EW D IN H - UC Berkeley College of Environmental...

From Empty Lots to AFFordAbLE Housing

Jiangyu Chen • Taylor Jacoby • Chloe Kachscovsky • Travis Richards • Brian Warwick Instructors: H. Fernando Burga • Eliana Abuhamdi • Warren Logan • Ginette Wessel

1

[IN]CITY 2013

• Nonpro!t community development organization build healthy, vibrant and safe neighborhoods in Oakland and the greater East Bay.

• In response to decreased funding sources, EBALDC has decided to deepen its commitment to neighborhoods where it already has an existing presence

• Study context of area.• Identify vacant or underutilized

parcels in corridor.• Identify existing assets or stressors

for parcels.

About the East Bay Asian Local Development Corporation (EBALDC)

Hismen Hin-Nu Terrace

Lion Creek Crossings• 439 Multifamily Rental Units• Lion’s Pride After School Program

• Neighborhood Networks Computer Lab

Hugh Taylor House• 43 Studio and One Bedroom Units

• Community room, common patio area and community kitchen available for residents

Drasnin Manor

Identify opportunity sites for construction or rehabilitation along International Blvd between 63rd Ave and 73rd Ave

EBALDC Housing in East Oakland

Prioritize potential sites for development

Propose uses, phasing, and general design principles of sites

• Determine desirability of parcels based on transit plans and EBALDC’s Healthy Neighborhoods priorities

• Determine ownership status and potential cost of parcels

• Research community need and market demand for various uses

• Identify potential funding streams

• Determine “best practice” design recommendations for sites

A NEW DEVELOPMENT IN HAVENSCOURT

Healthy Neighborhoods Approach12 Factors, and EBALDC’s top 6 priorities for Havenscourt

Environment & Air Quality

Social SupportsGreen Spaces

Business DevelopmentFood Access

Recreation

Transportation

Jobs & Work

Housing Options

Public Safety

Income & Wealth

Education

Transit-oriented development, support

policies & planning

Local hiring practices, connecting residents to

jobs

Build, preserve & manage safe, quality

a"ordable homes

Resident organizing, building security, work

with police

Asset building, free tax prep, !nancial education

& counseling

Partnerships with schools, classes for

residents and youth programs

1

2

3

4

5

6

107

8

9

11

12

Objectives and Approach



2

[IN]CITY 2013

RIDING TRANSPORTATION TO NEW OPPORTUNITIES

East Oakland Region

Transit in Havenscourt

Existing Conditions

San Francisco Chronicle May 18, 1912

Historical Havenscourt

HAVENSCOURT-LOCKWOODCAMPUS

INTERNATIONAL BOULEVARD

73RD

AVE

NUE

SEM

INAR

Y AV

ENUE

69TH

AVEN

UE

Commercial Use

Mixed Use

Parking Lot

Residential Use

Vacant or Underutilized

School, Religious Center

Land Uses

BARTOAKLAND AIRPORT/COLISEUM STATION

LION CREEKCROSSINGS



73RD

AVE

NUE

57TH

AVE

NUE

HEGE

NBER

GER

EXPR

ESSW

AY

64TH

AVE

NUE

CHUR

CH S

TREE

T

HAVE

NSCO

URT

BOUL

EVAR

D

SEM

INAR

Y AV

ENUE

HUGHTAYLORHOUSE

73

0.25 Miles

N

0.25 Mile

s

Sources: Esri, DeLorme, NAVTEQ, USGS, Intermap, iPC, NRCAN, Esri Japan, METI, Esri China (Hong Kong), Esri (Thailand), TomTom, 2013

OAKLAND INTERNATIONAL AIRPORT

N13

24

Project area

International Blvd

Originally conceived as a middle-class streetcar suburb, today Havenscourt is de!ned by a concentration of poverty and crime.

Despite being located on the busiest AC Transit corridor in Oakland, International Blvd is marked by an abundance of parking lots and vacant or underutilized space.

Havenscourt is bordered by several large-scale regional infrastructure projects, yet at the neighborhood level, residents have experienced decades of disinvestment.

The introduction of Bus Rapid Transit (BRT) will bring dedicated bus lanes and streetscape improvements, which will catalyze further investment along the corridor.

Once the site of a popular skating rink, this historical building has experienced rapid turnover in recent years.

45

11R

45

Bus Route

Daytime Bus Line

Proposed BRT Station0.25 Mile Walking Radius

In accordance with California Senate Bill 375 addressing greenhouse gas emissions, regional authorities have developed the One Bay Area Plan, which channels transportation funding into Priority Development Areas (PDA). International Blvd was selected as a PDA due to its transit access and plans to increase compact growth.

Policy Context

BRT investment, One Bay Area funds, and Oakland’s Transit Oriented Development (TOD) plan together present an opportunity for revitalization along the International Blvd corridor.

Why This Matters



3

[IN]CITY 2013

AN UNMET NEED FOR AFFORDABLE HOUSING IN HAVENSCOURT

While many housing units sit vacant, the demand for a"ordable housing continues to grow. Oakland’s waiting list for Section 8 housing has been frozen since 2011 at 9,000 applicants.

Tenure & Occupancy in Havenscourt

At least half of Havenscourt households need units with two or more bedrooms.

Household Income in Havenscourt(Source: RAND California)

Units Foreclosed 2007-2010

9462112%

Oakland4%

2012

2500

2000

1500

1000

500

0

2002 2004 2006 2008 2010N

umber of Foreclosures

Zip code 94621

Oakland

Foreclosure Trends Havenscourt residents had their homes foreclosed on at three times the rate of the rest of Oakland. Hundreds of households are currently searching for new places to live.

Vacant A"ordable Units 2%

A"ordable Units 600

Total Units 9,340

Owner Occupied

35%

Renter Occupied

47%

Vacant Units 18%

(Source: 2006-2010 ACS; 2010 HUD Picture of Subsidized Housing)

64% of households can be designated as extremely or very low-income. 79% of households would be eligible for some type of housing assistance.

The cost of rent in Havenscourt is about $300 cheaper than the city-wide average. Even so, almost half of Havenscourt residents would have to pay 60% or more of their total income to a"ord rent at market rates.

Rental Trends

(Source: 2006-2010 ACS; 2010 HUD Income Limits) (Source: 2006-2010 ACS; 2010 HUD Income Limits)

Household Size in Havenscourt Household Type in Havenscourt The majority of Havenscourt households are families, of which over half are headed by a single parent.

$100,000

Extremely Low-Income

Very Low-Income

Lower Income

Median Income

Moderate Income

69% 45% 43%

12%

31%

Female Householder, No Husband

Non Family Households

Married-Couple Family

Total Family Households

0 1000 2000 3000 4000 5000

≥3 persons

2 persons

1 person 27%

21%

52%

(Source: 2006-2010 ACS)(Source: 2006-2010 ACS)

$2,000

$1,900

$1,800

$1,700

$1,600

$1,500

12/2010 12/2011 12/2012

Oakland Rent AverageHavenscourt Rent Average 44%

20%

15%

14%

7%

Male Householder, No Wife



4

[IN]CITY 2013

THE CRIME CRISIS

Mapping Crime in Havenscourt

Neighborhood Concerns

! "

"

"

"

"

"

"!

"

!

!

"

"

!

" !

"""k

!

""

!"

"!

!

"

"

"

!

!

"

!

""" !

"

!

"

!

"

!!

"

"

!

"

"

"

!

!

!

"

!!

"

!

"

""

"

!

"

""

!"

"

"

!

"

""!

!

!

!

""

"

"

""""

""

""

""

""

"

"

""""""""""!"

"

"

"""""

"

!"

"

"

!

"

"

"

!

"

"

"

"

!

""

"

"!"

"!

""

"

"

"

!

"

""

"

"

!

!"

"

"

"

!

"

"

!

"

!

"

"

"

"!

!

!

!

"

""

"

"!

""

"

"

"

"

!"

!"

"

"""

""

"

"

"

"

!

""

"

!

"

! !

"

"

"

!"

"

!

"

"k

"

"

"

"

"

"

"

!

"

!

"

"

""

"

!"

"

"

"

""

"

!"

"

"" ""

"!

""

!

!

"

"

"

""

!

""" ""

"

"

"

"

"

"

"

"

""

!

"

k"

"

"

"

"

"

"

"

"""k

""

"

"

""k

"

"""

!"

"

"

"

"!

"

"

" "

""!"

"

""

"

"

"!""

"

"

"

"

"

"

"

!

"

""

!

"

""

"

!

"

"

"

"

"

k

"

""

"

"

"!

!"

"

"

"

""

"

"

"

!

"

"

"

!

"

"

"""

"

!

"

""

!

"

"

!

"

!

!

"

"

""

"

"!

"

!

"

""

!

"

"

"

"

""

"

"

"

" !

"

"

"

"

"

!"!

""

"

"

"

"

""

"

"

"

"

"

!

!

"

"

"

""

"

!""

""

"

"

"" "

" "

"

"

"

"""

""

"

"

"

""

"""

"

""

"

"

"

"

"

""

!

" !

"

"

"

!

"

"

"

"!!

!

!"

"

"!

"

!

"!

!

"

"

"

"

!

"

""

"

"

"

!

""

"

"

" "

"

"

"""

"

"""

"

""

""

!

"

""

"

"

"

"

"

" "

"

"

""

"!

"

!

!"

"

"

""

"

"

"

""

"

"

""

"

"

"

""

"""

"

"

!

!

""

"

"

"

"

""

!"

"

!"

"

!

"

"

!

!

!

"

"

"

!

"

"

"

"

!

"

!

"

!

!

"

"

"

!

!

"

"

!

"

"

"

"

"

!

!

""

""

"

"

"

"

"

"

"

"

"

"

""

"

""

"

"

"

!!

"

"

""

!"

""

"

!

"

"

"

!!

"

"

"

"

"

"

"

"

"

"

"

"

"

"

"

"

!

"

""

!!

"

"

"

"!

"

"

!

! "

""

"

"

!

"

!

!""

"

"

"

"

"

"

"

!"

"

""

k"

"

!

""

"

"

"!

"

"

"!

"

"

"

"

"! !

""

!

"

"

"

"

"

!

!

"

"

"

!

"

"

"

"

""

""

"

"

"

"

"

!

"

"

"!""

"

!

!"

"

"

""" ""

"

"

"

"

"

" " "

""

"

!

"

"

"

"

"k"

!

"

""

"

"

"

"

"

!

""

"

"

"

"

"

"

"

"

"

"

"

""

!

"

""

"

"

!""

"

"

!

"

"

"!

!

!

"""

"

""""

"

!

"

"!

!"

"

"

!

"""!

"

"

"

!

!"

!

"""

!

k

"

" "

!

"

"

"

"

"

""

"69

th A

ve

Sem

inar

y Av

e

73rd

Ave5

7th

Ave

63rd

Ave

LionCreek

HavenscourtLockwoodCampus

ColiseumBart

HughTaylorHouse

N

Two major Havenscourt gangs are associated with previous public housing complexes. New development must take these realities into account and work to prevent the formation of additional gangs.

Gang Legacy

The lavish funeral of Felix Mitchell, a drug kingpin who operated out of the former 69th Ave San Antonio Village projects in Havenscourt.

(Source: Oakland Crimespotting)

Incidents of violent crime in Havenscourt have increased steadily over time but most signi!cantly since 2009. Conversely, after budget cuts in the same year, the Oakland police force shrank by 150 o#cers.

More Crime, Fewer Police

Year

Num

ber of incidents/o#cers

(Source: Oakland Police Reports; FBI Uniform Crime Reports)

0

200

400

600

800

1000

200820072006200520042003 2009 2010 2011

Robberies

Shootings

Assaults

Oakland Police O!cers

Havenscourt is home to only 7.5% of Oakland’s population but 15-35% of citywide homicides.

Num

ber of Hom

icides

Year

0

50

100

150

200

2003 2004 2005 2006 2007 2008 2009 2010 2011

23%

19%22%

14%22% 23%

15% 34% 23%

Havenscourt homicides as a percentage of total Oakland homicides

(Source: Oakland Police Reports)

Comparing Homicide Numbers

Aggravated Assault

Simple Assault

Robbery

Other Crime

* Homicide

Bullets are !ying in our neighborhoods, gun shots almost every night.

“”

- Bishop Bob Jackson Acts Full Gospel Church

Crime was the central topic of conversation when talking with residents and researching the area. Mapping violent crime in 2012 shows that all blocks are equally dangerous.

Lion Creek seems quieter than what they had before, but that can be deceptive.

“”

- Havenscourt Resident

There’s nowhere you can go to let your guard down around here.

“”

- Havenscourt Resident

I have an 88-year-old mother. I try to make sure she doesn’t leave the house.”

“- Havenscourt Resident



5

[IN]CITY 2013

UNLOCKING HAVENSCOURT’S POTENTIAL: SELECTING A SITE

Additional Resources

East Oakland Youth Development Center at 8200 International Blvd

Gazzali’s Grocery Store at Eastmont Town

Center

SparkPoint Oakland at Eastmont Town Center

Family Resource Center and Head Start at Lion Creek

Crossings

Community assets near Havenscourt that could help the revitalization process

BARTOAKLAND AIRPORT/

COLISEUM STATION

LION CREEKCROSSINGS



73RD

AVE

NUE

57TH

AVE

NUE

HEGE

NBER

GER

EXPR

ESSW

AY

64TH

AVE

NUE

CHUR

CH S

TREE

T

HAVE

NSCO

URT

BOUL

EVAR

D

SEM

INAR

Y AV

ENUE

HUGHTAYLORHOUSE

7700 International Blvd• 7 immediately adjacent

parcels• Totaling 27,700 Sq Ft• Zoning: Urban

Residential

7100 International Blvd• 4 adjacent parcels, on 3

adjacent corners• Totaling 24,600 Sq Ft• Zoning: Urban Residential,

Detached Residential

Martin Luther King Library• 30,000 volume collection

including materials in Spanish and Vietnamese

• Compact Discs, Videos and DVDs are available

• Equipped 5 Internet accessible computers

• Open Tuesday - Friday

Greenleaf Elementary School

• 454 students, grades K-8

• 19 Students per teacher

• 82% of students qualify for free or reduced lunch programs

• 2012 API score 813• Integrated after-

school and parent education programs o"ered

Rainbow Recreation Center

• Provides recreational opportunities for all ages

• The facilities include a gymnasium, a lighted basketball court, a playground and a skate park

Havenscourt- LockwoodCampus

• 2 elementary schools, grades K-5• A college prep academy, grades

6-10• A middle school, grades 6-8• 1,592 total students• API Scores range from 610-701• 88-96% of students qualify for

free or reduced lunch programs• 38-48% of students are English

language learners• Summer STEM program and

after-school activities available to enrolled students

6900 International Blvd• Vacant portion of parcel

owned by Mortuary• Zoning: Urban Residential

1700 62nd Ave•1 underutilized

parcel•37,600 Sq Ft• Zoning: Mixed

Housing

5725 International Blvd• Historical Landmark• Portion of Parcel

appears to be underutilized

La Raza Market• Fresh produce

and meat• Provides

innovative payment plans for low-income customers

• Merchant is invested in community success

Vacancies

ResourcesKey assets that serve the surrounding community and could enrich the success of development within the neighborhood

Empty and underutilized lots where meaningful development could occur

Vacant Parcel

Commercial Resource

Community Resource

Selected Site

Acts Full Gospel Church

• 7,500 members and 30 active ministries

• The church supports numerous community organizations in the area

• Founder Bishop Bob Jackson is an outspoken advocate for crime reduction in Havenscourt

N



6

[IN]CITY 2013

CONVERGING PRIORITIES AT 71ST AVENUE AND INTERNATIONAL BOULEVARD

AB

C

D

TransportationProposed BRT

station and crosswalk within

one block

Jobs & Work

Proximity to BRT can optimize employment

opportunities for residents

Housing Options

High need for a"ordable housing

in Havenscourt

Public Safety

BRT street improvements

and surveillance cameras will

increase site safety

Income & WealthFinancial education resources located at

SparkPoint

Education

Proximity to Havenscourt-

Lockwood Campus schools and Martin Luther King Library

7000 International Blvd$177,320 • 11,539 Sq Ft7018 International Blvd$20,460 • 2,402 Sq Ft

A

7108 International Blvd$227,737 • 5,195 Sq Ft7118 International Blvd$32,832 • 4,628 Sq Ft1426 71st Ave$13,490 • 5,963 Sq Ft7100 International Blvd$181,107 • 5,830 Sq Ft

B

71st & International Blvd$99,848 • 10,457 Sq Ft

C

7134 International BlvdHistoric Site for Restoration$481,721 • 10,612 Sq Ft

D

Lots &

Total Estimated Land Acquisition Price

$1,234,515Cumulative Square

Footage56,626 Sq Ft

A B C D

Vacant Parcel

Underutilized Parcel

Proposed Crosswalks

Parcel

Suggested Sites

Proposed BRT StopProposed Pedestrian Signal

71ST

AV

E

70TH

AV

E

69TH

AV

E

69TH

AV

E

70TH

AV

E

71ST

AV

E

INTERNATIONAL BLVD

72N

D A

VE

72N

D A

VE

Our interpretation of EBALDC’s top 6 priorities for development are optimized at this location.

Parcel Options on Selected SiteThis site allows for the acquisition of the greatest number of parcels at the lowest price


71STAVENUE

AB


71STAVENUE C

Building on Empty and Underutilized SpaceExisting conditions at the selected site maximize the impact of development.

B C

D

DTo 70th Ave

To 70th Ave

A

Applying EBALDC’s Healthy Neighborhood Approach

(Source 1: Alameda County O#ce of the Assessor, Source 2: City of Oakland)

N



7

[IN]CITY 2013

BUILDING HEALTHY NEIGHBORHOODS

Proposed Site Plan

Unit MixUnits

1-Bedroom 2-Bedroom3-Bedroom4-BedroomTotal Units

Total1322207

62

Parking Spaces37 Stalls

Commercial Space8,500 Sq Ft

Open Space11,950 Sq Ft

Community Development Services

4,200 Sq Ft

Community Space10,612 Sq Ft

Development layout and unit mix is tailored to best !t the area’s zoning, abundance of families, and proximity to Elementary and Middle Schools

Adult School Program Job training

and continuing education for community

members

Neighborhood Skill Exchange

A bulletin board that allows for individuals to connect with other community members and exchange skills,

at no cost

Food Pantry

A space for collection of food and emergency

provisions for use by the community

Weekly Free Health Clinic

A clinic that serves residents with blood pressure checks and

overall health and wellness screenings

Programming SuggestionsCommunity $exible space on the ground $oor can shift regularly to best meet the needs of residents and community members

Financial Education

Providing advice to residents regarding

establishing their own businesses, !ling taxes, and staying out

of debt

Design Characteristics

Orient windows toward public

spaces to increase the “eyes on the

street”

Surveillance

Building Heights

Vary $oors to balance active corridor with surrounding

neighborhood

Wall Vegetation

Plant vines along exterior

to prevent gra#ti

Parking Placement

Encourage active ground $oor frontages

Elements that maintain the character of the community while ensuring safety and establishing an active transit-oriented corridor

Parking

3 Story SectionResidential andOpen Roof Space

5 Story SectionResidential andCommunity Flexible Space

2 Story SectionResidential, Commercial, and Open Roof Space

4 Story SectionResidential and Commercial Space 1 Story Skating Rink

and Community Space

A B

C

D71

st Av

e71s

t Ave

Parking3 Story SectionResidential andOpen Roof Space

5 Story SectionResidential andCommunity Flexible Space

Parking

International Blvd



8

[IN]CITY 2013

MOVING FORWARD

Construction and Implementation Phasing

A

C

D B

A four phase approach to successfully capitalize on the potential of the site

First StepsCommunity Outreach Feasibility Studies Funding & Land Acquisition Permits

• Mobilize nonpro!t groups such as Causa Justa, the EOYDC, and Acts Full Gospel Church

• Reach out to business & property owners to build relationships and establish trust for the project

• Create preliminary site layout and unit $oor plans

• Conduct housing market analysis

• Seek grants from various arts and historic preservation groups such as the NEA Placemaker Grant

• Secure federal, state and regional funding based on alignment with transportation and land use goals

• Request variances to reduce parking requirements and increase the quantity of units in order to increase transit use in accordance with the International Blvd TOD plan

Phase II

Phase III

Phase I

Proposed BRT StopProposed Pedestrian Signal

Phase IV

During site visits, numerous residents expressed nostalgia for a time when this historic building was a popular skating rink frequented by neighborhood youth. In restoring this building to its original purpose, we hope to also restore civic pride and optimism to the neighborhood.

A Place for Community

Phase IV• After it is determined that the corridor could

support new business, insert permanent retail space on ground $oor of Lot B

• Prioritize uses that will “activate the space”

Phase I• Demolition and construction of Lot B• Restoration of Historic Building on Lot D• Grand opening with “place-making” art

exhibit: A Family History, A Neighborhood History, A City History

• Establish community $exible space on ground $oor of Lot B

Phase II• Demolition and construction on Lot A• Community $exible space on ground $oor

Phase III• Construction on Lot C• Community $exible space on ground $oor

N

Restoring this building to its former use as a skating rink could foster development, increase options for safe activities, and provide a multi-purpose community gathering space.

Havenscourt is more than a transit corridor – it is a community.

EW D IN H - UC Berkeley College of Environmental...

Documents

Transcript of EW D IN H - UC Berkeley College of Environmental...