RESILIENT EAST BAY 2050
IMPROVE • PREPARE University of Pennsylvania The 21st Century Resilient Waterfront Studio Hillary Austin Angela Eicholtz Christopher DiStasi Shayda Haghgoo Xue Jin Grace MacDonald James Onofrio Jared Patton Xi Wang Fall 2015
Oakland’s current median rent listing of
institutions that include UC Berkeley and
of which waterfront development can take
$2,076.
Biosciences Institute, located in Berkeley,
advantage, it is also important to consider
The increase in population and housing
and the Joint BioEnergy Institute located
that the county’s biggest employment
demand in the Bay Area place pressure to
in Emeryville.
sectors are related to service industries,
increase rents. In April 2014, median rents
Another economic driver that sets this
which include retail, accommodation and
in both Oakland and Alameda were 24
area apart from the other Bay Area
food services.5
percent higher than the monthly average
counties is the freight industry. The Port
The spatial distribution of jobs is also
over the previous four years. Sales prices
of Oakland (Figure 2.7) is one of three
worth noting, especially in a region where
have appreciated even faster over the last
“megaports” in California. With only 20
rent pressure forces many employees to
4 years at 44% in Alameda and 98.8% in
berths, it handles much lower container
live far from their workplaces. BART rail
Oakland, bringing both cities well above
volumes than Los Angeles and Long
lines are a popular and accessible way
pre-recession levels. To add the stress of
Beach, which have a combined total of 350
to commute for hundreds of thousands
the residential market, Oakland permitted
berths, yet it contributes greater exports
of residents, but there are still millions
fewer low, moderate, and above moderate
(Port of Oakland 2015).
The Oakland
more who are forced to commute by car
housing units than the regional average.
International Airport (Figure 2.8) is the
The lack of available housing stock creates
second busiest airport in the Bay, but it
a scarcity effect and raises housing prices
handles a significant amount of freight
further.
cargo. With respect to economic drivers
3
4
or carpool.
Employment and Economic Drivers The number of jobs in the Bay is projected to grow as well. Figure 2.5 shows that the number of jobs and employed residents has increased from 2010 and should continue to do so over the next thirty years. It also shows that there are and will be a greater number of jobs than employed residents. Despite the surplus of jobs the region has an unemployment rate of 6.2%, near the current national rate. It is unclear whether the cause of unemployment is cyclical, frictional, or structural. One of the biggest economic drivers of the Bay Area, home to Silicon Valley is innovation, particularly relating to the
Figure 2.5: Job and Employment Growth, 2010-2040
professional, scientific, and technical services
and
information
industries.
Figure 2.6 shows the highest employment sectors for Alameda County. With a low representation of the professional, scientific, and technical services category, development along the waterfront can capture the innovative spirit of the Bay Area and carve a niche for itself in the emerging tech industries related to biotech, life sciences, and clean technology by taking advantage of the proximal dense clusters of nationally and internationally recognized research Figure 2.6: Employment Sector Concentration Comparison 12
2.2 OAKLAND Rooted in industry, Oakland is quickly changing to accomodate growing employment sectors like specialized tech, mobile and web app development, and health care.
In 2013 the American Community Survey
years, Oakland will take the largest share
targeted by Oakland’s 1998 General Plan to
reported that the population of Oakland,
of population growth in Alameda County,
“grow and change”– is an important asset
California, had reached 401,000 people,
putting it at nearly 517,000 residents by
for the city to address these challenges.
just shy of the city’s peak population
2030.6 This growth will present the city
in 1945 – 405,000 – from which it fell
with significant land use challenges of the
precipitously in the post-war years.
sort the city has not seen for more than
Projections anticipate that in the coming
half a century. The Oakland waterfront –
14
2.3 ALAMEDA The geographic center of the Bay Area, Alameda maintains a quaint, small town character due to its “island” isolation from the East Bay. Alameda has a unique history and context
globalized economy.
municipal matters than a common law
within the Bay Area region. While San
At the same time as the City of Alameda
city. Development in Alameda Point is
Francisco, Oakland, Santa Clara and other
preserved a suburban, family-centric
subject to the regulations of the charter
cities around the harbor have developed
character, the western third of the island
which gives the Planning Board the power
into diverse economic hubs with large
was home to Naval Air Station Alameda
to investigate and recommend plans for
workforces and mixed housing typologies,
Point for five decades until the base
future development and improvement
Alameda
successfully
realignment program in the 1990s. For
of the city and also stipulates that the
fought to keep their island city isolated
two decades, the city has grappled with
maximum density for any residential
from the rapid change and development
the site, struggling to balance locals’ anti-
development within the city “shall be
in the rest of the region. Small bungalows
development tendencies, the prime value
one housing unit per 2,000 square feet of
and Victorian houses, quaint Main Street
and location of the land, and the high cost
land” except for the housing authority’s
and lush streets and small parks give the
of remediating and redesigning a military
replacement of low cost housing units.15
city a character more in line with the
facility for civilian population and use.
Currently, Alameda is less racially diverse
small towns of Northern California than
Alameda is a charter city, which means
than the rest of the Bay Area, and about
the hustle and bustle of the Bay Area’s
that the city has more control over its
sixty-five percent of residents speak only
20
residents
have
Figure 2.16 -2.18: ALAMEDA EMPLOYERS
Demographics Alameda’s population is considerably less Black and Hispanic, better educated, and higher-earning than its neighbor. Only a few thousand African Americans live on this island of 75,000, while nearly a third of the population is Asian. Only 12 percent claim Latino ethnicity. Alameda’s population is less spatially segregated than Oakland’s, with White and Asian populations evenly mixed across the city and some slight concentrating of Black and Latino populations in the western end of Alameda Island. 30 percent of the population graduated
Figure 2.17: Alameda Point’s warehouses attract green energy employment sector.
college, with a third of those holding an advanced degree. Still, 9 percent of Alamedans did not graduate high school, about half of Oakland’s rate. In general, the population is older and made up more of stable “traditional” married-couple families, who make up 47 percent of households, with much lower prevalence of
single-parent
and
non-relative
households than in Oakland.23
Employment + Trends Alameda’s
economic
character
is
completely different from its neighbor,
Figure 2.18: Downtown Alameda provides local goods and services to its residents.
Oakland. The city’s economic engine is primarily its residents, who work highpaying jobs in Oakland, San Francisco and elsewhere, while paying property and income taxes in Alameda. Alameda’s largest employment sector is in professional services, employing over 4,000 people in 2013. In the next 20 years, Alameda County Economic Development department estimates this sector will grow by an additional 20,000 jobs countywide. While it is likely Alameda will absorb some of this growth, it will be important Figure 2.19: Alameda’s Neighborhoods with Its Unique Historic 2-Story Victorian Bungalows 22
ALAMEDA POINT URBAN DESIGN ANALYSIS Ownership, Land Use and Zoning The federal government retains the western portion of Alameda Point up until Monarch Street, and maintains it as a nature reserve area. The north shoreline, the marina and coast on the south side and adjacent water, and a block-wide belt connecting the two waterfronts belong to the public trust, and are zoned as Open Space, Adaptive Reuse, Town Center, and Enterprise from north to south.
Figure 2.23: Existing View of Alameda Point and Its Waterfront | Xue Jin
Among other developable areas, most land is proposed to be mixed use, including the district for adaptive reuse from previous military and industrial legacies, the development of a town center that connects residential use to the waterfront, and an “enterprise zone.” The only purely residential area is in the northeast corner of Alameda Point, which is connected to the east and together forms the Main Street Neighborhood of the city’s proposal. Figure Ground and Open Space Network
Figure 2.24: Northwest Territories on Alameda Point with Port of Oakland in Background | Alameda Point Info
Suggested by the figure ground diagram, Alameda Point has an even lower building density than the rest of the city, following the
city
charter
density
restriction
mentioned earlier. At Alameda Point, the units are mainly 1-2 story detached homes with small building footprints of around 300 square feet. In contrast, in the mixed-use area the building footprints (and parcel size) tend to be relatively large (with a max of around 3500 square feet). Also, very few buildings exist in federal and state owned lands, and along the
Figure 2.25: Bay Trail at Alameda Point | Alameda Point Info
waterfront. The low density and sparse street
Alameda City Public Works Department
and active and pleasant streetscape in
network leaves a lot of area unbuilt. A
from Main Street. The rest of the open
Alameda Point, and waterfront could be a
massive amount of the land adjacent to
spaces are mainly either plazas or public
great opportunity for creating the green,
buildings is surface parking space, and
spaces for community activities (antique
lively atmosphere.
there are a few well-managed public open
faire, skate park, etc.) Despite the private
In addition, currently Bay Area trails exist
spaces available. Four of the five major
open spaces in the residential district,
along the east boundary of Alameda Point
ones are sports fields, and the other one
there is currently a lack of parks of various
on Main Street and south waterfront, and
is an “entry plaza” leading towards the
sizes (particularly small ones at nodes)
trail lines are proposed for almost the
26
2.5 ENVIRONMENT Overview
recognized
have recognized the importance of
Environmental systems and change form
that during the coming years cities
confronting these issues head on, and
the underlying context of development
such as
Oakland and Alameda will be
have committed themselves to significant
in the Bay Area, and is far too neglected
confronted with serious and far-reaching
reductions in green house gas (GHG)
in
environmental
emissions.
the
popular
For
conversation
that
decades
we
and
have
climate-related
Specifically,
Oakland
will
focuses primarily on rents, jobs and
challenges. Many of these challenges,
reduce its government-generated GHG
transportation. From the construction of
such as water quality and habitat loss,
emissions by 36% of 2005 levels by 2020,
massive aqueducts to fuel the region with
may be mitigated through urban design
while Alameda will reduce their emissions
water drawn from the east to ambitious
and smarter development standards,
by 25%.
plans to create wetlands along the Bay’s
while others, such as sea level rise and
By
southern shore, development in this
increasing droughts, are to greater or
proactive,
area has often meant overcoming and
lesser extents unavoidable, and will
Oakland and Alameda plan to not only
controlling the constraining aspects of
instead
adaptation-based
reduce the human impacts of climate
the natural environment.
approach. Both Oakland and Alameda
change, but also create a more healthier,
require
an
approaching
these
more resilient region. 30
issues
community-based
in
a
way,
Source: Lacunha Photo
3.1 VISION Development on the Alameda-Oakland waterfronts will focus on multifunctional hubs that showcase regionally-applicable strategies to accelerate improvement in residents’ well-being and prepare for social, economic, and environmental change.
38
ENVIRONMENT
Restored wetlands on the Oakland waterfront. Source: AlamedaPointEnvironmentalReport.wordpress.com
Framework A truly resilient plan must be based on
SEA LEVEL RISE
a sound understanding of the natural systems at work in the area. In the East Bay, this means carefully analyzing sea
FLOODING + LANDSLIDE
level rise, local flooding and landslide risk, liquefaction zones, and air and water contamination. The cities of Oakland and Alameda are projecting
their
waterfronts
to
see
approximately four and a half feet of sea level rise by the year 2100, threatening critical
infrastructure
property.
27
and
damaging
The impacts of this rise in sea
LIQUEFACTION RISK POLLUTION ASTHMA RATE GROUNDWATER CONTAMINATION
41
CREATE A GREEN AND ACCESSIBLE WATERFRONT THAT IMPROVES RESIDENTS’ HEALTH AND PROTECTS AGAINST ENVIRONMENTAL THREATS.
alamedapointva.blogspot.com
GOAL 1 - Restore balance between urban and natural environments. GOAL 2 - Reestablish the waterfront as a public use area. GOAL 3 - Design open spaces the showcase the beauty of the Bay and provide functional safeguards against climate change. Strategies
rise and habitat loss, a 75-foot shoreline overlay will be established throughout
Shoreline Overlay By the year 2100 the Bay is expected to see as much as four and a half feet of sea level rise, resulting in significant damages to public infrastructure and private property throughout the region. This rise in sea level will affect not only areas directly adjacent to the Bay, but also lands further inland as floodplains expand and storm surges become more severe. Prior to 1850 much of the East Bay was occupied by salt marches and freshwater wetlands that both protected the region from flooding while providing important habitat
for
the
97
endangered
or
threatened species that live in the area.30 In the 150 years since the 1849 Gold Rush first attracted large-scale settlement, 90% of these wetlands have been lost, resulting in a fractured landscape that provides neither adequate habitat nor protection from coastal flooding.31 To address these duel issues of sea level
44
Oakland-Alameda
waterfront.
New
buildings will not be permitted within this overlay, and Bay-Friendly Landscape practices will be required. Additionally, parcels larger than one acre in size will be required to incorporate public access into their land management plans. Historically,
the
Alameda-Oakland
waterfront has been dominated by industrial uses, and while this is slowly changing, the Port of Oakland and
Figure 3.6: 305-acre wetland at Oakland International Airport continues to collect water
surrounding industrial buildings still play a vital role in sustaining the region’s economy.
To
insure
the
continued
prosperity of these institutions, they will be permitted an exemption from the
overlay’s
setback
requirement,
butmust instead demonstrate the ability to cope with sea level rise through an a comprehensive adaptation plan that incorporates a variety of tools to address future challenges while protecting one of the region’s largest employers.
Figure 3.7: Precedent: Santa Barbara, CA | Source: James Wapotich
ACCELERATE REGIONAL AFFORDABLE HOUSING GROWTH IN A PATTERN THAT IMPROVES HEALTH, SAFETY, AND ENVIRONMENTAL QUALITY.
West Oakland Works
GOAL 1 - Increase the speed of housing production at all levels GOAL 2 - Diversify the housing stock to meet the needs of a shifting demographic GOAL 3 - Distribute affordable and market rate housing GOAL 4 - Protect homes and residents from environmental risks and hazards GOAL 5 - Equip residents and elected leaders to mitigate the effects of change Strategies
Euclidian distance but not within the ½
other factors such as schools, park access,
mile network distance because of a large
or crime. Including these measures will
highway, they could partner with the city
help insure that affordable housing is
and incentives to measure transit access
to finance a pedestrian bridge.
distributed more equitably throughout
in network distance rather than Euclidian
Update regional housing goals and
the region.
distance.
funding
Fortunately, many cities in the Bay Area
Currently, the Association of Bay area
are already implementing policies such as
Governments
transit oriented zoning overlays and Low
regional
housing
Income Housing Tax Credits to encourage
evaluate
municipalities’
transit access. While these programs are
affordable housing supply based on
great initiatives, they define transit access
population, capacity and job growth.
by a Euclidian distance not a network
These goals do not, however, account for
Change the language in city documents
distance. The problem with this is while they may be geographically close to a transit stop, residents cannot always access them; many times walls or large highways are in the way. By changing the language, this will ensure policies intended to encourage transit access are effective in increasing transit accessibility and will encourage public private partnerships to fund infrastructure improvements to expand access. For example if a developer was within a ½ 66
(ABAG)
sets
goals
affordability. ability
No city has reached its housing goals
for They for
set by ABAG. Faced with balancing their budgets against Proposition 13, many cities opt to encourage job growth, which carries less municipal cost. By attaching transportation
funding
to
housing
production, there will be more of an incentive to reach housing goals.
Create a regional committee to facilitate the CEQA process for TOD Another reason housing production has remained slow are the barriers related to the California CEQA process. By creating a regional committee to pre approve projects located near transit stops the approval process can be sped up. Develop a funding mechanism to support accessory dwelling units (ADUs) Accessory dwelling units have many benefits. They can help increase the supply of affordable housing and they consume less water and energy than traditional single family homes. The cost associated with building a unit has a higher local multiplier, circulating more of the money into the local economy. Finally, they can also provide a stream of income to home owners who construct them. This could help thousands of existing residents avoid the threat of foreclosure. Today, many cities are begging to see
Figure 3.35: Approval Committee
the value of ADUs. They are beginning to allow them in the zoning code and in some cases, even encourage their construction. While attitudes are positive,
Figure 3.36:
68
the path to constructing these types of units is often mired with difficulty. The average accessory dwelling unit can cost anywhere from 10,000 to 70,000 dollars to construct. Most homeowners would need a loan to construct one but banks have been reluctant to loan money towards new building practices such as these. A regional housing fund can be used to guarantee loans made by banks. Modeled off of small business loan programs, this would encourage banks to loan out money at little risk while not costing the city anything other than the cost of a reserve. Allow more diversity in housing types The existing zoning codes in most cities currently use language to define housing standards based on dwelling units. This type of delineation does not allow for more flexible housing types such as cohousing strategies, which might have fluid Figure 3.37: Example of Co-Housing
or adaptable units with shared central facilities such as kitchens and gathering spaces.
Figure 3.38: Example of Adaptive Reuse
69
3.3 SITE PLAN
COLISEUM A HEALTHY COMMUNITY DESIGN
Figure 3.62: Site Plan for Coliseum
86
Green Bridge
office space with labs. This will utilize the momentum of the existing proposal for
Coliseum Park
an R&D district south of the site and can increase employment for local residents who are trained as lab technicians at Howard Terminal. There will also be a the newly built sports stadium, where primary health care services will become an important driver. The goal is to diversify
nd tla We
high density mixed use development near
the job market and make the site more economically resilient. Together with the wetland, Coliseum Park, and other public open spaces, the plan approaches individual health improvement in a holistic way.
Economic Development The coliseum site will be the location of an enterprise zone. This will encourage local hiring of Oakland residents. Based on the mix of jobs at the site, it will support the job training center at Howard Terminal.
Figure 3.69: Environmental System GREEN BRIDGE, VANCOUVER
PRECEDENT: QUNLI WETLAND PARK, CHINA
The site will connect the residents of East Oakland to middle-wage jobs. The local businesses, especially those in R&D, biotech, and the offices located in the core of the site will partner with local schools to provide mentoring and apprenticeships through a public-private partnership. The southern portion of the site will feed off of the science and technology cluster that is starting to exist, but is also proposed in Oakland’s Coliseum plan. R&D has a low vacancy (7%) in the East Bay which means it is in high demand.74 This should be included in the first phase of job creation at the site. This use will provide a buffer between the existing industrial space and the proposed mixed-use core of the site. San Jose has a very successful biotech development, the Biocube, with flex office space and labs for life science and clean 90
Figure 3.70: Precedents for Environmental System
92
COLISEUM
93
alamedapointenvironmentalreport.wordpress.com
Views of San Francisco
skytamer.com
Naval Air Base
96
alamedapointantiquesfaire.com
USS Hornet Museum
Large Scale Events
AP NORTH
Figure 3.84: Aerial of a typical Alameda neighborhood at 9 dwelling units per acre
Figure 3.85: Aerial of Alameda Point North 105
4.1 IMPLEMENTATION A DYNAMIC AND GROWING REGION Phase Two
Phase Three
Phase two includes years 6-15, and will
The third and final phase of Resilient East
intended
see a shift away from policy interventions,
Bay 2050 will occur from year 16 until the
to set the stage for future development,
focusing instead on more concrete
plan’s conclusion in year 35. During this
and slowly progressing to more concrete,
projects. Specific interventions during
phase, planners will focus primarily on
capital-intensive interventions.
this period include the purchase of new,
evaluating progress towards the plan’s
larger ferries, expansions of the San
key goals, and adjusting interventions
Phase One
Francisco Bay Trail, rerouting bus lines
accordingly.
Phase one of Resilient East Bay 2050
to Howard Terminal, establishing bus
include an expansion of the Alameda Self-
includes the first five years of the plan’s
rapid transit (BRT) on Alameda Island, and
Driving Car Pilot Program and potentially
life, and will focus primarily on creating
creating a new water taxi servicing the
also upgrading the Alameda BRT line to
the policies and partnerships necessary
Oakland-Alameda channel. During this
light rail.
to set the plan in motion. This phase
phase, the first signs of redevelopment at
As planners begin to take a more advisory
will also include minor infrastructure
Alameda Point, Howard Terminal, and the
role in the waterfront’s development,
projects, such as trail improvements, soil
Coliseum will become apparent.
private developers will assume more
This plan will follow a three-phase implementation strategy beginning with policy-related
interventions
These
adjustments
may
remediation, and park expansions, which
responsibility for realizing the plan’s
will provide private developers with more
vision. Through the work of these
certainty about future development sites.
developers, a full build-out of the
The very first interventions realized
Coliseum, Howard Terminal, and Alameda
during this phase will be zoning reforms
Point will be realized prior to completion
to enable mixed-use, transit-oriented
of the plan in 2050.
development
at
the
Coliseum
and
Alameda Point. Howard Terminal will also be rezoned for mixed-use, but must first undergo an intensive soil remediation process, financed by the Port of Oakland. Once
this
increased
rezoning densities
has will
occurred, be
further
encouraged by improving ferry service through a new ferry dock at Alameda Point and an increased frequency in ferry service. New partnerships with autonomous vehicle developers and local organizations such as Urban Releaf will be created during this period, which will not only further the framework specific goals, but also buttress the plan by establishing grassroots support. The end of phase one (years 4-5) will see the beginning of more capital-intensive projects such as the Oakland streetcar.
114
Figure 4.1: Alameda BRT
4.2 METRICS A DYNAMIC AND GROWING REGION While much of the success of Resilient East Bay 2050 will be experienced as qualitative improvements in quality of life for local residents, there are several key metrics that will be met before the
Environment
Transportation
ll 25 miles of natural shoreline are
ll Four new transportation hubs are
preserved
established
ll The East Bay is protected from 4.5 feet of sea level rise uu Public access is provided for all
metrics are organized according to the
waterfront lots greater than one
document’s four frameworks, they are all
acre
plan’s overall success
surrounding
use uu TOD design improves pedestrian safety
uu Bay-Friendly Principles
Landscaping insure
waterfront
habitat for 90 endangered species and 250 species of migratory birds ll 2,000 trees are planted each year
ll Four
new
modes
of
public
transportation are established uu Diverse transportation system is less vulnerable to environmental and economic shocks
uu 75% of new trees planted are native or drought tolerant
ll 16 miles of new public transportation routes are added
uu No one species makes up more than 15% of the urban forest
uu Social and economic isolation is reduced across the East Bay Region
ll Air pollution and ambient noise levels reduced in high-risk neighborhoods ll •305 acres of airport tidal wetlands are restored
ll 23,000 – 60,000 new transit riders each day uu Major reduction in total green house gas emissions
uu Oakland International airport is
ll Extension and improvement of Bay
protected for 4.5 feet of sea level
Trail improves pedestrian access to
rise and local flooding from heavy
the waterfront and its parks
rain events uu Total bird strike events are reduced ll District heating and cooling systems implemented
at
Alameda
Point,
Howard Terminal, and the Coliseum uu Sets
precedent
for
future
redevelopment projects in the Bay and across the country ll 25 miles of public recreation trails established uu Expanded Bay Trail buffers shoreline habitat from development uu Interpretive signs and accessible viewpoints
improve
local
knowledge of the East Bay’s unique climate, culture, and economy uu Public access to the waterfront is restored 116
density
hubs reduces private automobile
plan’s completion in 2050. Although these
interrelated and play a crucial role in the
uu Increased
ENDNOTES 5. California Department of Finance, “Demographic Research - California Department of Finance.” Sacramento, CA, 2015. <http:// www.dof.ca.gov/research/demographic/dru/ index.php>. 6. American Fact Finder, U.S. Census Bureau, “2000 to 2010 Economic and Social Characteristics of US and Bay Area.” 2011. 7. Ibid. 8. Metropolitan Transportation Commission, “Vital Signs 2015 – Seaport Activity.” San Francisco, CA, 2015. <http://www.vitalsigns. mtc.ca.gov/seaport-activity> 9. American Fact Finder, U.S. Census Bureau, “2000 to 2010 Economic and Social Characteristics of US and Bay Area.” 2011. 10. Association of Bay Area Governments, “Projections 2009.” <http://www.abag.ca.gov>. 11. “The Planning History of Oakland California.” <http://oaklandplanninghistory.weebly. com>. 12. City of Oakland, “City of Oakland Historic Preservation: An Element of the Oakland General Plan,” p. 6. Oakland, CA, 1998. 13. “The Planning History of Oakland California.” 14. City of Oakland, “City of Oakland Historic Preservation,” p. 9. 15. “The Planning History of Oakland California.” 16. Ibid. 17. City of Oakland Community and Economic Development Agency, “Envision Oakland: City of Oakland General Plan, Land Use and Transportation Element,” p. 2-5. Oakland, CA, 1998. 18. American Fact Finder, U.S. Census Bureau, “2013 American Communities Survey: Economic and Social Characteristics of the City of Oakland.” 2014. 19. City of Alameda, “Charter of the City of Alameda, California.” p. 39. Alameda, CA, 2002. <http://alamedaca.gov/sites/default/files/ document-files/files-inserted/2012_alameda_city_charter_0.pdf> 20. American Fact Finder, U.S. Census Bureau, “2013 American Communities Survey: Economic and Social Characteristics of the City of Alameda.” 2014. 118
21. California Tax Data, “California Property Tax Information: Proposition 13.” 2015. <http:// www.californiataxdata.com/pdf/Prop13.pdf> 22. U.S. News & World Report, “Alameda City Unified,” 2015. <http://www.usnews. com/education/best-high-schools/california/districts/alameda-city-unf/alameda-high-school-1718> 23. The Alameda Museum, “Alameda History,” 2015. <http://www.alamedamuseum.org/ news-and-resources/history/> 24. City of Oakland. 2012). Energy and Climate Action Plan. 25. Mckenna, Phil. (October 13, 2015). California Faces a Future of Droughts Alternating with Floods. Inside Climate News. Web. http:// insideclimatenews.org/news/22102015/ california-faces-future-drought-alternating-floods-el-nino 26. Port of Oakland. (2015). Meritime Operations at a Glance. Web. http://www.portofoakland. com/maritime/operations.aspx 27. San Francisco Bay Wildlife. (2015). Web. http://www.sfbaywildlife.info/species/endangered.htm 28. Callaway, John, V. Thomas Parker, Michael C. Vassey, Lisa M. Schile, and Ellen R. Herbert. (December 2011). Tidal Wetland Restoration in the San Francisco Bay: Historic and Current Issues. San Francisco Estuary and Watershed Science. Vol 9 (3) 29. Bay-Friendly Coalition. (2015). 7 Principles of Bay-Friendly Landscaping and Gardening. Web. http://www.bayfriendlycoalition.org/ principles.shtml 30. Ledbetter, John and John Gray. (October 24, 2002). Assessing Bird Strike Hazards in Coastal Wetlands through Filed Experiments. Proceedings of the 4 Bird Strike Committee – USA-Canada Meeting, Sacramento, CA. 31. City of Alameda. (2008). Alameda Master Street Tree Plan. 32. Urban Releaf. (2015). History and Mission. Web. http://www.urbanreleaf.org/about/history-mission 33. San Francisco Bay Trail. (2015). Overview. Web. http://www.baytrail.org/aboutus.html 34. Population Data. ACS 2013 5-Year Estimates
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