Eastlake neighbors submit design ideas to transform Oakland’s vacant East 12th Street lot
on September 16, 2015
On the corner of East 12th Avenue and 1st Street in the Eastlake neighborhood, there is a vacant lot blanketed in blue-grey shale, fenced in rickety chain-link, with piles of dirt and piping unceremoniously heaped throughout the enclosure. For the neighbors, the fate of this seemingly forgettable public parcel has been the latest skirmish on the frontlines of gentrification.
After the City of Oakland considered selling the land to Urban Core, a private developer that proposed building a tower of market-rate housing, members of Eastlake United for Justice, the broader citizens’ group of the East 12th Coalition, and legal professionals from Public Advocates launched a campaign to stop the sale.
The city agreed to halt negotiations in July and solicited the public for other proposals on how to develop the land. In August, the office of James Golde, the city’s real estate manager, issued a call asking for community input during a 60-day period, stating: “The City will consider any viable proposals during the notice period.”
That period ended on Monday, as the East 12th Coalition unveiled their own proposal, the culmination of a “Wishlist” event in August that gathered over 200 community members to brainstorm what kind of building they wanted to see built. “This is not a final proposal—it becomes a firm proposal, unfortunately, when there is economic backing behind it. Everything is achievable, physically, from a construction-design perspective. A building that responds to the community can and should be built here,” said Eric Saijo, one of the lead architects who helped compile the Wishlist event’s creative output.
The mood at the unveiling was jovial. As the evening sun dipped behind City Hall, a vast bank of fog lumbered across the skyline towards Berkeley, scattering and softening the sunset glow. When Saijo pulled the green felt cover from the proposal sketch on the parcel’s perimeter on Monday, he revealed plans for a six-story building with commercial space on the bottom floor. The residential units above varied between single bedroom and three-bedroom apartments, with 98 slated as affordable housing. Space around the building was charted for public use, with a community micro-farm, edible garden and open landscape that connects with the walkway along the Lake Merritt channel.
Instead of a tall steel and concrete tower, the proposed housing would be built duplex-style on a platform with wood framing and concrete. The ground floor is designed for commercial space that could support retailers. “Retail space needs to be for local people, for small enterprises, that allows them to get a foothold,” said Saijo, “It should not be a fortress … It should facilitate movement through it.”
The proposal was submitted to Golde and Patrick Lane, the city’s project manager for the parcel, who will be reviewing the proposals with his staff. The proposal is advisory, not binding.
In an emailed statement, Golde’s office said that proposals were also submitted by other interested parties, including PLACE Development, the Oakland Unified School District, BRIDGE Housing Corporation, and a partnership between UrbanCore Development and East Bay Asian Local Development Corporation.
Lane, who manages projects in North and West Oakland and has been attending planning meetings regarding the East 12th parcel, and Michele Byrd, who manages housing and development, did not return requests for comment. Councilmember Abel Guillen, whose district includes the East 12th parcel, declined to comment on the Wishlist event and East 12th proposals.
Community members began disputing Urban Core’s proposal as early as March, and in May, 75 citizens protested a city council meeting discussing the sale of the land.
David Zisser, a lawyer for Public Advocates, reminded the crowd at the East 12th Wishlist unveiling on Monday that their main argument against Urban Core’s proposal had been a state law, The Surplus Lands Act, which stipulates that public land sold to private developers for residential construction must include a minimum of 15 percent affordable housing,
“We’ve been fighting tooth and nail to have the city follow the state law and their own responsibilities,” said Dunya Alwan, who lives in the neighborhood on the eastern shores of Lake Merritt and is a planner for Eastlake United for Justice. “We don’t want to be in an adversarial relationship with the city; we want to be in a partnership.”
Part of that effort was the Wishlist event, which was held on a sunny day in August. Over 200 people scrawled hundreds of ideas on index cards, hoping to mold the empty public lot into their dream development, replete with public space, gardens, shops and affordable housing. “We wanted to be able to offer something positive and visionary,” said Katie Loncke, a coordinator for the East 12th Coalition. The event was “all volunteer-driven, all out of our own passion to see this thing go in a more positive direction.”
Loncke recounted the atmosphere at the event, the sound of music, the donated food, and the clamor of children inside a bouncy castle. After several spoken word and musical performances, everyone congregated in the Imagine and Design tent. Here, community members jotted down their ideas for the lot.
“People light up when you just ask them, “What would you like to see? What do you wish for?’” said Loncke. She relished recalling one of the ideas that caught her attention: “There were some beautiful ideas on how to draw on some of the legacy of local communities on the land. Part of the parcel abuts a channel leading from Lake Merritt out to the bay—there is a tradition among Vietnamese boatpeople of being able to construct seaworthy vessels out of natural materials. What if there could be education focused on those skills?” Loncke imagined newly built heritage boats floating alongside recreational kayakers out on the lake.
The tent was also a forum where people discussed what an ideal community looks like. Participants talked about what they love about Oakland, how many bedrooms they have, how much they pay per bedroom, how many they need, what makes good housing, and how to integrate community services and business opportunities into housing. Everyone then drew their visions for the empty lot and how to divide it, which yielded over 30 designs, suggesting everything from an indoor public pool, fruit trees and meeting spaces, a health clinic, a place to lend tools or take classes, an affordable grocery, and a late-night bakery.
On Monday, with the unveiling of their group’s proposal over, community members began to leave the lot, where the architectural sketch still stood. Beside it, a gold shovel leaned against the chain-link. Alwan lingered, chatting with friends and colleagues. “We’re doing something that’s proactive,” she said. “If we hadn’t have had the fight we wouldn’t have had the possibility. Rabble-rousers get a lot of flak, but sometimes if you don’t rabble-rouse, you don’t open up a window for what you want.”
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The Wishlist group were specific in who they targeted to contribute their ideas, thereby leaving out the majority of the community’s input. Their goal is to prevent gentrification and ideas from like-minded people were only included. Please make no assumption that they represent the majority of the community.
The parcel falls in a transit corridor walkable to BART that the city Planning Dept has identified as where they want to build high density and the parcel can have up to 364 units built on it. If these activists are so concerned about adding affordable housing to the area why then did they ask to build only 98 units? That’s 266 other low income families that are losing the opportunity to have affordable housing.
The Urban Core plan is adding 360 units of which 90 are affordable units with rents from $900-$1200 a month. Unlike the Wishlist plan, it is fully financed and not just a “wish”.
Steve, the E 12th St Wishlist/People’s Proposal* might not represent the majority opinion — but there isn’t any evidence that the wishlist is out of step with how *most* neighborhood residents feel.
The proposal’s methodology section (pg 8-9) is very clear that the Aug 23rd event had 200+ attendees and that the organizers engaged more than 300 residents throughout August. It also states explicitly that they focused on reaching long-term, low-income residents of color.
Even assuming that only adults (18+) are the only voices that matter on this issue, there are at least 8,000 adults living in the area immediately surrounding the parcel. If you extend the boundary of the area neighboring the parcel to include your house, the adult population jumps to 25,000+. Approximately 65% of those 25,000 residents do not have a 4-year degree (the less traditional education people have, the less likely they are to follow or participate in local government decisions). Of the ~13,700 households who live within that area, nearly 1 in 4 has no adolescent OR adult who speaks English well — so those families are very unlikely to attend Planning Commission and City Council meetings.
Community engagement processes *never* engage everyone — and honestly, many people simply don’t have an opinion about the E 12th St parcel or don’t feel strongly enough about it to voice it. We also don’t have a statistically sound study that polled residents on this issue (let alone one conducted in multiple languages) — and even that would have problems, since the way questions are asked impacts people’s answers. I am very impressed by (and appreciative of) the hard work that Eastlake United for Justice organizers have done to engage the people they did manage to reach.
*Available at: https://drive.google.com/file/d/0Byw4Am_t3MPzemcyOW5zdlZKd3M/view?pli=1
Urban Core–your projects generally develop right to the edge of the site. The Wishlist group has created a site for living as well. What could be better in the hustle and bustle of busy lives than to have a real place in the sun where dwellers have not only an inside but an outside in a community?
I want to voice my support for a higher density structure at this location. With it’s proximity to rapid transit and other amenities it would be a shame to put a low density project here. We need high density close to transit, which will get more people out of their cars and onto bicycles in addition to more foot traffic, which ultimately benefits all the small businesses surrounding the area. Unfortunately we don’t live in a pastoral environment. To treat that location as such makes no sense.
All that said, I think the Wishlist proposal has some excellent ideas that would be good to incorporate into the winning high density proposal. One of those ideas is the proposal of having some retail space on the ground floor to invite exchanges between the building, lake and surrounding communities.
From what I understand there are at least four or five other proposals. The Urban Core proposal which I have seen parts of achieves 92% (e.g. 90 versus 98) of the affordable housing space of WishList but also includes another 250 or so market rate units. Affordable was defined as $900->$1,200 per month.
[…] Eastlake neighbors submit design ideas to transform Oakland’s vacant East 12th Street lot […]
[…] On November 20, the chain link fence that surrounds the contentious public land on East 12th was covered with panels of murals painted by students from Coliseum College Prep high school in East Oakland. In the late autumn darkness, the students and East 12th Coalition members, among others, were illuminated in floodlights as they showcased the artwork and unveiled their final “wishlist plan” to the city government. The plan is a proposal for the land’s use, based on community input gathered in August by the coalition, a group formed by Oakland residents who are concerned about the sale and development of the public parcel of land located on the Lake Me… […]
[…] Plans were proposed by private developer, Urbancore, to build a market-rate, luxury high-rise on East 12th Street, a piece of surplus land. However, the coalition is fighting back with the argument that the […]
[…] Bruce pointed to the lot near Lake Merritt on East 12th Street that has been the subject of much discussion and controversy. She said the land there only became usable after the city spent public dollars realigning the […]
[…] The district raised salaries for teachers by three percent last summer. The district is also considering providing affordable housing to teachers. “We’re one of the proposals submitted around the big controversial 12th Street property,” said Townsend, referring to the idea of building affordable housing for teachers on the contested East 12th Street lot, which was previously slated for private development, until community members asked that the city consider alternatives. […]