Editor’s Note: The letter below was sent to city leaders concerning the two towers proposed for the Trader Joe’s location.
Dear Mayor Lee, Councilmember Unger, Director Gilchrist, Director Garland, Director Rowan, Fire Chief Covington, City Attorney Richardson, and members of the Planning Commission:
I am writing about the proposed two-tower senior housing project at 5727 College Avenue on the Rockridge Trader Joe’s site.
This project will be high-end luxury housing for seniors, lacking affordable or low-income units. The laws that now allow for the “density bonus” for senior housing without CEQA, community review, Planning Commission oversight, or needed mitigations paid for by the developer is giving the developer a great opportunity to make the maximum profit.
I predict it leaves the City of Oakland with a great unfunded expense to put the needed mitigations and upgrades in place.
Examples of possible needed upgrades and mitigations in order to support the proposed development:
- City of Oakland Sewer Collection system upgrades and possible pump stations.
- City of Oakland Drainage infrastructure upgrades.
- Transportation-related mitigations in a currently congested location; this could include street modifications, traffic signals, interface with BART parking lot and station, and other items to be defined (construction period and post-construction impacts).
- Fire Department infrastructure; currently, Station 19 is the closest station; it would not have adequate vehicles or a building/site that could house such vehicle to be able to quickly respond to a fire for evacuation of the proposed high-rise towers. Station 19 is also a designated responder to the Caldecott Tunnel and Rockridge BART. The closest Oakland Station is Station 8 on 51st Street. A new station and equipment are very likely needed for speedy and safe responses.
- Alameda County Flood Control District is responsible for the underground Temescal Creek that runs under or very close to the subject property. What is the input and requirements they will have for this project to go forward?
- The subject site is directly across the street from the OUSD Claremont Middle School. This generates major vehicle and foot traffic during drop-off and pick-up; what requirements will be put in place for student safety?
- What are the plans for air quality during and after construction with the added construction traffic, dirt moving, concrete cutting, etc.? Has the BAAQMD (Bay Area Air Quality Management District) reviewed the plan and provided comment?
- How will the project impact AC Transit during and after construction?
- How are the other utilities providing input—PG&E, EBMUD, Cable companies, etc., and how will upgrades to the larger community that this will trigger be paid for?
- What is the analysis for a seismic event, especially high-rise evacuations of a senior population, some with mobility challenges?
- What will the economic impacts of this project be during construction (which could be several years long); will there be assistance for the small businesses?
The City’s request for additional information from the applicant does not begin to address these and many other critical issues.
I would also like to know how the mitigations will be funded. Typically, the developer is responsible for paying for the cost of mitigation for a project. However, without CEQA or discretionary reviews, how will this be managed? Will the City spend General Funds to pay for the needed mitigations?
Thank you in advance for taking a serious look at these issues and concerns. Any project would have to address these potential impacts; how is it that the laws passed have bypassed these very important steps that assure a safe and healthy community for all? Please review the request for information from the applicant to address these and other concerns.
