A legacy of disappointment continues on the aircraft runway area at Alameda Point. In the nearly 20 years since the Navy ended operations there, the community has lost 74 acres of open space that was once slated to become city property. The community has also lost the possibility for a 550-acre national wildlife refuge and a state-of-the-art community hospital to be run jointly with Alameda Healthcare District to serve veterans and non-veterans.
There is still no groundbreaking scheduled for the veterans’ clinic and columbarium.
The only recent expenditures on the 624 acres of federal property, now owned by the Department of Veterans Affairs (VA), have been to fund landscaping over an underground dump and the management of the endangered least terns that nest on 10 acres, which includes the widespread application of herbicides and vegetation removal on 300 acres of pavement at the direction of the U.S. Fish and Wildlife Service.
The Navy will present options on possible ways to clean up 60 acres at Alameda Point slated for a regional park on Thursday night. The draft cleanup options for Site 32 represent the culmination of 25 years of groundwater and soil studies that began before base closure was announced. Only five acres have been flagged for cleanup, but uncertainty about what lies beneath the pavement and structures requires a conservative approach.
The site lies in the northwest portion of the old airfield along the Oakland Estuary and features open grassland, seasonal wetlands, runway, a large concrete bunker and two buildings. Input from the community and regulatory agencies on the cleanup plan will have a major impact on the design and use of the future park.Continue reading “Navy presents parkland cleanup plans”
The beach at the eastern end of Alameda Point near the dormant campground will undergo a major renovation in 2017. The East Bay Regional Park District (EBRPD) is planning to create a natural dune landscape. They are also planning to bring in more sand to the beach in order to raise the elevation to allow use of the beach at high tide.
~ Developer proposes housing, hotel, and plaza at former Navy supply center
Alameda Landing is about to enter its final phase of development. A 2006 plan that once called for all commercial on the 41-acre waterfront parcel behind Target is being replaced with a new plan. It includes an additional 375 housing units, a 124-room hotel, restaurants, and a small amount of commercial space. An eight-acre waterfront park and promenade remain as the centerpiece.
The developer, Catellus, decided to shelve the all-commercial plan due to lack of demand, coupled with high costs to develop the seismically challenged site.
Sean Whiskeman, senior vice president of development for Catellus, points to the fact that zero new office construction is underway along the Interstate 880 and Interstate 80 office corridor. The lack of demand “is a very compelling statistic in our opinion,” said Whiskeman, “especially given the alternative office sites available within Alameda.”
In addition, current rents would not support the upfront investment of $90 million in land preparation costs, according to Whiskeman. “Asking rents on the island are approximately $16.50 per square foot,” said Whiskeman. “Rents would have to be close to $55 per square foot to justify building the office park on our waterfront site.” Assuming a 3 percent average annual growth rate of commercial rents, it would only pencil out if construction began 41 years from now, according to Whiskeman.
Another challenge is the seismic stability of the massive concrete wharf and the soft shoreline. The park and waterfront promenade will be built on the wharf. There is currently a warehouse on the wharf, but it will be demolished to make way for the public open space.
The wharf was constructed in the 1940s to handle train cars and cranes for Navy supply operations. There are over 4,000 piers underneath the wharf, and they have eroded and lost their structural integrity, according to Whiskeman.
The site is built with mud dredged from the Estuary, which is subject to liquefaction during an earthquake. The edges are stabilized with a rocky riprap, which creates the shoreline.
“In a seismic event of any size, that Bay Mud is going to build up a lot of energy, and it’s going to want to go somewhere,” said Whiskeman. “It’s going to want to go to the weakest point, which is the water’s edge,” continued Whiskeman. “That Bay Mud is going to explode out into the water and with a ton of force. It’s going to take with it anything in its path, including those piers and the wharf.”
The shoreline seismic plan will incorporate a system of several hundred underground columns of cement and soil mixed together, which could serve to both stabilize the shoreline and provide lateral restraint to the wharf structure.
The city currently owns the property. The city will continue to own the wharf after Catellus creates the eight-acre park and public space.
The 2006 development agreement for the former Navy supply center property allows for changes in land use, as long as no additional impacts are generated.
“We’re not generating any more trips than were already approved,” said Whiskeman. “We are net neutral, and in some respects we are net positive as far as trips because peak trips are about the same in the morning, and the evening peak trips are less than what was approved.” Transportation consulting firm Fehr & Peers provided the traffic impact analysis for Catellus.
The consultant’s data does not factor in the traffic reduction measures currently in place, according to Whiskeman. Alameda Landing residents and businesses already fund a BART shuttle to and from the 12th Street Station during weekday peak commute times.
“Part of the beauty of this next phase is that the transportation program gets more robust as more revenue is able to be put into the program to help fund the shuttle program,” said Whiskeman. It will also fund a new water shuttle to Jack London Square. Whiskeman said that the owners of the Alameda-based Commodore fleet would operate the water shuttle.
On May 23, Catellus sought input from the Planning Board. Board members suggested Catellus include more commercial space, smaller and more affordable housing units, and space for existing tenant Starlight Marine Services to continue operating its tugboat business there.
Catellus expects to return to the planning board with revisions to the plan on June 27 for final approval of the land-use change.
If approval of the new plan is granted, Catellus could begin work early next year and complete demolition and seismic work within 12 months.
The Navy’s cleanup program has not only removed toxic substances from below ground, it has dramatically improved some of the above ground environment by creating new native grassland and wetlands. January rains filled the Navy’s new seasonal wetland on the northwest shoreline corner of Alameda Point and fostered growth of newly planted native grass seed on the surrounding soil.
The 2.25-acre wetland lies within an approximately 37-acre shoreline cleanup area known as Site 1 at the confluence of the Oakland Estuary and San Francisco Bay. It is where the Navy buried its waste between 1943 and 1956. Most of the waste pits were covered by pavement in the mid-1950s when a new runway was added.
The approved plan for leaving the waste in place was completed in 2015 after 17 years of study by state and federal regulatory agencies. None of the studies showed any toxic leaching from the waste material into Bay waters after sitting below the water table for more than 50 years. Hence, the plan to further isolate the waste with a soil cover mirrors the remedy used at other underground dumps.
The Navy will be responsible in perpetuity if anything fails, just as with other Superfund cleanup sites at Alameda Point.
The Navy was required to create the new wetland as a mitigation measure for covering existing wetland with some of the soil cover. The secondary objective was to provide increased native plant and wildlife habitat along San Francisco Bay.
This mitigation requirement means that marginal wetlands that appeared by happenstance from runway drainage have now been replaced by a high quality engineered wetland. The new wetland holds a much larger volume of water and is situated to capture runoff from the soil cover. It is also engineered at a lower elevation than the wetlands it replaces, thereby increasing water retention and allowing for recharging as sea level rises. There is no waste material located below the new wetland.
After removing old pavement and sculpting the site, the wetland substrate was created using imported clean fill material and topsoil. The soil was then amended with gypsum and potassium sulfate to facilitate growth of wetland plant species.
Learning a bitter lesson from a failed attempt in 2014 to grow native grasses by blowing seeds from a truck onto the soil at the nearby Site 2 cleanup area, the Navy used a different method at both sites. Known as drill seeding, the method involves cutting into the soil with a disc machine and simultaneously depositing seeds. It is followed up with a mulch cover.
Thirteen grass species were planted on the lower zone of the new wetland where longer-term saturation will occur. Another seven species were planted on the upper zone. The seeded area was then covered with mulch. The soil cover over the former dump received another eight species of native grass seed. The palette includes such grasses as chairmaker’s bulrush, seaside heliotrope, Baltic rush, white yarrow, and coyote brush, all of which produce flowers.
The Site 1 grassland and wetland is on land slated to be transferred to the city at no cost and to become part of a 147-acre regional park. Plans call for additional wild grassland and wetlands.
The Navy’s new wetland sits directly atop the original narrow landmass extending into the Bay that carried train cars to a ferry terminal at the site. Completed in 1859, this strip was called the Alameda Mole.
The Navy’s grassland and wetland work at Site 1 and Site 2 on the old airfield is the only ecological habitat creation, other than the placement of sand on the 9.6-acre least tern nesting site, since military operations ended in April of 1997.
The viewer is left to decide where graffiti ends and art begins in the following images. Regardless of opinion, one thing is clear: There are people looking for an opportunity to artistically express themselves. And Alameda Point has plenty of abandoned interior and exterior walls to accommodate them.
Artist Sam Norton created the mural below at City View Skate Park at Alameda Point in 2015 to honor and remember his friend and fellow skateboarder Clay Harding who died the previous year.
The blue letters spell the word Surya, the name of the Hindu Sun god and Clay’s adopted boarder name. The sides of the mural are adorned with sloths, one of Clay’s favorite images and his own mark as an artist. The mural was approved by the city.
City View Skate Park is located at 1177 West Redline Avenue. The locations of the images below are left to viewers to figure out.
The Planning Board and the Recreation and Park Commission will be making comments this week on the first phase of a waterfront park being planned for the north side of the Seaplane Lagoon at Alameda Point. The public is invited to offer comments.
The Planning Board meeting is on Monday at 7 PM at City Hall. The Recreation and Park Commission meeting is on Thursday at 7 PM at City Hall.
Below are excerpts from the city staff report, along with a series of images in an easy-to-examine format excerpted from the complete design proposal. Click on any image to enlarge.
“Alameda Point Partners (APP) has been working with their design consultants, park planners, a Planning Board Subcommittee and City staff to prepare detailed designs for the individual buildings and parks within Site A. APP has submitted an application for design review for a 2.63-acre Phase 1 of the waterfront park along the northern edge of the Seaplane Lagoon that is intended to be constructed concurrent with Block 11.”
“Phase 1 Waterfront Park is designed to provide a variety of public spaces for passive recreation and opportunities for the public to enjoy the waterfront location and special events, and appreciate the views of the San Francisco skyline and the historic row of seaplane hangar buildings at the entrance to the Historic District, along the northern edge of the Seaplane Lagoon.”
“The 2.63-acre Phase 1 Waterfront Park is designed to create three primary sub-areas (i.e., the Overlook, the Promenade & Terraces, and the Taxiway).”
“The Overlook includes a pavilion for a café with outdoor seating and restrooms, as well as an elevated salvaged or reclaimed wood outdoor area for overlooking the promenade at the water’s edge, as well as portions of the promenade adjacent to the water. The Overlook also accommodates flexible event and programmable space.”
“The Promenade and Terraces consists of a series of terraces and promenade spaces leading down to the water’s edge that provide for a variety of more passive spaces for enjoying and experiencing the waterfront. Access to the waterfront promenade allows for universal design through slightly sloped walkways and seating elements that provide for a variety of all age groups and needs.”
“The Taxiway area is intended to pay homage and respect to the historic elements of the former NAS Alameda by engraving a timeline along the major east west gathering area into the concrete to remind and educate the public about the history of the site and the Historic District, and by minimizing tree plantings and planted areas to preserve the ‘openness’ of the historic taxiways consistent with the Historic District guidelines. This area includes open and unobstructed areas planned for special events and food trucks and future retail buildings as conceived in the Site A Development Plan and a temporary multi-purpose lawn for active recreation uses until future phases of the Waterfront Park are constructed and this area is designed consistent with the areas to the north.”
“Address Sea-Level Rise. With anticipated sea level rise, the existing taxiways will flood. Consistent with the approved MIP and San Francisco Bay Conservation and Development Commission (BCDC) policies, the Phase 1 Waterfront Park is designed to address 24-inches of sea level rise and additional sea level rise in future years beyond 24 inches through adaptive management strategies.”
“The Phase 1 Waterfront Park design maintains the “horizontality” of the space and minimizes the use of walls in order to respect the cultural landscape guidelines for the Historic District.
“Additionally, the sea level rise strategy is designed around a series of short terraces spread over a larger space to minimize the impression of changes in elevation. This approach also allows for the preservation of the existing bulkhead, which is a character defining feature of the Historic District. During storm events and “King Tides” (unusually high tides), the bulkhead and adjacent promenade will flood occasionally as the sea level rises over time, but major portions of the public park and Bay Trail will remain above the flooded areas behind the stepped terraces. As such, the design balances the competing needs to address sea-level rise, preserve the bulkhead, and maintain the horizontality of the site.”