News

The news in mid-August that the Wayans brothers were withdrawing their request to develop a movie studio and arts and retail center on a large section of the former Oakland Army Base re-opens the opportunity for the city to make the best use of this land for business development and quality job creation.

For some, the announcement was not a surprise. For others, it was disappointment. Whether the Wayans can be convinced to invest elsewhere in Oakland, as hinted in news reports, remains to be seen.

Meanwhile, the City Council has some important decisions to make as it considers options for developing the area. Many of these are already known, such as the freeway-adjacent auto mall where city staff are recruiting car dealers and preparing to negotiate terms for several sites in an area called the North Gateway. Proposals for a truck service area in the East Gateway adjacent to Port property were reviewed in August. But even with these developments in the works, nearly 90 acres remain available.

The challenge facing policy-makers is determining a vision which achieves a variety of economic and social benefits to the city. In early October, the City Council will be presented with a report which identifies some options for consideration. Throughout the summer, West Oakland community members have contributed to this report through a series of planning and design workshops.

At this point, the focus is on the Central Gateway and portions of the East Gateway. Nearly 12 acres in the West Gateway could be discussed, but development would not occur for at least eight years because of Caltrans occupation during the Bay Bridge construction.

The truck service area proposed for 15 acres of the East Gateway is intended to reduce impacts on West Oakland neighborhoods which currently suffer from crowded streets due to parking. Placing this facility with access to Maritime Street and adjacent to Port property should help reduce congestion and shorten trips for haulers. Still, that leaves almost 30 acres in the East Gateway for other development, which could include ancillary maritime services (such as logistics), more auto retail, or some other use.

The 60 acres in the Central Gateway is the big prize that the Wayans brothers forfeited when they withdrew from their exclusive negotiating agreement with the city. Although a June 2005 consultant’s report included film production as a possible use, the withdrawal of the Wayans seems to point to other options. Among these, retail, bio-manufacturing, research and development, or some mix of activities were identified.

As the city’s decision-makers consider how to maximize the benefits of developing the former Army Base, they would do well to appropriately weigh relative merits of various criteria. Total employment and jobs per acre must be a priority, but so should a range of occupational opportunities. Land value is important, especially with respect to property tax, but increasing the use-value of land is even more so. Subsidies, although often a part of complex deals, need to be balanced against infrastructure investments and minimizing regulatory requirements. Less tangible criteria include the notion of “placemaking” and enhancing the entryway to Oakland. Nevertheless, these issues will be raised and debated among many others as city leaders struggle to make transform dream into vision and plans into action.