Forming a Sustainable
Infrastructure
A Vision for a Sustainable
Alum Rock - Capitol Avenue Neighborhood
URBP-260
Spring 2008
Aaron Scott
Chris Parkinson
Jeff Krump
Jennifer Langfield
Randall Hayden
Introduction
In order to transform the Alum Rock Avenue / Capitol Avenue Neighborhood (ARCN) into a
sustainable neighborhood, the City of San Jose should concentrate on redeveloping the area’s
infrastructure. Redeveloping the neighborhood’s infrastructure to promote sustainability will
make it easier for ARCN residents to conserve water, drive less, and reduce greenhouse gas
emissions. Developing a sustainable infrastructure is an expensive undertaking that will take
years to complete and even longer for the neighborhood to see the full benefits from their
investment in sustainability. However, a sustainable infrastructure will become the foundation
upon which the ARCN can grow to become healthier, safer, and more vibrant. San Jose should
redesign several aspects of the ARCN infrastructure, but this report will concentrate on
redeveloping the following five aspects of the neighborhood’s infrastructure:
1.
Social Infrastructure
2. Water and Utilities
3.
Green Infrastructure
4.
Bike Infrastructure
5.
Built Environment
Redeveloping these elements of the ARCN will help the neighborhood operate more efficiently,
produce fewer pollutants, and achieve a better quality of life for its residents. A sustainable Alum
Rock Village neighborhood will also help San Jose achieve its Green Vision.
Social Infrastructure - Sustainability and the Community
When addressing sustainability in a given area it is of great importance to involve the
community. Involving the community helps create a social infrastructure which residents can
leverage to create policies tailored to fit their community. Sustainability lives and dies through
social interactions and the social values within the community. All environmental impacts on a
community can be attributed to the social constructs of ethics, values, laws, and culture.
Sustainability can only flourish when these social constructs and values are worth more than the
1
financial cost of prevention.1 Essentially, sustainability can only flourish when the social
infrastructure is in place to support it.
In developing sustainability policies that control a community’s input and output, the community
itself needs to be involved from the start. The community will make decisions that will change
their lifestyle for a long time. Residents must define the path they wish to take in reaching
sustainability, since they themselves will be the ones making the changes.
In creating a sustainable policy in the ARCN, we need to pay special attention to the issue of
social equity. Residents in this area have a median household income below the city and state
average, and the population is primarily minority. Historically communities with such economic
and racial characteristics have been susceptible to poor environmental living conditions. This
can be attributed to social inequity where minorities in urban areas bear the burden of pollutants
from living in a high density and congestion area. These areas often also hold little political
clout, and thus are targeted by corporations as areas that can be environmentally exploited.
To see that this doesn’t happen in the ARCN each stakeholder in the community needs to
participate in the planning process. Involving community stakeholders in the development,
initiation, and implementation of a sustainable policy will help ensure the inclusion of elements
important to the community. The community stakeholders need to identify and prioritize issues
not only vital for environmental health, but also for social and economic growth.2
With the community stakeholders leading the way, the sustainable policy will include a strong
relationship to the area’s history. Developing knowledge of how an area has transitioned over
the years and if sustainability was incorporated in its growth will help strengthen the policy. The
City of San Jose has a long and rich history. It was once known as the Valley of the Hearts
Delight with its numerous orchards, but more recently evolved into an area of technological
prowess, known as the Silicon Valley. How the ARCN area has reacted to these advances can
indicate how residents may react to future changes such as the incorporation of sustainability.
Rahn, Karen and Dr. Richard Knaub, “City of Boulder Community Sustainability Briefing Paper,”
September 2005.
2
Ibid.
1
2
In examining the Alum Rock corridor, the intersection of Alum Rock Avenue and White Road
could serve as the heart of sustainability for the area. The Dr. Roberto Cruz Alum Rock Branch
Library sits on the southwest corner of the intersection. This structure was built with many
sustainable features, was designed to become LEED, but has not gone through the certification
process. The library serves as a focal point of the community. Across the street from the library
is James Lick High School, which sits in an ideal location to foster sustainability in the ARCN.
With a large parking area in the front and a large gym at the school, there is ample space and
opportunity for the community to use this site to promote sustainability in the area.
Once a sustainable policy has been implemented for the area, James Lick High School can be
used as a meeting ground for community action groups to meet and discuss further sustainability
in the area. The school can also serve as a great venue to bring the community together to
manage their resources. The community can properly dispose of waste that poses a threat to the
environment by using the school as a drop off point for items such as household hazardous waste
or by holding e-waste drives.
Area residents can also hold a swap meet to help promote sustainability in the community.
Holding a swap meet at the school can help low income community members by providing them
with inexpensive items. A swap meet also promotes sustainability in that instead of the items
going into the waste stream they are able to be reused within the same neighborhood. The
community already holds a farmers market at the school which provides local and inexpensive
produce for the community. Both of these events can help involve the community in promoting
and encouraging sustainability in the ARCN. These events hold the potential to instill a sense of
environmental stewardship in area residents, inspiring them to incorporate sustainable practices
into their daily lives such as recycling, energy conservation, and water conservation.
Water and Utilities Infrastructure
Traditional infrastructure improvements in the Alum Rock-Capitol corridor area using
redevelopment, Sanitary Sewer Capital Improvement Program (CIP) funds, and use-charge fees,
can foster redevelopment and help the ARCN become more sustainable. The ARCN is in need of
3
upgrading, and an essential element of becoming more sustainable is for the city to upgrade all
water and utility services. The last adopted plan for sewer upgrades was for the 2001 to 2005
plan.3
In the ARCN, all the side streets should have sewer upgrades done as a package to the
infrastructure. Water main upgrades for the whole of the system should be performed to increase
flow rates at fire hydrants for safety reasons. Additionally, San Jose should underground the
electric grid, including telecom and cable services. The economic rational is that if you want to
redevelop or upgrade the neighborhood, the city should not entirely burden a developer to
upgrade public services.
As is seen in the sewer plan,4 San Jose has historically used Sanitary Sewer Capital Improvement
Program (CIP) funds and use charge fees to fund these projects. The water system should use
these same funds to include grey water implementation into the neighborhood. The availability
of grey water will help offset the use of clean water sources. The sewer and water upgrades will
increase efficiency and reduce the chance of main breakage. Also, the whole area will use water
more efficiently due to a program of grey water. A grey water program is essential to modern
urban environments. Grey water can be used for landscaping and in sewage systems, without
burdening the clean water system. New water lines will also enable fire hydrants to be in
compliance for water flow.5
Undergrounding electrical and telecom systems provides aesthetic value, but it also improves
safety and can help the ARCN become more sustainable. An undergrounded electrical system
removes wire and line from sight and creates a more pleasing environment. Underground wires
cannot fall during an earthquake, and are much more likely than pole to pole systems to remain
in service after natural disasters.6 The idea of safety of underground electrical systems is seen in
City of San Jose, “Sanitary Sewer System 2001 -2005 Overview” Sanitary Sewers”, 2005
http://www.sanjoseca.gov/budget/FY0001/adoptedCapital/10/2.pdf (accessed April 18, 2008)
4
Ibid.
5
Author, Picture of looking down White Road form Alum Rock avenue, March 28, 2008.
6
British Columbia Ministry of Education, “School of Earthquake Safety Guidebook: Neighborhood
Hazards,” School of Earthquake Safety Guidebook: Neighborhood Hazards, December 2000,
http://www.bced.gov.bc.ca/capitalplanning/resources/schoolearthquakesafetyguidebook.pdf (accessed April
18,2008)
3
4
a report from British Columbia that says one of the dangers to neighborhoods is high voltage
power lines. Lines overhead that carry 20,000 volts pose a very real danger. In addition to safety
and aesthetics, undergrounding wires can help promote sustainability by clearing space for a
larger urban tree canopy.
Green Infrastructure
Green infrastructure refers to the natural cover within an area, such as trees, shrubs, and grass. A
strong green infrastructure system provides several ecologic, social, and economic benefits.
These include enriched habitat, increased biodiversity, better maintenance of natural landscape
processes, cleaner air, cleaner water, as well as increased recreational and transportation
opportunities. A strong green infrastructure has also been linked to improved human health and a
feeling of a better sense of place.7 Furthermore, well planned green spaces have been shown to
increase property values and decrease the costs of traditional public infrastructure and public
services, including stormwater management and water treatment systems.8
Unfortunately, the tree canopy in many U.S. metropolitan areas has declined. On a larger scale,
naturally forested areas in the Pacific Northwest have lost 25 percent of their canopy cover while
impervious surface coverage increased about 20 percent.9 These changes minimize the benefits
provided by the urban forests at a time when we need them most.
The City of San Jose is addressing the problem of declining forested areas in its Green Vision.
Goal # 9 in the Green Vision aims to plant 100,000 new trees by 2022. The vision rationalizes
planting 100,000 trees by stating “By expanding the urban forest, we will cool our streets and
sidewalks, clean our air, improve water quality, and help convert carbon dioxide emissions to
7
“Benefits of Green Infrastructure,” The Conservation Fund, http://www.greeninfrastructure.net/Benefits
(accessed April 16, 2008)
8
Ibid.
9
“Our Urban Forest,” American Forests,
http://www.americanforests.org/productsandpubs/citygreen/success.php (accessed April 16, 2008)
5
oxygen.”10 To implement this goal, the City’s Office of Sustainability is creating an overall
strategy for San Jose’s urban forest.11
It will take more than planting trees to expand San Jose’s urban forest. The City of San Jose can
combine its tree planting efforts with installing green infrastructure wherever possible. To help
San Jose expand its urban forests, neighborhoods like the ARCN will need to establish longrange and short-range municipal green infrastructure plans.
Planners can push for green infrastructure in a number of ways. Planners can adopt a green
infrastructure approach by developing long-range goals12 including putting green infrastructure
into a specific plan for the ARCN. For example, tree preservation and planting measures could
be written into the specific plan, or into the city’s General Plan to help meet EPA air
requirements and reduce the urban heat island effect.
Planners can also implement best management practices (BMPs) that promote green
infrastructure in three ways. First, they can prepare ordinances, regulations, and incentives that
affect the sites of physical features such as buildings, sidewalks, curbs, gutters, roadways,
drainage, and landscaping. They can also use zoning, subdivision control, and site planning
requirements to help install green infrastructure.13 For example, they can implement a parking lot
tree ordinance where developers need to plant a certain number of trees per parking space.
Planners can recognize trees for their ability to mitigate stormwater runoff and shade impervious
surfaces that would otherwise heat stormwater runoff and harm aquatic life. Second, planners
can encourage green infrastructure through the review and approval of applications for the
development.14 For example, planners can ask developers to plant street trees in all new
developments or, if that's not possible, contribute to a Tree Trust Fund. Third, planners can
“San Jose’s Green Vision,” City of San Jose Communication Office,
http://www.sanjoseca.gov/mayor/goals/environment/GreenVision/GreenVision.asp (accessed April 9, 2008)
11
“Strategic Planning and Special Projects,” Office of Sustainability,
http://esd4esd/esd4ESD/Strategic/OOS/OOS-index.html (accessed on April 9, 2008)
12
“Our Urban Forest,” American Forests,
http://www.americanforests.org/productsandpubs/citygreen/success.php (accessed April 16, 2008)
13
Ibid.
14
Ibid.
10
6
prepare capital improvement programs that ensure green infrastructure becomes part of major
public capital investments, such as roads, parks, and municipal facilities.15
In addition, planners can provide the rationale and economic support for adopting a green
infrastructure approach to planning. They can also provide guidance on the principles and
practice of sound urban and community forestry to a broad set of professional and lay public
officials at the local level. In addition, planners can strengthen the relationship between urban
planners, urban foresters, water quality and stormwater managers, and professional
arboriculturists.16
Green infrastructure systems protect and restore naturally functioning ecosystems and provide a
framework for future development. The ARCN could assist San Jose in off-setting the ecological
impact of land development and green house gas emissions by utilizing the urban forest's natural
capacity to mitigate environmental impacts. By increasing the green infrastructure, planners can
encourage the ARCN to become a sustainable community that produces fewer pollutants and
operates more efficiently.
Bike Infrastructure
The City of San Jose can help the ARCN become more sustainable by making biking safer and
more convenient in the neighborhood. Increasing the number of residents who bike will reduce
the number of car trips in the neighborhood and reduce the amount of fossil fuel consumed, thus
helping the neighborhood become more sustainable. Another benefit from increasing bicycling is
that area residents can improve their physical health.17
Biking can be particularly effective in the ARCN for two main reasons. First, the neighborhood
population is young, and second, several schools lie within or near the neighborhood.
Approximately half of the census tracts in the neighborhood have 31-60% of their residents
15
Ibid.
Ibid.
17
Robert Cervero , “Green Connectors Off-Shore Examples,” American Planning Association Journal
(2003): 26.
16
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under the age of 18.18 Much of this young demographic cannot drive and must walk, bike, ride
public transit, or rely on an adult for their daily transportation needs, such as travelling to and
from to school. James Lick High School sits on the northwest corner of the Alum Rock Village
area, where Alum Rock Ave. and White Road intersect. Five other schools lie within a half-mile
radius of the corner of White Road and Alum Rock Avenue.19 This concentration of school
generates several daily car trips by parents taking children to and from school as well as after
school programs. Bicycling holds the potential to eliminate many of these car trips.
Currently bike circulation in the neighborhood is poor. Only one bike route exists in the entire
neighborhood and this route runs parallel to a light rail line for about one mile along Capitol
Ave.20 In addition to a lack of routes, bicyclists face the challenge of heavy traffic on the major
neighborhood arterials, Alum Rock Ave., Capitol Ave., and White Road.
To increase bicycling in the ARCN, San Jose first needs to create a network of bike lanes and
paths so bicyclist will feel safe.21 The bike path network should concentrate on connecting
schools with residential neighborhoods. For example, a bike path should be built that connects
Rose Ave. with James Lick High School. This path could first connect Rose Ave. with the
commercial district along southern Alum Rock Ave., possibly through the Orchard Supply
Hardware parking lot. Extending this path from OSH under Alum Rock Ave. with a bike tunnel
would safely connect the Rose Ave. residents with not only James Lick, but Pala Middle School
and the Alum Rock School District Office on Gay Ave. Also, connecting this neighborhood with
the commercial district can help increase economic activity in the commercial district. Currently
there is no means to walk or bike to the Alum Rock businesses along from Rose Ave. making it
difficult to access the businesses.
The bike network should also connect the ARCN to transit, utilizing the two transit corridors that
through the neighborhood. One corridor runs along Alum Rock Ave. to downtown and the other
18
URBP 279 Class Spring 2008. Alum Rock Avenue and Capitol Avenue Study Area Map.
“3108 Alum Rock Ave San Jose Address Map,” Walk Score, http://www.walkscore.com/getscore.php?street=3108+Alum+Rock+Ave++san+jose+Ca+95127&go=Go. (accessed April 16, 2008)
20
VTA “Santa Clara County Bikeways Map”, http://www.vta.org/schedules/gmaps/index.html (accessed
April 5, 2008)
21
Cervero 25.
19
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follows the Light Rail line along Capitol Ave. One path needs to connect the neighborhood with
the Light Rail Station on Capitol Ave. and another path should connect the ARCN with
downtown San Jose. The City should build a separated bike lane along Alum Rock Ave. to
downtown San Jose to make the trip safer. Connecting ARCN bicycle paths with these corridors
could encourage residents to commute via bike, increase Light Rail ridership and reduce fossil
fuel consumption.
As part of the bike network, the city should implement traffic calming measures such as bulb
outs, roundabouts, speed bumps, bike traffic signals and reduced speed limits. The city should
also install ample signage to alert motorists and inform bicyclists that the paths exist. After
creating a safe bike network, San Jose should promote bicycling by holding special events such
as a bike and helmet give-away for kids. The city should hold these events in conjunction with
Reeds Cyclery, a local bicycle shop that has been in business since 1948, 22 and with local lowrider bike clubs. The bicycle promotion can also leverage the Amgen Tour of California bike
race to increase interest in biking. The Tour of California ran through the neighborhood in 200823
and might do so annually.
In addition to the bike give-away, San Jose can initiate a community bike-share program in the
neighborhood. The program can offer bikes for neighborhood residents to rent bikes for a $1 fee
and the submission of a credit card number as a deposit. Special self-serve bike rental stations
would accept the card numbers and fees and these stations would be placed at key spots in the
neighborhood, such as James Lick High School, the Light Rail station and the Dr. Roberto Cruz
Library. The community bikes should all be painted the same color, so they will be easily
identified. Neighborhood residents could choose the color of the bikes and set up an arrangement
with Reeds to maintain the bikes.
The Built Infrastructure
The original, primary purpose of zoning was to separate uses, so as not to interfere with each
other. Zoning works to separate uses and thus protect residential areas from industry and the
22
Reeds Sports Shop website. http://www.reedssportshop.com/bicycles.html (accessed April 18, 2008)
Amgen Tour of California 2008 website. “Stage 3 Map,”
http://www.amgentourofcalifornia.com/Route/map/stage3.html (accessed April 18, 2008)
23
9
adverse effects of industry on the local environment. This separation has sometimes gone too far
and people are sprawling outward, inconvenienced by living at greater distances from daily
activities such as working and shopping. There has been a recent resurgence in mixed use
development, going under various names such as smart growth, new urbanism and traditional
neighborhood development. Encouraging mixed-use developments in the ARCN transit corridors
can help bring some necessities the community needs into the area.
The whole area can roughly be considered to have a density of about 10,000, maybe slightly
more. A density of 10,000 is rather high, and for whole cities of that magnitude, the roads can be
pretty busy. However, in comparison to dense city centers, ARCN is not considerably busy.
There is relatively little pass-through traffic. Being next to a freeway (I-680) and having a light
rail line, helps the circulation. ARCN is already fairly dense and has the capacity to handle a
slightly higher density. Providing more places to live in areas that are developed will help lessen
the need to build more roads, utility lines and other parts of the infrastructure that go on to raw
land. That ongoing plan of San Jose will help add people to the existing area, rather than
outward to the hillsides or farmland. The city had added green elements for part of its plan. New
construction in ARCN should encourage the use of green building materials.
Infill development strategies will increase the density of the corridor along Alum Rock Ave.
adding needed business and residential opportunities. Increasing density has been a cornerstone
of San Jose’s development since the 1970s, and San Jose has put an emphasis on infill. Parts of
the ARCN can be increased in density which will increase its efficiency and reduce the need for
residents to make trips in cars, helping the neighborhood become more sustainable. Infill
development not provides more places to live, but it also increases the walkability of an area
since more community needs are within a close proximity.
The ARCN occupies a little over one square mile. Residential zoning takes up about two-thirds
of the space. Of that residential zoning, slightly more than half is single-family detached
housing. The remainder of townhouse-style and apartment-type housing lies next to the main
thoroughfares or commercial areas. The commercially zoned areas, mostly along Alum Rock
Avenue and Capitol Avenue, occupy about 20% of the Alum Rock Village neighborhood, and
10
provide an opportunity for upzoning. These two streets are major thoroughfares and can handle
more activity without disturbing the residential areas. Adding more activity to the commercial
areas will help the corridor become more sustainable by providing the residents with more
shopping options and potential places of employment.
The ARCN is mostly built-out, and has been for a while. However, due to the age, structures are
razed or rehabilitated. The main idea being presented here is to increase the usefulness and value
of replacement buildings and upgrades to existing properties. The one simple term to describe
this is upzoning. This upzoning is a long-term process. Eventually buildings will be replaced. By
adding of more uses to the zoning, property owners and developers will know what they are
allowed to build, and even encouraged.
Upzoning can have different meanings in the context of where it is happening. One aspect of
upzoning here will be to add apartment-type housing in mixed-use. This will involve new
buildings of multiple stories. Residences above retail or office are becoming more popular, partly
due to their convenience and the liveliness of being around more action. Attempts will need to be
made to keep the level of opulence to a minimum to reduce construction costs, for the purpose of
providing more affordable units. In particular, for the affordability, are those people who will
benefit from living near public transit lines. People being able to afford reasonable rents are part
of sustainable economic development, and being able to maintain a certain standard of living
promotes social sustainability.
Parking is always an issue in urban elements, and all-too-often parking blankets the urban
landscape with impervious surfaces. Currently all of the parking in the Alum Rock Village area
is on the surface. These parking lots provide space for a considerable amount of upzoning,
without affecting the current structures in the area. The mixed-use developments can be built
above underground parking. Any new construction that requires surface parking should have the
parking receded from the frontage to give the development a more inviting appearance, thus
making it more pedestrian friendly. New surface parking should include ample pervious surfaces
and utilize bioswales. These elements allow storm water to penetrate into the soil and will help
11
the local environment become more sustainable by filtering impurities form the stormwater and
helping the water table recharge itself.
Besides retail, residential and shopping the mixed use development can include offices. There
are plenty of professional services that will be amenable to and used by the people of the
neighborhood, such as accountants, lawyers, and doctors. Efforts should be made to induce many
of the white-collar workers to live in the area. This addition of higher income residents and as
well as local workers into the commercial zone will add vitality to the area, and feed on itself,
attracting more customers and tenants. The residents will have more products and services
conveniently located and should like the increased liveliness the area offers.
Conclusion
Creating a sustainable infrastructure in the ARCN sets the foundation upon which residents can
achieve a significant level of sustainability. However, developing the ARCN into a highly
sustainable village will be expensive. One potential source of financial assistance may come
from the San Jose Redevelopment Agency. To date24 according to Laurel Prevetti, the Assistant
Director of San Jose’s Planning Division, the City of San Jose has about one billion dollars in
redevelopment funds. The ARCN is already partially a redevelopment district, and if the
Redevelopment Agency designates the rest of the area as a redevelopment district, money will be
ready to be spent. If the city spends the money now and developers come along in the future, the
money can be repaid in 2008 dollars. That serves as a major incentive for developers.
Changing the built environment to include mixed-use and high density developments along the
ARCN transit corridors will reduce the need of residents to own cars. Creating parking for these
developments under the structures uses less land and decreases pervious surface coverage in the
ARCN, which helps reduce stormwater runoff. Requiring new surface parking lots to use
pervious pavement and bioswales further mitigates stormwater runoff. Constructing an
infrastructure of bicycle paths further reduces the need for cars, and a bike path network can also
help residents increase their physical health. A healthy, extensive green infrastructure not only
12
makes riding bikes and walking more pleasant, but also provides several other sustainable
benefits including reducing green house gases and mitigating the urban heat island effect.
Undergrounding utilities will allow the ARCN’s green infrastructure canopy to grow larger and
demand less trimming. Revamping the water system to provide grey water to ARCN will allow
ARCN residents to maintain their green infrastructure with recycled water, thus conserving
precious clean water. Installing this physical infrastructure is vital if ARCN is to become
sustainable. However, involving the community in the planning of ARCN’s sustainable future is
equally vital. San Jose must ensure the social infrastructure exists in the ARCN to leverage a
revamped physical infrastructure if the ARCN is to reach a significant level of sustainability.
There is no one-size-fits-all solution to achieving sustainability, and the community needs to
determine what works best for their unique neighborhood.
13
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14