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Consistent with ALUC and Federal Aviation Administration (FAA) • policies, uses which involve heavy concentrations of people or large quantities of dangerous or inflammable materials should not be located within the Oakland North Airport Safety Zone. Building and structure height should be restricted as necessary to assure safety. The portion of this area north of Davis Street and near Beecher Street and Phillips Lane has recently been incorporated into the Plaza 2 Redevelopment Project area and that program will be the primary means of eliminating blight and upgrading in that area. The area between Doolittle Drive and Beecher Street may require some use of redevelopment or an assessment district but may also be subject to improvement through more traditional land use controls, code enforcement and voluntary efforts. The lower Davis Street area west of Doolittle Drive presents a complex and different problem. The provision of proper access and infracturcture is costly but can be estimated with some degree of accuracy. The big unknown is the potential cost of eliminating or mitigating environmental problems, especially any contaminated soil. Only after an environmental investigation is completed will it be possible to even estimate these costs and only after an estimate is available will it be possible to project whether there is any affordable and practical means of redeveloping the area or portions of it. AREA VI: PERALTA AVENUE AREA, WEST OF SAN LEANDRO BOULEVARD There is one area on Map 19 designated as a Major Change area which has serious constraints that preclude its being more intensively developed until they are removed. However, if the constraints are removed it could change very greatly. This is the large 1- 2 zoned underdeveloped area between the BART - Union Pacific Railroad and the Southern Pacific Railroad north of San Leandro Creek and that is accessible only via Peralta Avenue. This access limitation is the area's major constraint. Without a second means of access, and especially access not subject to blockage at a railroad crossing, it is not desirable to have intensive development of the property. Other significant constraints that affect the property are: The inadequacy of public infrastructure, especially the lack of EBMUD water and the Peralta Avenue Street improvements. The number and shape of individual parcels. The generally low quality of structures and uses. The relationship to a section of San Leandro Creek which is still in its natural state. V - 95 (revised) December 3, 1998