio, one-bedroom, two-bedroom and three-bedroom units, both affordable and market-rate, and constructed in four phases. The development includes residential and commercial parking, retail/restaurant spaces, a non-profit healthcare clinic, child care facility, library, executive offices and mixed use housing. An additional benefit of this project is that neighborhood residents and businesses are subject to less traffic density and benefit environmentally from improved air quality. [8]
Coliseum Project Area
Figure 6: Graffiti in West Oakland
The facility is a part of the city region aptly named, Coliseum Redevelopment Area (designated in 1995). The zone covers approximately 11 square miles and has North/East/South/West Borders at 22nd Ave., International Blvd., San Leandro and the Oakland Estuary/San Leandro Bay/Oakland International Airport respectively. It is designated furthermore into 6 geographic bases of activity, of which 75 percent of the overall space is designated as commercial, industrial and/or airport-related use. The remainder is residential. This includes the Coliseum and Fruitvale BART transit villages.
Currently, planning initiatives are focused on lessening structural and economic blight by redeveloping and replacing infrastructure. The Tough on Blight initiative focuses on code enforcement, employment of homeless, security cameras to deter illegal dumping and graffiti, funding for murals and green walls. “Coliseum Tough on Blight is an enhanced blight enforcement operation that aggressively pursues blighted properties and blighting conditions within the Coliseum Project Area.” There is a special focus on infrastructure investment program for industrial zones. [9]
Currently, planning initiatives are focused on lessening structural and economic blight by redeveloping and replacing infrastructure. The Tough on Blight initiative focuses on code enforcement, employment of homeless, security cameras to deter illegal dumping and graffiti, funding for murals and green walls. “Coliseum Tough on Blight is an enhanced blight enforcement operation that aggressively pursues blighted properties and blighting conditions within the Coliseum Project Area.” There is a special focus on infrastructure investment program for industrial zones. [9]
Local University Contribution to Community Building Initiatives
Community building is an approach to urban resident dissatisfaction. It uses a comprehensive method to address whole communities, rather than improving only economic mobility of low-income residents for example. This is intended to empower residents through collaboration of nonprofit and governmental groups under the headings of physical, social, cultural and economic components. One strategy is to map community assets and plan accordingly, especially with the involvement of young people.
This strategy has been applied to Oakland due to its proximity to a well-developed urban planning program: University-Oakland Metropolitan Forum Based at the Institute of Urban and Regional Development of the University of California at Berkeley. Having such a local university available allows for a symbiotic relationship to play out between urban planning students and the community. Guided by experts, citizens are encouraged to play an active role in community building and students are able to develop their programs in urban planning and ability to provide technical advice, as well as allocate financial support from the institution and make post-implementation evaluations.
Oakland is a unique case study with unusual coupling of qualities: a midsize city with significant citizen distress, available local resources and human service agencies and interest in local building initiatives. Because the city is situated with socioeconomic problems and available resources for promising recovery, it provides an interesting location for urban planners and developers. Yet despite its appreciable size, it is still small enough that activists feel encouraged to impact local political and organizational efforts. It is therefore a center of many concurrent projects run by different social organizations.
There are a high proportion of negative issues under unique conditions, and many challenges which can be approached in a variety of ways by a multitude of existing organizations/cooperatives. High unemployment with lack of adequate job opportunities, dangerous streets, new public health dangers and dysfunctional educational and human services are just some of the conditions available for remediation. Additional circumstances include an uncommonly diverse distribution amongst income classes, racial and ethnic diversity with no single group in the majority, and a relative acceptance of multicultural values (making multicultural coalitions more prominent than in other cities). Although the extent of poverty for individuals is the same as other comparable cities, available resources for local job growth are comparatively greater in Oakland [10].
This strategy has been applied to Oakland due to its proximity to a well-developed urban planning program: University-Oakland Metropolitan Forum Based at the Institute of Urban and Regional Development of the University of California at Berkeley. Having such a local university available allows for a symbiotic relationship to play out between urban planning students and the community. Guided by experts, citizens are encouraged to play an active role in community building and students are able to develop their programs in urban planning and ability to provide technical advice, as well as allocate financial support from the institution and make post-implementation evaluations.
Oakland is a unique case study with unusual coupling of qualities: a midsize city with significant citizen distress, available local resources and human service agencies and interest in local building initiatives. Because the city is situated with socioeconomic problems and available resources for promising recovery, it provides an interesting location for urban planners and developers. Yet despite its appreciable size, it is still small enough that activists feel encouraged to impact local political and organizational efforts. It is therefore a center of many concurrent projects run by different social organizations.
There are a high proportion of negative issues under unique conditions, and many challenges which can be approached in a variety of ways by a multitude of existing organizations/cooperatives. High unemployment with lack of adequate job opportunities, dangerous streets, new public health dangers and dysfunctional educational and human services are just some of the conditions available for remediation. Additional circumstances include an uncommonly diverse distribution amongst income classes, racial and ethnic diversity with no single group in the majority, and a relative acceptance of multicultural values (making multicultural coalitions more prominent than in other cities). Although the extent of poverty for individuals is the same as other comparable cities, available resources for local job growth are comparatively greater in Oakland [10].
SUSTAINABILITY
In 2005, new legislation supporting green building for municipal projects was adopted in Oakland. It required green performance for major civic projects and created policies to guide private development as well. In October 2008, Senate Bill 375 called for California’s 18 regions to “develop an integrated transportation, land-use and housing plan known as a Sustainable Communities Strategy,” in order to reduce greenhouse gas emissions [11]. On October 19, 2010, Oakland’s City Council adopted a comprehensive green building ordinance concerning private development projects. Furthermore, CALGreen [12], the State of California’s Green Building Code, was adopted state-wide, and offers further regulation to the sustainability of new developments.
Regional Housing Needs
The Association of Bay Area Government (ABAG) is responsible for creating the Regional
Housing Need Allocation (RHNA) which will identify the region’s areas to develop the region’s projected hosing needs. The RHNA must uphold the goals of the Sustainable Communities Strategy by encouraging mixed-use development, including affordable units, close to transit options. It is supposed to assure a “fair share” of the regional need of affordable housing to each city.
The RHNA will be released the summer of 2013 but some, like the East Bay Housing Organizations, have already critiqued the draft for assigning 70% of the housing to cities who have volunteered for the growth. This means an over-concentration of development will occur sparking gentrification in certain low-income communities while other communities refuse to build the affordable-housing its members need [13].
Housing Need Allocation (RHNA) which will identify the region’s areas to develop the region’s projected hosing needs. The RHNA must uphold the goals of the Sustainable Communities Strategy by encouraging mixed-use development, including affordable units, close to transit options. It is supposed to assure a “fair share” of the regional need of affordable housing to each city.
The RHNA will be released the summer of 2013 but some, like the East Bay Housing Organizations, have already critiqued the draft for assigning 70% of the housing to cities who have volunteered for the growth. This means an over-concentration of development will occur sparking gentrification in certain low-income communities while other communities refuse to build the affordable-housing its members need [13].
Green Building
Green building is an urban planning concept related to sustainability, concerning the effects that specific types of building construction, operation and demolition can have on the environment, economy, citizen health and productivity. For example, environmental and economic initiatives of green building may be coupled under an initiative to reuse or remodel existing buildings rather than demolish and reconstruct. Often this entails use of recycled and/or sustainable materials (environmental) with low volatile organic compound or formaldehyde-free materials (health). Newer buildings are being pushed to improve water and heating efficiency, perhaps taking advantage of passive heating and cooling methods.
However, higher costs are often a concern to developers considering the degree of green building practices they can include. There are a number of initiatives at the federal, state and local level that are improving sustainable practices nationwide, including in Oakland. Federal incentives exist according to classification as commercial, residential or historic building classes, as well as tax credits for energy efficiency. At the state level, use of renewable and efficient materials as well as solar systems is encouraged, with special incentives for small businesses. Local utilities for the Bay Area region offer special programs for residents and commercial usage. For example, the local energy provider, Pacific Gas and Electric (PG&E) offers free energy improvements for income-qualified resident [14].
However, higher costs are often a concern to developers considering the degree of green building practices they can include. There are a number of initiatives at the federal, state and local level that are improving sustainable practices nationwide, including in Oakland. Federal incentives exist according to classification as commercial, residential or historic building classes, as well as tax credits for energy efficiency. At the state level, use of renewable and efficient materials as well as solar systems is encouraged, with special incentives for small businesses. Local utilities for the Bay Area region offer special programs for residents and commercial usage. For example, the local energy provider, Pacific Gas and Electric (PG&E) offers free energy improvements for income-qualified resident [14].
Smart Development
Smart Development is a technique aimed at economic sustainability and covers water and air quality; solid and hazardous waste; industrial pollution remediation, prevention and reduction efforts; eco-industrial parks. The eco-industrial park model has two types. In Type 1, each separate industry fulfills an individual a sustainable practice, which can “represent an effort to allow or encourage economic growth while minimizing environmental impacts.” In Type 2, a center of industrial activity is linked by components which are necessarily related and can use each other’s products and by-products or wastes.
“One industry produces by-products that are then converted into new products by other park tenants. Additionally park tenants are linked into a supportive community through codes and covenants that help them respond to community values. For those communities that work to build eco-industrial parks, opportunities for sustainable economic health are promised. Sustainability is promised because successful tenants of the park will have reduced incentives to relocate. Tenants will secure a package of benefits customized for their needs that will be quite difficult to capture elsewhere. Opportunities for community health can occur when the relationship with the local ecological system is identified, thus reducing the load on resources through more effective or efficient use. Eco-industrial development can create jobs and a healthier environment at the same time.”
-Greenlights Foundation 1999 [15]
WORKS CITED_____________________________________________________
- East Bay Affordable Housing Organizations. Affordable Housing Guidebook. Oakland: 2012. Accessed March 2, 2013. http://www.ebho.org/artman2/uploads/1/GuidebookPartI_Articles.pdf.
- Affordable Housing Associates. Accessed March 2, 2013. http://www.ahairg/.
- Affordable Housing Associates.
- David Baker + Partner. Tassafaronga Village. Accessed March 2, 2013. http:// www.dbarchitect.com/project_detail/2/Tassafaronga%20Village.html
- Jones, Carolyn. “Oakland: Grand reopening of Altenheim senior home” SF Gate, December 17, 2010. //www.sfgate.com/bayarea/article/Oakland-Grand-reopening-of-Altenheim-senior-home-2453028.php
- Eden Housing. Accessed March 2, 2013. http://www.edenhousing.org/.
- Kemp, R. (2006). Cities and nature: A handbook for renewal. Jefferson, North Carolina: McFarland & Company, Inc., Publishers.
- Case Studies: Fruitvale Transit Village Project. Accessed March 2, 2013. http://www.fhwa.dot.gov/environment/environmental_justice/case_studies/case6.cfm
- City Administration > Neighborhood Investment. Coliseum Project Area. Accessed March 6, 2013. http://www2.oaklandnet.com/Government/o/CityAdministration/d/NeighborhoodInvestment/o/Coliseum/index.htm
- Victor Rubin, The Roles of Universities in Community Building. (working paper., University of California at Berkeley IURD, 1998).
- One Bay Area. One Bay Area Fact Sheet: SB 375. Oakland, 2009. Accessed March 2, 2013. http:// www.onebayarea.org/pdf/SB375_OneBayArea-Fact_Sheet2.pdf
- Building Standards Commission. CAL Green. http://www.bsc.ca.gov/Home/CALGreen.aspx
- Regional Housing Need Allocation. Association of Bay Area Governments. Accessed March 2, 2013.http://www.abag.ca.gov/planning/housingneeds/#
- Pacific Gas and Electric. Energy Savings Assistance Program. http://www.pge.com/en/myhome/customerservice/financialassistance/energysavingsassistanceprogram/index.page
- Portney, K. (2003). Taking sustainable cities seriously: Economic development, the environment, and quality of life in american cities. (pp. 78-116). Cambridge, Massachusetts: The MIT Press.