Let's Talk...Zoning

Oakland’s “normal” is a state of flux. This is a neighborhood – or a collection of neighborhoods – that is constantly being changed in ways both subtle and dramatic, and the dynamism of this place is part of what draws people here. That draw can present a challenge: it sometimes seems like everyone in the region wants a piece of Oakland, and has an opinion about what it could or should be. Neighborhood planning here can be pretty contentious for this reason. There are a lot of opposing interests to balance. 

The most powerful tool in the neighborhood planning kit is the zoning map. Zoning defines what can and cannot be built in a given area, and can also include requirements about how new buildings relate to the streetscape and the neighborhood at large. A neighborhood zone could govern how tall or how massive a new building can be, how much greenspace it has to include, how many parking spaces it must provide, how much energy or water it must conserve. It can also lay out acceptable uses, such as housing, commercial, industrial, retail, cultural, recreation, or entertainment. 

Drawing a zoning map is a complicated business, and done right will involve a lengthy conversation with the community. Planners could propose a set of ideas; residents and stakeholders can provide feedback; planners then incorporate that feedback and present a new or revised set of ideas; and the public provides comment again. This iterative process can continue for months or even years, depending on the circumstances – but it’s important to get it right, and doing it right takes time. 

Oakland is currently engaged in a comprehensive neighborhood planning process. Over the past two years there have been many opportunities for participants to lay out Oakland’s needs and priorities, but the process is far from over, and there are still many things to talk about. What’s the best set of strategies to support the construction of more affordable housing? Where should Oakland development create more density, and where should we focus on preserving homeownership? How can property owners be supported to build back our tree canopy? What kinds of programs can the city and public partners invest in, to support residents connecting with employment and other opportunities? 

The next Let’s Talk meeting is Wednesday, September 22 at 6:00 p.m., and this month’s topic is all about zoning. Come learn about what Oakland’s zoning map looks like now, and what the process is for making changes to it. Bring your questions! Or tell us your thoughts and concerns in the comment box below.

OPDC's statement on Walnut Capital and re-zoning in Oakland

Oakland Planning and Development Corporation has recently learned that Walnut Capital is seeking to re-zone a substantial chunk of Central and South Oakland – including a city-owned park – to make room for its own new development, the nature of which is not clear.

What is clear is that the development would demolish three large and dense city blocks, including homes and apartment buildings and trees that have been part of the residential fabric here for more than 100 years.

It would remove one of the few remaining green spaces in Central Oakland. And it would do this while ignoring an ongoing public planning process and clearly established neighborhood priorities. To put it mildly, this is not how planning should be done. Zoning changes of this magnitude require a robust public process. It is unfair to the neighborhood to push for a boutique zone that ignores neighborhood needs for the benefit of a single developer. 

Oakland stakeholders – including residents, elected officials, and representatives from Oakland’s institutions – have been working with the Department of City Planning for the past two years through the Oakland Plan process to articulate community needs and priorities, and that process is far from finished. What we have heard so far is that Oakland wants new housing options that are affordable, accessible, welcoming and inclusive. Oakland wants to preserve and enhance its neighborhood fabric, grow its tree canopy, and help its public spaces to thrive.

Oakland residents need economic opportunities – not just jobs, but the chance to put down roots, build intergenerational wealth, and to benefit from neighborhood investment. Walnut Capital’s proposal includes none of that.

Planning for affordability: news from our neighbors

Lawrenceville has become the first neighborhood in the city of Pittsburgh to have an Inclusionary Zoning Overlay District (IZOD) – one that requires new residential developments with 20 or more units to ensure that at least 10% of those units will be affordable to households making 50% of area median income.

This protection is particularly important in a hot real estate market where rents and property values are skyrocketing, and lower-income renters and homeowners are being displaced. 

Sounds like something Oakland should have too, right?

If Oakland had had an IZOD in place five years ago, this kind of requirement could have produced over 80 new units of affordable rental. Instead, the 915+ new market-rate units constructed recently in Oakland go for $1,100 - $1,800/bed.

There are other tools to leverage new development to support community goals of equitable development such as affordable housing. Some of these tools are zoning restrictions, and others include programs that structure development financing and the additional taxes generated through a development project.  We refer to this as “value capture,” and it can provide support for a variety of neighborhood-serving activities and programs.  

Oakland is currently engaged in a comprehensive neighborhood planning process (and there are opportunities here to share your opinions about Oakland’s future), and now is the time to speak up for affordable housing and neighborhood-serving programs in each of Oakland’s neighborhoods.   

Over the next year, we will have extensive discussions about zoning and equitable development strategies as the Oakland Plan process concludes. OPDC hosts a monthly meeting to discuss issues of concern to the neighborhood, “Let’s Talk.” The next Let’s Talk meeting topic is zoning and equitable development, and we hope you will join us to let us know what you think about it. Until the planning process is completed, a permanent zoning change in Oakland is not likely to gain much support. We will discuss the kind of process residents can expect in terms of the changes that lie ahead.

Please reach out to Andrea Boykowycz at aboykowycz@opdc.org with any questions, and please feel free to share your thoughts and questions below. 

Coming soon – cash assistance for first-time homebuyers!

OPDC is thrilled to announce a unique opportunity for would-be Oakland homeowners. With support from the Pennsylvania Housing Affordability and Rehabilitation Enhancement Fund (PHARE), we have developed a unique program to support low/moderate-income Black, Indigenous, and people of color (BIPOC) families to become Oakland Community Land Trust homeowners. Our explicit aim with this program is to address racial disparities in access to homeownership and assist Black families to build generational wealth.  

We will enroll seven participants. Depending on income, participants who are eligible under the program requirements will receive $21,000 - $31,000 in cash assistance they can use towards the purchase of a CLT home, to repair credit or pay down debt, or to build savings. Eligible families are those with annual income between $34,000 and $67,500 for a family of four (or between $23,750 and $47,500 for a single individual). 

Oakland’s rental market has eroded homeownership here – and especially Black homeownership – for decades. OPDC designed the CLT to secure homes for permanent affordability and owner-occupancy, to stabilize neighborhoods and provide opportunities for wealth building through homeownership, especially for BIPOC communities.  

We have often heard from would-be homebuyers that the prices for affordable- houses, while below market, are still too high. OPDC has experience working with public and private financing programs to help close that gap and put homeownership within reach.  This is a special opportunity that enables us -to go further -- and put money directly into the hands of new homeowners, increasing their financial security.

Applications open for the program on Wednesday, October 6 at 12:00 p.m. If you or someone you know might be eligible for this program and have been dreaming of homeownership in Oakland, please contact us at questions@opdc.org to learn more about this opportunity.

Please visit www.opdc.org/oakland-homeownership for full details and the link to apply on October 6.

Adopt-a-Block's impact on Oakland litter

By: Emelia Sargent, B.S. Environmental Science, University of Pittsburgh 2023 

A weekend morning on the streets of Oakland can look like the aftermath of a parade. From empty pizza boxes and assorted cans to the occasional disheveled college student and confetti, anything you can imagine can be found on the streets of Oakland. Parades have designated cleanup crews – but here we rely on volunteers. 

There are no easy answers to the litter problem, but OPDC’s Adopt-a-Block program offers one set of community-oriented and sustainable solutions. This past year, OPDC recruited teams of Pitt students to adopt routes in each Oakland neighborhood. Teams organized clean-up events with the goal of maintaining a clean, safe, and welcoming neighborhood for all residents and visitors. Working consistently throughout the year, team members developed familiarity with and a sense of ownership over their routes, and a stronger connection to the neighborhood. With any luck, this familiarity will extend to an intrinsic dedication to the Oakland community.  

One of this past year’s route team captains, Kate Blanock, described the sense of ownership she formed for her route: “I love my route. Sometimes I even will just go on walks around Oakland, and I’ll check out how it’s looking. It’s especially nice knowing that I’m cleaning up streets that some of my friends live on or streets with businesses we support (we clean the streets with Mad Mex and Frenchi’s Deli!).” Volunteers like Kate are the backbone of the Adopt-a-Block program.

Adopt-a-Block hosts two types of litter collection events. The first are mini cleanup events held by individual teams for the routes they have adopted. The second are monthly Oakland-wide cleanup events, in which volunteers are assigned to clean up areas in Oakland that have not been adopted or need extra attention. The clean-up events are social and fun – and ironically thrived under COVID restrictions. Last year’s socially distanced, masked collection events were an excuse to gather and chat, work collaboratively, and often included snacks. According to Kate, “Our team would occasionally have donuts or other treats before our pick-up events! This is definitely one of my favorite parts because I haven't been able to see a lot of our team members over the last year - it has been really nice to get to hang out with our friends in a safe manner and also get to help out our community. We also play music as we walk around and pick up garbage, so it's always fun to get to make a task that most people would think is gross enjoyable!”

Kate’s route was one of 13 that were adopted throughout all of Oakland’s neighborhoods, cared for by teams ranging from five to 32 members. In all, 155 unique volunteers participated in socially distanced clean up events for their route team last year. This year, with more of Pitt’s students attending classes in person, we are hoping to do even better! Anyone who lives in the Oakland community or simply wants an opportunity to collect litter can participate in Adopt-a-Block clean up events or form a team.

The Adopt-a-Block program is all about community service and engagement, which is why I was drawn to coordinating it. As a student at the University of Pittsburgh I have found that it’s very easy to get wrapped up in the daily activity of student life and forget that you are part of a greater community. From classes, clubs, work, and extracurricular activities that only bring students to Oakland for the night life, I know I am not alone. I was drawn to the Adopt-a-Block program because it was an invitation to become actively engaged in the Oakland community. It has been spectacular to see and be a part of the impact Adopt-a-Block made last year. Thanks to these wonderful volunteers, over 200 bags of litter were collected. The success of this program is truly a result of the enthusiasm and dedication of the Adopt-a-Block teams.

If you are interested in joining the Adopt-a-Block program, the invitation to become part of the community is always open! You can contact us at www.opdc.org/volunteer.

Emelia Sargent worked with us through the Community Assistance Internship program at the University of Pittsburgh this past year, coordinating the Adopt-a-Block program and helping to keep track of neighborhood quality data. Read about her experience working with our amazing volunteers.