Measuring Distance from Transit Hubs
The 1/4 mile and 1/2-mile radius distances specified in SB79 derive originally from studies of distances people are willing to walk to public transit. On the current zoning maps, the distances are shown as radius distances rather than actual walking distances from the inner blocks, which is not realistic.
For instance, the walking distance to Ashby and MacArthur BART stations can be 150% of the radius dimension with a standard grid of streets perpendicular to the main streets. Rockridge is laid out differently with no 90-degree intersections on the main streets. These irregular and inconsistent block layouts can be up to 200% of the radius dimensions. The actual walking distances are therefore significantly greater than the radius measurements and inconsistent with SB79’s radial assumptions.
Street Layouts
The main streets in North Oakland were originally laid out at the beginning of the 1900s, at a time when there were more street cars and horses than cars. They began as a hub at the Oakland Ferry and radiated out north into the neighborhoods. The main streets of Telegraph, Claremont, Broadway, and College all run at angles to the grid. As is the case in Rockridge, access is through a patchwork of small street grids at differing angles along with narrow streets, many only one lane wide.
The freeway further interrupts the logical flow. Emergency response is impacted now. The existing layout is the antithesis of a radiating high-density transit hub. Our main streets used in their historical context are the logical place for higher density. Our existing zoning reflects that.
SB79 Exemptions
This bill has a long list of exemptions to make it easier to develop housing, and as an architect I understand the real frustrations of the local government approval process. Yet, some of the exemptions feel like giving in to developers’ special interests at the cost of the greater good of our communities.
Sustainable Zero Net Energy Communities
The California State Energy Commission has, for decades, mandated energy-efficient buildings with the goal of our neighborhoods becoming zero net energy efficient. This goal of sustainability requires residents to produce their own energy. The cheapest and most efficient systems are using solar panels and batteries on site. Clean, sustainable solar energy is delivered every day free.
The sun not only generates our electricity, but it also supports passive solar heating, daylighting of our interiors, landscaping, and the promotion of our good health. Locally generated energy is not interrupted by power outages and gives the community resilience when under stress.
Progress towards Independence
Our neighborhoods have, over time, increased building efficiencies, added solar power systems, and transitioned incrementally away from carbon-based fuels. Our investments are significant, along with the tax benefits contributed by state and national governments to encourage efficiency, all yielding positive results.
Looking at a Google Map, over a third of the houses on our block have solar panels, as do many adjacent blocks. Our neighborhood is making progress on long-term goals. Energy independence is our best approach to extreme weather, an unreliable power grid, and uncertain global politics.
Solar Access and Increasing Density
Tall buildings continue to need shading studies to measure possible impacts on adjacent residential districts. This has been a city requirement for a long time. Buildings on the borders of tall height districts need to transition in height to protect adjoining lower height district properties’ access to the sun. This is essential to our zero net energy communities.
The golden rule has always been “THOU SHALT NOT STEAL THY NEIGHBORS SUN.”
