Wellstone Club Demands Independence for New Police Commission

Wellstone Club Press Advisory

Setting up the Police Commission Requires a Strong Implementation Ordinance 

The Wellstone Democratic Renewal Club whose members worked hard to support the passing of Measure LL urge the Oakland City Council to pass an “enabling ordinance” researched and written by the Coalition for Police Accountability when it is discussed by the Public Safety Committee today and the full council in 2 weeks.

The measure for a charter change was passed by 83% of the voters and would be the strongest commission in the country provided the implementation ordinance is clear on the details on how to achieve the independence the voters expect.

There are many details in the Coalition’s version of the ordinance. Here are the 3 most significant differences between the Kalb/Gallo version and the Coalition’s:

Makeup of the Discipline Committee

This 3 person committee of the Commission will be empowered to actually mete out discipline to OPD officers up to and including firing.

In order to prevent even the appearance of mayoral/administrative pressure no more than one of the three mayoral appointees should be on this committee at any given time.

Police Commission Initiated Complaints

In order to react quickly to circumstances and/or high profile incidents, it may be necessary to immediately interview witnesses and examine evidence-waiting for the mayor or the council to weigh in could jeopardize the Commission and the Agency’s investigation.  Why limit the Commission from self-initiating complaints as it sees fit?

Background Checks

A criminal background check as part of the appointment process tends to discourage those who pose no danger to the members but would have a chilling effect on community members who have had negative experience with the criminal justice system.

Oakland has many residents whose lives have been impacted by a biased system-sentences based on marijuana possession or small sales, a plea bargaining process that forces guilty pleas with little recourse for a fair defense, and also those who have paid their dues and rehabilitated themselves. Other cities only perform background checks designed to prove the applicant’s identity.

Postscript

Council Member Gallo has agreed to the Coalition’s version/amendments. We urge longtime Wellstone member CM Kalb to join us.

 

 

Media Advisory: Oakland Community Issues Call for a Sanctuary State

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Press Advisory

Oakland Community Makes Push for Sanctuary State

Oakland, CA: The Oakland City Council will consider a resolution expressing its recommitment as a sanctuary city at its meeting on Tuesday, November 29th. In the face of deportations, harassment, and growing threats of violence, the immigrant, Muslim, Latino and other targeted communities, including all People of Color, LGBTQ, women and people with disabilities are experiencing levels of stress and fear not seen since the 1930’s. We the undersigned believe the first, best response would be to create a statewide sanctuary.

We must believe President-Elect Trump when he says he will immediately take action against the Dreamers-members of the DACA Executive Order- their parents and any undocumented persons plus consider ethnically based registries, etc., at the same time, cities like Oakland can ill afford the loss of any federal funds or other sanctions.

Because of California’s large population and strong economy, a statewide declaration of sanctuary would have a much better likelihood of preventing the threatened cuts and protecting Oaklanders and all California residents. We are asking that the Oakland City Council commit to requesting that its representatives work toward such a declaration.

Oscar Chacon, Executive Director, Alainza de las Americas noted, “Thousands, even millions of people in California are threatened with deportation, registry, harassment and violent acts because of the words and deeds of the president-elect. California must take steps to protect them immediately.”

A partial list of organizations and individual sponsors can be found here https://draketalkoakland.com/2016/11/23/join-the-call-on-november-29th-make-california-a-sanctuary-state/ who have called a rally and candlelight vigil at 5 pm tomorrow evening prior to the City Council meeting to demand action from Oakland and Sacramento. Speakers will represent a broad swath of our communities.

Contact: Pamela Drake-510-593-3721 or pamelaadrake@gmail.com or info@BBBON.net or check in with Jose Dorado, 510-326-4810 at the rally.

 

November 2016 Oakland Voters’ Guide

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The presidential election is still getting almost all of the coverage, but in our state, county and city lots of important issues are getting decided so please focus in for a bit. With Measures JJ, LL, HH and county Measure A1, we have some options that can make life a little easier-it’s only the start of meeting the needs of Oakland’s residents but it’s a good start.

So, let’s briefly discuss the presidential election. I believe Hillary will win in a landslide; and given the ugliness of the Trump campaign [and I wrote this prior to the Trump sex predator tapes], it’s the only thing that can keep me sane and not ashamed to be an American.

imagesI have to believe that we will reject an openly bigoted, hateful man if only because he’s such a liar and a bad businessman/conman more than that he courts neo-Nazis. I hope everyone will get out and vote for Hillary even as we prepare to organize against some of her policies as soon as January. But make no mistake, the ugly forces that the Trump campaign has unleashed will still be here. How those forces will manifest is too frightening to conjecture but they will and we have to be prepared.

Here in Oakland, gentrification is changing our city so rapidly it’s hard to keep up.
But given the reactionary mood of our country, I hope we don’t stop welcoming the folks who come here because they want to participate in our culture of diversity and resistance.

OAKLAND MEASURES

Measure JJ  Yes  Yes  Yes  protectoaklandrenters-jj-11x17

What we can do is protect those folks who are struggling to remain in this community by voting for Measure JJ. It’s the Renters’ Protection Act and though it doesn’t include everything that the Citywide Displacement Network had wanted, it does flip the script and puts the burden of justifying rent hikes above the cost of living onto the landlords who will be forced to keep a lid on exorbitant increases.

It doesn’t affect everyone, however as renter’s protections do not apply to newer buildings. While it expands “just cause” eviction rights to thousands, thousands will remain unprotected. Sadly, people are being evicted as I write this but come January, if we vote for JJ, some neighborhoods may be stabilized and many lives will be made measurably better.

Measure LL Yes  Yes  Yes   yesonll_gray

The Oakland Police Department has been under federal monitoring for 13 years and it was expected that under Chief Sean Whent, the Negotiated Settlement Agreement would have been completed by now. The federal monitoring has cost the city $30 million as of last year and lawsuits against OPD have cost another $70 million, at least. But due to the bombshell revelations of corruption-the sex trafficking of a minor and documented abuse of at least one underage female-the whole process of reform has been cast into doubt.

The Coalition for Police Accountability which put forth the independent Police Commission charter change, saw the ongoing problems as systemic and realized that reform would have to start in how the department was administered by city officials. The group, of which I’m a member, has been working on a fix for at least 2 years. In fact, we attempted to get this charter change on the ballot in 2014 but only Council Member Noel Gallo, then chair of Public Safety, would champion it.

The Measure which is now supported by the entire City Council and the Mayor will establish the strongest commission in the country, have the power to impose discipline on officers, determine some police policies, and direct the search for a police chief in the future. But beyond that, it opens up the workings of the most expensive department in the city to residents. Wouldn’t you like to know how half of your general fund monies are spent?

Measure HH   Yes   Yes  oaksodatax_logo

The soda tax is not a grocery tax. The fact that you’ve gotten so many glossy fliers full of these lies should tip you off to how much profit the sugar beverage industry expects to lose if more of these measures pass. But the explosion in diabetes among the young, not to mention obesity and tooth decay has become hard to ignore. This tax has been proven to work [http://www.npr.org/sections/thesalt/2016/08/23/491104093/berkeleys-soda-tax-appears-to-cut-consumption-of-sugary-drinks]. Now we just need some healthier options for folks in neighborhoods too often served only by corner stores.

Measure KK   Yes

This is a gigantic bond-$600 million-to fix lots of infrastructure ills that have been building up in Oakland since the Great Recession and before including the gas tax grab by the governor so that our road repairs and replacements are close to 100 years behind.

This measure is being billed as anti-displacement bond but that is a little misleading. One sixth of the bond-$100 million- would be used to rehabilitate housing and keep people on the verge of displacement in their homes, possibly building some new housing. The bulk of it-$350 million-would go to repairing and repaving our streets and sidewalks plus bike lanes, our wonderful public stairs, etc. Since the city is ignoring dangerous sidewalks on Lakeshore as I write this, they must expect that it will pass. I hope someone doesn’t break their neck before that [update-one of them was finally fixed.]

I haven’t personally decided if I can vote for it. It’s not that we don’t need it, but there are lots of things we need-employment programs, summer jobs for kids-but looking at the long term charges, gives me a little pause as I hope to retire some day. Whether you vote for this or not will largely be determined by your pocketbook . However, it may fairly be said that postponing these fixes will cost more in the long run. Check it out for yourself and decide http://www.spur.org/news/2016-09-13/taking-care-basic-needs-support-measure-kk-oakland-infrastructure-bond.

Measure II  Yes

This measure simply allows the city to lease its land long term, up to 99 years, rather than sell it to developers so that it remains in the public domain but also encourages developers to invest in a project a la 12th Street which, unfortunately, has been sold away, rather than leased.

County Measures

Measure A1   Yes  Yes  Yes  2016-10-09-01-13-05

This county bond will provide more affordable housing to Oaklanders than is contained in Measure KK & at a lower cost so it is very important that we all support it. It spreads the cost of building affordable housing around the county as it also provides housing throughout it. In addition to building rental housing, it will provide loans to seniors, etc, who may need adaptive improvements to stay in their homes, first time buyer programs for middle and low income families, and investment in future affordable development. http://acgov.org/cda/hcd/documents/AlCo-HousingBondFactSheet.pdf

It totals $580 million in bonds which may put it at odds with the city measure in some folks minds. I rank A1 as the most important bond proposal on the ballot but I ask you to consider also supporting KK, since they actually pay for different but very real needs. Both will require 2/3rds approval to pass.

Measure C1 for AC Transit  Yes  Yes  Yes

This measure extends the existing parcel tax for AC Transit but does not raise your taxes. AC Transit is the only public transit we have that actually serves folks who have no other way to get to work, school and shopping. It has received less than its share of transit funding for too long. We must continue to fund this need.

AC Transit At-Large-Christian Peeples

No one knows transit, any kind, like Chris and he uses transit exclusively even with his cane. When Summit Bank removed a bus stop near the hospital, Chris came to the bank with the members of ACCE’s Riders for Tranist Justice to protest and challenge their assumptions about bus riders. Return Chris Peoples to the board.

Measure RR for BART upgrades  Yes  Yes

BART was a premier transit system for a couple of decades but that time is long gone-as a former train operator, I remember it well. This bond is needed to get us back up to speed or at least not slow the system down any more than we’ve seen or experienced, track upgrades and earthquake safety are among the items it will pay for.

I just have to say that one of the reasons that this bond has received less than positive responses should be laid at the feet of the BART board-no, not because they gave away too much to the unions–but because they drove the system to a devastating strike that brought us anti-working family legislators like Steve Glazer of Orinda who has made his bones by trashing union workers.

Now Rebecca Saltzman, who was completely clueless when the board doubled down on pressing the union to give up more wages and benefits than they had voluntarily given up during the Recession, and even more clueless towards Black Lives Matter demonstrators, is being opposed by a Glazer-type candidate from Orinda. We should support her against this onslaught of anti-working class folks from over the hills but let’s not forget she was one of the board members who gave us this situation and the backlash against BART in the first place.

If voting for Ms. Saltzman leaves a bad taste in your mouth, you can make up for it by also voting for Lateefah Simon for BART, District7 https://www.lateefahforbart.com/.  Correction: of course, you can only vote for one in whose district you live.

State Propositions

We all know the list is so long that many California voters may not make it through it but I have some favorites. Please vote to abolish the Death Penalty-Yes on Prop 62, extend the top tier income tax-Yes on Prop 55, fairness for non-violent felons and youth offenders-Yes on Prop 57, and to maintain the ban on plastic bags-Yes On Prop 67. There are many other worthy props but go to Wellstoneclub.org for more info on them.

US Congress-Barbara Lee

She speaks for me and the overwhelming majority of Congressional District 13. There is no one else like her even though lots of folks seem to be getting in line. But take it easy, she’s not going anywhere for a long time.

California State Senate-Sandre Swanson

Endorsed by Congresswoman Lee, Assembly Members Rob Bonta and Tony Thurmond, he is a fighter for Oakland and our particular needs. He doesn’t always do what party bosses say but he knows what is best for our district and would be the only Black Senator from Northern California. He stands for old-fashioned integrity-and is a no excuses legislator-vote for Sandre Swanson for Senate!

18th Assembly District-Rob Bonta

Running unopposed, Rob has worked hard for children and working families in our district and the state and will be reelected.

Oakland City Council Races

Now the choices narrow but the issues do not. The Oakland City Council is set up for possible turnover every 2 years with even and odd numbered districts running at opposite intervals. The At-Large seat is up along with the odd numbered districts, Disricts 1, 3, 5, and 7.

District 1-Dan Kalb

In District 1 the choice is easy. While Kevin Corbett comes from a well-known political family, he himself seems to be a throwback of some sort-he cannot bring himself to support innovative solutions to the crises in affordable housing or corrupt policing.

So Dan Kalb will win overwhelmingly and should. Despite some complaints about his style, deemed as arrogant and detached, he has engaged in the heaviest lifting on the city council. He led the way on the fight against coal trains rumbling through Oakland, hiring an expert himself to research the issue, he spent hours with our Coalition for Police Accountability going over our petition to establish a police commission with real power and came up with the measure now on the ballot, and was the first council member to recognize the crisis for renters, writing early ordinances to protect them. He proposed the first one while Mayor Schaaf was still on the council. Unfortunately, she successfully watered much of it down but it has still been able to protect tenants from the worst abuses.

Kalb’s work for tenants has been overshadowed by what Council Member At-Large Kaplan has managed to get on the ballot for this election, Measure JJ. But Kalb also successfully passed an ordinance to prevent landlords from gold-plating improvements in their buildings in order to jack up rents and ultimately push out tenants. As he has a strong moral center and a work ethic to match, this blogger just wishes he’d be more willing to rock the boat and push a critical agenda including challenging the mayor more often. But I admit that may be a bridge too far.

District 3-Noni Session

Lynette Gibson McElhaney came to the council in the last election in which she was, according to her own words, the “only adult in the room.” But she had no real base in Oakland as she had spent her career working in Richmond.

This blogger admits that she seems to have built a sufficient base to win this election. She manages to stay folksy and down home to the folks in West Oakland while courting developers and Chamber of Commerce types in the downtown. She straddles both worlds in an almost schizophrenic way, and for a long time I thought she just didn’t know where she stood herself.

Ms. McElhaney initially opposed Measure FF, but to be fair, most of the CMs oppposed it at the time, since there were no carve-outs for small businesses or for summer jobs for youth. She did support it being placed on the ballot so I was mistaken in my original post which I am correcting here. As Council President she affirmed the city’s actions to restrict attendance at city council meetings which a judge had to overturn [I have no knowledge where the decision originated, city administrator, mayor’s office?]  On the other hand, she was responsible for a more progressive budget being passed than the one given to her by the Mayor.

So, even though I believe that some of the complaints against her are overblown or just wrong-there’s no evidence that she herself is a house flipper-Noni Session is the true innovator and progressive candidate for this seat.

Ms. Session is a West Oakland native with deep roots in the district. She is also a highly thoughtful person, an academic-which cuts both ways in politics-and is committed to protecting her neighbors against a corrupt police department and predatory developers who seek to make big bucks while ignoring community needs. If she had begun to campaign a year earlier, her chances would be much better than they look now. As it is, the very complaints made against the incumbent may propel her back to the council presidency or at least the D3 seat.

District 5-Noel Gallo

In the Fruitvale/Glenview district Noel Gallo is the clear choice. He came in as a long time school board member and a law’n order guy, but he has risen to the crises which surround Oaklanders and threaten to pick them off one family at a time. He has fought for affordable housing and shaken his support in the police union, OPOA, to the point that they, apparently along with the Mayor, are running a candidate against him.

If the city council is represented by the characters in the Wizard of OZ , which admittedly works only in a narrow comparison, Noel is the beating heart of Oakland. While he still download-4supports the police and many in his district need protection (real protection, including from sexual trafficking, sigh,) he heard the refrain from community groups that this department cannot work for its residents without real oversight and championed it [Measure LL.]

He has made points about how the affordable housing crisis affects our neighbors by noting how it affects his own family and therefore, the Oakland family. He fought for affordable housing on the 12th Street project and supported Measure JJ early on. He has joined with CM Brooks to support a proposal that marginalized Oaklanders receive a significant return from the growing marijuana business.

Viola Gonzales is a nice person who has worked in many non-profits. In some ways, she is the opposite of Mr. Gallo. She is a successful bureaucrat who is unwilling to take positions on the issues of the day–housing and policing. She has received funds from the police union, OPOA, and would probably be a dependable vote for the Mayor’s proposals.

It’s understandable that the Mayor would want CMs who are always willing to see things her way, but it makes for better “checks and balances”when a mayor has some thoughtful opposition on the council–and that leads us to the At-Large race.

At-large-Rebecca Kaplan

Rebecca Kaplan is running for a 3rd term for this city-wide office but this is the first time that her political career is in jeopardy. Her first two terms could have been characterized as seeking popularity rather than taking tough positions on the issues. But now as she faces a fight for her political life against a candidate with deep pockets-thanks to the Jerry Brown/Schaaf machine-she seems to have gathered her courage to take on the issues that are at the crux of Oakland’s crises-housing and policing. To be fair she undertook this work before Moore made her entrance into the race.

She’s also developed an interest in taking charge of neighborhood issues with citywide implications not resolved by the district CM. For instance, she shepherded the return of a bus stop in D3’s uptown that affected Summit Hospital patients, especially older and disabled riders, who depended on a stop that was removed by the mayor’s administration at the request of a local banker.

One of her opponents is Bruce (No Relation to Jean) Quan, a former civil rights attorney who recently moved back to California from China. He was instrumental in securing Chinese funding for the giant project that was languishing at the Brooklyn Basin and is close to Chinatown social justice organizations. He also walks weekly with neighbors in the Ceasefire program who are trying to secure their streets. But he is relatively unknown outside of those neighborhoods and has little chance for a good showing much less a win.

Ms. Kaplan‘s real challenge comes from the Brown/Schaaf machine in its effort to secure an influential seat more amenable to development and top down politics.The affable Peggy Moore seems an unlikely machine candidate and, indeed, she denies that she is, even going so far as to say that she wasn’t able to get much done working in the mayor’s office.

Moore‘s campaign is run by well-known operative, Ace Smith. He describes himself as a, “30-year veteran of state and national politics and has directed winning campaigns from district attorney to president. With deep experience on the West Coast, he specializes in high-stakes political, governmental and public affairs campaigns.”

His campaigns are expensive, and seemingly willing to use questionable tactics like sending out a push poll implying that Congresswoman Lee endorsed Moore. Lee’s office has now sent out at least 3 press advisories stating that they have not and will not. Ms. Moore, is someone I consider a personal friend, but not someone who has shown much in the way of policy chops, is calling herself a community organizer but a better description would be political operative.

Kaplan herself wrote Measure JJ, an important renter protection proposition, has supported Measure LL for an independent Police Commission and fought the mayor’s uncompromising position that she be granted as many appointments on that body as she demanded. We hope that Ms. Kaplan will stay in the fight for the soul of Oakland. She is an able competitor and we need her.

District 7-Nehanda Imara

Larry Reid will have been on the council for 20 years come January and while he has accomplishments to show, notably, the East Oakland Sports Complex and the new and improved Foothill Square-thank you also to Jean Quan and Sheryl Walton-he most often accedes to whoever is in the mayor’s office and often seems on the verge of retiring. In any case, at twenty years, it’s time for turnover-but realistically that probably won’t happen.

Nehanda Imara is the East Oakland organizer for Communities for a Better Environment and  teaches an Environmental Justice course at Merritt College [which she designed], where she trains the next generation of environmental advocates and activists, hence her endorsement by the Sierra Club. Check out  http://www.cbecal.org/wp-content/uploads/2012/09/Nehanda-Imara-Oaklands-mother-of-environmental-justice.pdf  “Nehanda has been an environmentalist and powerful advocate for environmental justice for more than thirty years.” Regardless of the winner of this particular race, we hope Ms. Imara‘s influence will continue to build in District 7.

School District 1-Don MaCleay

Jody London has all the right answers and once vowed to stop the proliferation of charter schools but seems to have become another who has learned to follow the superintendent’s lead whoever he is and wherever he leads. I have serious reservations about Don MaCleay’s campaign but I’m glad to see a Green running to build the party locally and not from the top down, that is, like Jill Stein’s nonsensical run for the White House. Now, if only the Greens would have the good sense to support Measure LL, a necessary first step to police reform.

School District 5-1)Roseann Torres, 2) Mike Hutchinson

This district has been targeted by the folks at GO, Great Oakland Schools, which promotes charters over public schools. There are whole books on that subject but the bottom line is that at this point, there are almost no measures of accountability for how charters recruit or expel students, how they spend their funds, and more-but their proliferation does reduce funding to public schools and creams the best students out of neighborhood schools.

Rosie was once naive about charters but she has learned and taken some tough votes. As a result, she is now targeted by a well-funded campaign from the pro-charter folks. She has built a good rapport with the parents in her district and developed a sense of the power of the board vs. acquiescing to the administration on every issue.

Mike Hutchinson has been a lifelong student of how OUSD functions (or doesn’t function.) He is a leader in the field of public schools vs. charters and deserves a vote for his dedication to the Oakland school community.  However, the incumbent has a better chance of holding her seat vs the GO folks onslaught. Vote Rosie no. 1 and Mike no. 2. Don’t let the GO folks split the ticket and win.

School District 7-Chris Jackson

Chris is a long time organizer for ACCE and now works with the Private Industry Council helping young people find employment. He has been endorsed by almost everyone-the local Democratic Party, The Wellstone Club, Block by Block (BBBON,) The Labor Council, the Oakland Justice Coalition, and OEA for starters. He still faces a well-funded incumbent-however-he has a chance to win and he has been walking the district for many months.

School District 3-1) Kharyshi Wiginton 2) Ben Lang

Incumbent Jumoke Hinton-Hodge has never met a charter school she didn’t like. Additionally, she has been an uncritical champion year after year of whoever the current superintendent is and everything his administration is attempting to foist on parents, teachers and students in this district. It’s time for her to be replaced.

Kharyshi Wiginton is a dancer and educator who runs a program for West Oakland youth. She knows the importance of full services for children who may come to school with few of their needs met and she knows what it takes to meet them. She has been endorsed by the local Democratic Party, the Oakland Justice Coalition, OEA, and the Labor Council. Ben Lang, a former teacher, who also has a good grasp of the problems in OUSD should get the no. 2 spot.

Peralta Board-Karen Weinstein

Ms. Weinstein has long worked for women and the needs of marginalized people. She will be a good representative for the student body at our community colleges.

Superior Court Judge-Scott Jackson

During the primaries I recommended Scott Jackson as one of the choices for this post. He is now running against Barbara Thomas. He has been endorsed by most of the local Democratic clubs, the local party and well-respected judges like Gordon Baranco. He is the best candidate for the job.

East Bay Regional Park District 2-Dee Rosario

It’s going to be difficult to fill the shoes of anyone like John Sutter, an icon in the Open Space movement and a board member since 1996. but Dee Rosario has the background and knowledge to follow John when he retires this year. He was a park ranger and then supervisor for 37 years and has been endorsed by the Sierra Club in addition to other important endorsements. He’s got the kind of experience our park district needs.

If you didn’t find a race in this guide, it’s probably because the incumbent has little opposition. However, for more info, check these sites-wellstoneclub.org, the League of Women Voters’ site-votersedge.org/ca, the John George Democratic Club  http://jgdc.org/

Vote like your life depends on it and then make sure your representatives hear from you early and often. Thanks for all you do!

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Press Advisory Independent Police Commission Ballot Measure

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Press Advisory

Independent Police Commission Ballot Measure-Sponsored by Oakland City Council Members Kalb and Gallo, Goes to Public Safety Committee on Tuesday

 

Oakland, CA– Oakland Council Members Dan Kalb and Noel Gallo will join the Coalition for Police Accountability [coalitionforpoliceaccountability.org] at a press event, Tuesday, June 14th, at 12:30 pm on the steps of Oakland City Hall. Council Member Kalb, a member of the Public Safety Committee where the measure will be unveiled at 4 pm, said, “We are bringing this community-vetted measure to the ballot to enhance the process for structural reform–reform that cannot come soon enough to OPD. We must assure the public that we are responding to the problems and challenges within OPD with a proposal that is not mere window dressing-setting up an independent Police Commission with real authority-along with effective reforms in the police discipline process to make it more just.”

Council Member Gallo, also a sponsor of the measure and member of the Public Safety Committee added, “My job is to listen to the community I represent and get them what they need. I’m proud of our work with the coalition.”

Berkeley City Council Member Jesse Arreguin will attend the press conference and noted that “We will be voting on a similar proposal Tuesday night at the Berkeley Council meeting.”

A partial list of Oakland community leaders joining the elected officials to speak at the press conference is as follows: Linda Handy, Peralta Trustee, Ben McBride, Director of City Team Oakland and Clergy with PICO, CA, Gwen Hardy with PUEBLO, Carroll Fife, Oakland Alliance, Marilyn Lawson and Allene Warren, Block By Block Organizing Network, Sokhom Mao, former CPRB member, Anne Weills, the National Lawyers Guild, Pastor George Cummings, Imani Church, civil rights attorney Walter Riley, and Trish Gorham of the Oakland Education Association.

The next step in the Oakland process is to push the measure forward to a full council discussion in time to place the initiative on the November ballot. For more information and updates, see Coalitionforpoliceaccountability.org

Contact: Pamela Drake, 510-593-3721pamelaadrake@gmail.com

Rashidah Grinage, 510-306-0253rashidah@earthlink.net

 

 

 

Oakland City Hall-Winchester Mystery House or Wonderland?

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Yesterday I attended a city council meeting-the Committee on Economic Development, CED-to discuss putting the renters’ protections initiative on the November ballot. The meeting lasted over 2 and half hours without seeming to come a conclusion. I signed up to speak online before I left home but didn’t get a chance to utter a word. The end “result” of that meeting was so byzantine, confused, and unwieldy that the city council members didn’t seem to understand it any more than I did.

images  City Hall has become the Winchester Mystery House of government-you enter not knowing when you’ll get out-but having wasted hours trying to find a door that leads to anywhere, you fall back out of its ornate gates, worn-out and discouraged if mildly entertained.

Maybe it’s more like Through the Looking Glass with Alice– whose face and name changes with the day, the committee meeting, the issue. That’s one of the most frustrating things about our “new” city council, they’re a bit like a side dish that doesn’t gel, a recipe missing an ingredient or two or a cake that falls flat just when you think it’s ready to be eaten. 7e86a1deb9fc267058115d3eaa3f5bd31book36

We’re 51 days into the 90 Day Moratorium-Sorry about all those silly analogies, because I just can’t figure out why all these smart, seemingly progressive, well-educated (the Goldman School of Public Policy got some splainin to do) relatively young folks can’t quite get anything done that really needs doing.

So yesterday both sides of the renters’ protection initiative spent most of their time in offering sad anecdotes to the their opposing narratives. But, at least the renters group had some heavy hitters like the woman from Tenants Together who explained that the City was wrong in calculating the cost of the initiative, should it pass. Since complaints will be reduced given the increased protections, there would be fewer hearings than now, thus lower expenses.

Margaretta Lin compared other cities with similar protections demonstrating how we lagged behind policy-wise, and James Vann said that the organizations involved in this measure are willing to negotiate with the council and mayor if they seek some changes before offering it on the ballot. The overall thrust was that the measure should shift the burden of proof from the tenants, many of whom are too scared too file, to the landlords for whom this is a business and filing is not as burdensome and-the measure actually states that landlords are to be guaranteed a fair return.

Poorly advised by EBRHA-But the small landlords, most of whom were women, thought that 1) the council was actually passing the initiative not merely offering it as a ballot measure which would then have to be voted on by the whole city and 2) they would not be able to obtain a needed increase/fair return for items like higher garbage and water costs. Since the East Bay Rental Housing Association, EBRHA, brought them there and fed them these lines, I suggest these small landlords get their money back since none of that is true.

2book5These landlords are able to not only recoup their expenses and charge the tenants for 70% (note 70% is more than half, a lot more) of the cost of any capital improvements they choose to make-not to mention the tax write-offs–but under the new measure, they would still be allowed to request increases if utilities or other costs go up significantly. To paraphrase James Vann, we all know that there are good landlords and good tenants, bad landlords and bad tenants, but right now, the bad seem to be changing our city radically and not all to the good.

My unheard statement-Let’s continue to negotiate a measure that all can live with but that lightens the landlords’ thumbs on the scales of justice and provides some hope to Oakland’s long suffering renters, especially those who have raised their families here and live in fear of being torn from their homes like refugees after a natural disaster.

Another thing, how about them SRO’s-I would also have asked what is being done to stop the closing of all our SROs and where the additional tent cities can be sited that will be needed if the existing SROs are allowed to go the way of fresh water salmon, the whipsnake and corral reefs-come to think of it, those may be faring better than low-income renters these days.

CM Rebecca Kaplan tried to get the CED Committee to commit to allowing a discussion of the actual measure by the full council at some time in the near future. I think she may have succeeded in spite of Chair Larry Reid throwing up his hands in exhaustion after wasting time arguing with some affordable housing folk over who should get to speak when.

Chair Reid was attempting to be fair but it didn’t come out quite that way. Audience members got the shouties  after being shut down which is quite different from smashy-smashy but seems to have the same effect on CM Reid.

When I noticed that our young city attorney seemed to have sprouted a giant hat while he was busy explaining away any attempt at clarity the CMs were mumbling about, I figured I had probably eaten the wrong kind of cookie. I made my escape, and as you can see, the only thing I remember was that it was another Tuesday in Wonderland. Time to take a nap. Maybe I’ll wake up and it’ll all make sense.

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Actual photo of the city attorney on Tuesday

Oakland City Council Declares Emergency Over

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The Oakland City Council heard from housing rights/housing security activists tonight including some who demanded more city assistance for those who need it less. One council member was moved to declare that he wouldn’t be “appeasing the activists.” Since a tenant had suggested that war had been declared on those who can no longer afford the new rents, appeasement was avoided at all costs by the majority of the council.

Many poor beleaguered developers showed up toting back packs and looking distressed saying that they couldn’t possibly build in one of the most popular spots of the country if they were called on to donate a fraction of a percentage of their profits to mitigating the the wholesale removal of ordinary Oaklanders.

Gary Winkin-Bottom of upper Blackhawk said, “Who’s going to pay the move-out fees”…that the council might someday-possibly-impose, on-a-sliding-scale-to-a-few, long-deceased, drawn by lottery, suffering landowners-or at least their great grandchildren who may be reimbursed under certain circumstances to be detailed in rules to be determined at some undisclosed time and place  in closed session.[Yeah, they really almost said all this. If you don’t believe me, order a tape from KTOP and watch it, I dare you.]

Sometime around 11pm the city council got around to discussing all this in ever decreasing levels of arcane minutiae and vigorously disagreeing with each other.

But at the conclusion of this hard fought discussion for the withering soul of the city formerly known as Oakland, the council thanked the staff for vigorously misleading them and applauded each other for their courage in the face of activists who openly prayed for them. A good time was had by all except for one local advocate who missed an appointment emptying her cat’s litter box. Oh, the horror!

State of Emergency-75 Days and Counting

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Our Oakland City Council with the encouragement of 400 to 600 residents (estimates vary) last April 5th, finally agreed with what we have been saying for months-we are in an affordable housing crisis. Renters had hoped to breathe a sigh of relief and there is time for a brief respite, very brief.

Of course, this crisis can’t be resolved in 90 days but since we’re already off to a bad start, it looks like we’ll have to keep the pressure up.

At least the council is dealing with it. I really have no idea what the mayor is doing about the state of emergency. I guess watering down the previous mayor’s roadmap- maybe global warming has caught up with us already-is a plan?

But here we are, 15 days gone, 75 to go. We have not heard a response to our 12 recommended actions some of which could  improve the housing situation of our most vulnerable Oaklanders almost immediately. We do know that the City Council [CC] is barreling ahead with plans to impose the tiniest, tardiest impact fees in the area.

Impact fees are those most municipalities collect to put into an affordable housing fund or funds for other impacts such as transportation costs and park improvements. Developers coming to Oakland have been expecting these to be imposed for over a year now. They know how they work since most surrounding cities have already imposed them.

Based on my quick calculations-Alameda has the lowest impact fees at $18,000 per unit of housing but they also have inclusionary zoning-requirements to build a percentage of a project as permanently affordable. Berkeley, which also has inclusionary zoning and has charged impact fees for years, is busy raising theirs to $30k or even $34,000 in some cases, and Emeryville raised theirs to $28,000 last year.

Despite the study the city was required to do which recommended at least $20k per unit, our council has asked for $5500 per unit plus some transportation impact fees which raises them to the grand total of $7000 per unit, about 25% to 30% of what other cities have already been charging-this in the city which has hit 4th place in the race to be the highest cost for rental housing in the country.

Additionally, the city has decided to raise the level of affordability, meaning the level at which renters and even buyers can get housing assistance from (top level) 80% to 110% of median income or up to $110,000 per family.

They also want to transfer some of the money in the affordable housing fund to mortgage assistance, from renters homes to ownership which would reduce the numbers of people housed overall. For more on this see, https://www.indybay.org/newsitems/2016/04/18/18785341.php

We know the middle class needs help in this housing market and we know they are important; but with very limited funds and the CC unwilling to impose much more, how can we justify ignoring the needs of the lowest income, most vulnerable people-single moms, seniors, and many of  the original Black and Brown residents of this city.

Okay, there’s more. The Citywide Displacement Network took the Renters’ Protection Initiative to the Rules Committee on April 7th requesting that the CC agendize the measure a pathway to putting it on the ballot. The CC can put it directly on the ballot themselves and save the community thousands, possibly hundreds of thousands of dollars to run a campaign that could force the CC to place it on November’s ballot anyway.

You would almost think that the city mothers and fathers did not want to give the people of Oakland, 60% of whom are renters, the chance to vote for these protections??? Now due to the Council’s odd (?!) delay, it will not come before them until the same time as the petitions for the initiative will (almost) be due. SIGH! 2016-04-19 00.27.05

There are members of the CC who really want to assist folks who need housing security. I’m not going to dismiss them all as callous but I am going to ask that some of them get out in front on this. You know who you are! The time for leadership is almost past-only righteous anger and utter hopelessness can follow if you do not.

The CC, maybe even the mayor, should be seriously considering the 12 recommended actions that were part of the Emergency Declaration. Here’s just a couple in no particular order:

  • require owners to file petitions with the Rent board instead of the other way around. If this sounds familiar, it’s because it is a longstanding demand/request/need.
  • make it illegal for owners to deny receiving payments from tenants when they are paying on time and in compliance with their rental agreements. (crazy ask but some landlords are doing this!)
  • require that at least 5% of units be available to households at 15% to 30% AMI (5%… too much??)
  • Here’s another doozy-establish a program to punish discrimination based on Section 8 as a source of income. Some of those people you see in tents under bridges or just under trees have Section 8 vouchers that they can’t use.
  • Here are the rest- http://postnewsgroup.com/blog/2016/04/04/suggested-actions-protect-tenants-oakland/

Add to these actions my favorites-make sure you vote for a Democrat for President and lobby your legislators early and often to provide funding and bills that make it easier to build and maintain housing for all our folks.

Let your council member know you are counting the days and ask for a full report on what s/he has been doing during this emergency AND how you can help.

 

The People’s Proposal Vs Urban Core but did it have to be that way?

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If you attended the Oakland City Council hearing on Monday evening, held to showcase the 3 housing proposals for the E 12th Street parcel, you would have thought it was greedy developers versus poor residents, but like anything in Oakland, it’s not that simple.

I’ve been following Oakland politics since the mid 80’s sometimes closely, sometimes peripherally, but in all those years, I have never seen Mike Pyatok or The East Bay Local Asian Development Corporation, known to all as EBALDC (eebaldtsee), decried as greedy corporate types.

The activists from the East Lake neighborhood, some of whom are long time, generational residents, but also including those who reached the shores of Lake Merritt more recently-drawn here by our reputation for creativity, diversity of not only ethnicy but ideas, and our storied culture of resistance-arrived in time to fall in love with the Town but then found that love to be unrequited-at least by our leaders.

They presented what seemed to be opposing proposals along with one from the Bridge Housing Corporation, which also has a good rep in the community, but apparently no dog in this race. In a nutshell, the folks from #SaveE12th or the People’s Proposal working with Satellite Housing proffered a small project of 132 units in a 7 story building and Urban Core working with EBALDC proposed two towers, one with 26 floors of mostly market rate units or possibly some in the upper limits of “affordability” with a smaller tower. This project would offer 108 units for lower income renters like those who are rapidly being displaced by the current volatile housing market.

I just have to say that “market rate” is a strange term, one that implies the folks who already live here aren’t part of the market but are just people in the way-whereas the new-money-people-no perjorative names here-will come whatever the price, just cause we’re such a great place to live (ironic, tell that to the city council and mayor who want to reduce the costs known as impact fees to developers cause maybe no one really wants to come?)

Anyways, there is a total of 24 units difference between these warring proposals. But there are two other very important differences to contend with beyond the number of affordable apartments. 1)the Urban Core/EBALDC folks have financed the deal mostly by building all those unaffordable units (laughingly called market rate) and they can recompense (like that fancy term?) the city to the tune of $4.7 million, a mere $400k less than their original proposal, cash the city could probably use. So here the People’s Proposal which I’ll call the #PP, no, maybe stick with #Save, which is offering to build a low rise complex with purportedly all the city’s current affordable housing funds, leaving nothing left for other projects, hmm, concerning maybe?

Here’s the other big difference, 2) when all those unaffordable units are built, towering over most of the neighborhood, except the existing 26 floors at 1200 Lakeshore, which admittedly looks pretty bizarre so close to the edge of the Lake, ok,ok, no more tangents. The other yuuge difference to the neighborhood is the way the Urban Core project will impact the current residents’ homes when spanking new, very expensive, luxury-type apartments are thrown into an area that previously nutured a  mix of people, cultures, and lifestyles. That mix will vanish like El Nino in February. God only knows where everyone will go, God or whoever’s in charge at the tent city now residing under the bridge by the new LM boulevard.

So what to do, who to choose? If I were on the CC, I’d be tempted to  give the #Save group all the housing funds and at least get something built to offer the neighborhood right now. But, of course, that won’t happen. What I’m really wondering is-why the brilliant, politically-oriented minds contained in the mayor’s or city council’s collective brain, couldn’t have gotten some of these guys together and said, “Is there a way to build a range of affordable units with some at “market rate,” some at middle management rates, some at upwardly-mobile-we-hope rates, and almost as many at lower-income, social-security-only rates as the #Save folks have proposed without using all the city’s housing fund??

In this way the parcel could be developed more densely than most of the neighborhood because up is the appropriate direction for cities to be going, but NOT so out of whack with the surrounding community that that existing culture is destroyed forever.

So, now I’m wondering why didn’t they do that? Why didn’t Mayor Schaaf, no. 1 city cheerleader, apply some of her secret sauce to this mix and bake an Oakland flavored cookie out of it, or a papusa, something?? Now we will probably get a much better project from Urban Core than we had initially-although I have it on good authority that they had early on offered to put significant affordable units in the project, then backed off-because that’s what it always looked like we’d get. In the end we’ve achieved lots of bad feelings, ill will, and distrust in government process for something we could have had last year with albeit, some leadership.

On the other hand we now have an informed, activated citizenry working together-young and old, a grand Oakland mix of cultures who have learned to be skeptical and organized and tenacious. So watch out, more to come very soon from all the corners of our city, our beloved Town, bit by bit we are organizing. We’re going to take on the bureaucracy and the political class and we’re going to energize our collective creativity.We might even serve as a model to our “leadership.”

We’re coming from old political clubs, neighbohood-organized associations, and new alliances. We demanded a Declaration for a Housing Emergency last fall (check this blog) and it’s way past time for that to have happened. Those being ousted now come from all sectors-the poor, oldtimey residents, teachers and students, artists and middle management professionals-our representatives have shown that they are better at pitting us against one another than bringing us together so-looks like we’ll have to do it ourselves. Stay tuned.

 

The Long Sordid Record of Oakland’s Neglect of Affordable Housing, continuing saga…

I turned on the radio today, KPFA of course, in time to hear my old friend, architect and well-respected political and tenant activist, James Vann being asked by Kitty Kelly Epstein why a progressive council in a city like Oakland couldn’t seem to pass serious tenant protections. James answered, “I just don’t think we have anyone on the present city council who is progressive.”

That’s quite an indictment, especially when that little island city of retired military across the Estuary, Alameda,just passed stricter renter protections and extended a moratorium on no-cause evictions plus a cap lower than Oakland’s on rent increases.

James also stated (also embedded in his letter) that the city manager in charge of the mayor’s housing cabinet declined to even pass on the recommendations of the Renters’ Working Group to the mayor because….

I don’t think I need to add much more to this long, sad history of Oakland’s abrogration of its responsibility to its renters which is equivalent to neglect of its citizenry since the majority are tenants. What the hell is going on, Oakland??

[I have changed only typos in the following. Warning:read only with a strong drink, a good glass of wine, or your suitcase packed.]

Sordid Record of Oakland City Council on Rental and Housing Issues

jamesevann@aol.com

I presented this letter in October to the Renter’s Working Group of the Mayor’s Housing Cabinet process:
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Oakland’s current affordable housing crisis — particularly for renters — is not new, and has been acknowledged as a “crisis” by successive city councils since before the economic downturn of 2008. Events that have characterized the “crisis” over many years have at least included:
• the real estate “flipping craze” of the late 1970s that caused tenants to qualify “Measure E,” a rent control initiative that barely failed 53% to 47% in 1980, because Mayor Wilson and landlords quickly wrote the current and one-sided “Rent Arbitration Ordinance,” backed by over $20,000, and trumpeted as “Oakland-style rent control.”
• the condo conversion explosion of the 1970s, that resulted in the flawed condo conversion ordinance of 1981.
• appeals by tenants to make the “Rent Arbitration” ordinance more fair for tenants. Referred by CM Spees to a task group of tenants and landlords. No mutual decisions reached. No action by CC.
• the condo conversion rush of 2005-08. A tenant offered proposal not acted on by CC.
• appeals to end the passing to tenants of LLs (landlords’) “mortgage payments” from Rent Law (2007-08). Rent Board approved removal in 2008. Not acted on by CC until 2015.
appeals for needed revisions of the Condominium Conversion Ordinance; a continuing request since 2006. No actions ever by CC.
• appeals for “inclusionary zoning” in 2006; No CC action on “Inclusionary Zoning” and “Condo Conversion’ proposals. Referred by CM Brooks to a Blue Ribbon Commission. CC took 8 months to appoint the Commission.
• Blue Ribbon Task Force of 2006-08. After meeting for 18 months, and presenting a report of “lukewarm” recommendations, CC took no action on the Committee’s report.
• Mayor Dellums’ comprehensive Affordable Housing Program Plan of 2008; Presented to CC in 2009. No action by CC.
• uprising by tenants in 2013 – 14 against excess pass-through of 100% capital improvements, and lack of action after 5 years on “elimination of debt service pass-through” from Rent Board. Referred by CM Reid to “landlord & tenant work group. Repeal of debt service and compromised report of work group on capital improvements accepted by CC in 2014.
• “Tenant Protection Ordinance” struggle of 2014. CC approved text in 2014, but stripped “implementation and remedies” sections from the ordinance, rendering it useless to tenants.
• revised condo conversion ordinance developed by OTU in 2008 – 10 with CM Brunner, who refused to submit to CC unless prior assurance of passage.
• Condo Conversion Ordinance refined by housing advocates in 2014-15. Resubmitted to CM Kalb in early 2015. Held Up 5 months by City Attorney’s office for legal review. Finally released by CA in Nov 2015. No action by CC in last 2 months.
• CED staff announces “crisis” in Rent Program because tenant petitions increased from 1/2% to 1% of tenants, and applied to CC for a quadruple rental fee in order to double staff capacity. Both LLs and tenants strongly disagreed, and called for audit of Rent Program’s efficiency. OTU also argued that the city’s “one of a kind” rent program is the problem; that because it is a program that is activated only by tenant petitions, and that the program relies on landlords to inform tenants of their right to file a petition against that same landlord’s exorbitant increases or other illegal action (which many LLs don’t do), that tenant petitions should actually be at least 20% of tenants, not 1%, thus as more tenants learn of their right, it is impossible that increasing staff will solve the problem. It is the program that must change. What Oakland needs is a real rent control program, rather than the present landlord designed farce.
• As an assist to the current RAP problem, OTU submitted to the Renters Work Group of the Mayor’s Housing Cabinet the draft of a “Rent Control” ordinance recommended for inclusion in recommendations of the Housing Cabinet for the mayor. Manager Byrd decided against forwarding the recommendation to the Cabinet, perhaps considered “too radical.”
• Renters Work Group urged that a “resolution of urgency” be recommended directly to Mayor (not thru the Mayor’s Housing Cabinet) for immediate submission to CC to declare a “state of emergency in rental housing and a moratorium on rent increases and no-cause evictions” (as Alameda has done) to permit time to work out the problems in the rent program. T Moss, mayor’s chief of staff, reported at next meeting of the Work Group that instead of addressing the rental crisis (even though Mayor Schaaf has stated that ending displacement of long term residents is among the highest priorities of her administration), that the mayor decided to submit to CC an “emergency resolution” only for homeless programs. No action would be taken on declaring a rental housing emergency (despite the fact that the adopted Housing Equity Roadmap found that btw 2011 & 2014, Oakland had lost over 25% of its African American population and over 14% of families with school age children)

Through all these and other recurring housing and renter problems, the common identifying characteristic has been that hearing after hearing, and proposal upon proposal, the City Council of the time has almost never taken action.

This time, something different needs to happen. All council members, on several occasions, have acknowledged that Oakland is in a severe housing crisis, particularly for the majority of Oakland’s residents — the renters of Oakland’s flatlands, here the median income for a family of four is only $34,000, not nearly enough to pay current fast rising rents in Oakland. Many of these households presently pay 60 to 80% or more of their income for rent. By 2014, the city’s housing crisis had led to a loss of 25% of Oakland’s African American population and 17% of families with school aged children as documented by the city’s adopted Housing Equity Roadmap .

Declaring a “Housing Emergency” and enacting a “Moratorium” on rent increases and no-cause evictions will go a long way toward assuring tenants that city fathers (and mothers!) are serious about the crisis and, this time, will do more than just talk. Declaring a “Housing Emergency” is also a powerful signal to the suffering community that City Hall finally hears their pleas, and establishing a moratorium timeframe expresses to the community that the city is finally committed to assure that this time, action, not just talk, will happen.

James Vann

To add to this long list of inaction, Oakland is one of the only surrounding cities without developer impact fees and the city is poised to ….perhaps….maybe….enact a weakened fee, not comparable to those of other cities and which excludes 4,000 units presently in the pipeline and offers significantly lower fees in areas where the threat of gentrification is imminent.

Or it may postpone the whole thing until the building boom is over. The discussion will finally get started on January 26th at 1:30pm (is that a problem for you?)

Please, please, please, if you are a renter, know a renter, or might have a family member who would like to be a renter (rather than, you know, living with mom) let your council member know how seriously you take these issues. It truly is a State of Emergency in Oakland!

 

Time for Declaration of Housing State of Emergency

The letter below which was written by the Block by Block Organizing Network’s housing committee was sent to all the council members and the mayor of Oakland in hopes of pushing them to take bold action during this housing emergency. While we await a response from our various leaders, we are considering our next steps if they do not respond with urgency. We urge you to join us!

BBBON

Block By Block Organizing Network

Volunteers Working Together for One Oakland

2624 Fruitvale Ave. Oakland CA 94601 (510) 479-1237

 

The Council Has Passed the “Housing Roadmap” – Now What?

We applaud the City Council’s passage of the “Housing Equity Roadmap” on September 30, and urge rapid implementation of its strategies and more, in response to the housing crisis that is displacing many long-time Oaklanders right now.

Oakland is made up of over sixty percent renters, and in order for the Housing Cabinet to come to solutions that will benefit all of Oakland, we challenge our elected officials to create a Cabinet that is representative of the population of this diverse city. It should consist of members who are proportional to the population of Oakland, that is, over 60% renters and a majority of people of color. At least one seat should be reserved for a representative from the Oakland Tenants Union.

We call on the Oakland City Council to act now to implement the Housing Equity Roadmap strategies the 2017-2019 Budget:

Declare Housing State of Emergency and Immediate Moratorium on Approval of New Projects
To meet the crisis that is upon us and to stabilize the housing market in this moment, we call on city government to declare a Housing State of Emergency and a moratorium on approval of new projects until significant developer impact fees are implemented, along with a timeline to implement the Housing Equity Roadmap, including an inclusionary zoning ordinance.

Developer Impact Fees
Complete the study which will allow the City to impose impact fees on developers that will go toward affordable and low income housing (and other impacts, like better roads). Impose the highest amount suggested by the study and dedicate the majority of it to affordable housing. Do not approve new projects until the impact fees are in place.

Inclusionary Zoning
We call on our elected officials to demand that Governor Jerry Brown sign an amendment to Costa Hawkins to allow for inclusionary zoning in all California cities, and to pass immediate substantial Developer Impact fees that can produce the equivalent of at least 30% affordable housing in new developments. To ensure that the cultural and economic diversity we all love about Oakland can stay here, we advocate that at least 15% of new units are accessible to 40% and below AMI, and that at least 15% of new units are accessible to 40%-80% AMI.

Use 50% of Boomerang Funds for Affordable Housing
The City should increase the percent of proceeds received from former redevelopment funds from 25% to 50% to increase the number of affordable units that can be built.

Mandate At Least 50% New Development Around Transit Be Affordable
As studies have shown, low-income residents use public transit more and market-rate developments around transit increase car usage. Therefore, at least 50% of new development around BART and AC Transit hubs should be held for affordable housing at 80% AMI or below. Oakland’s Fruitvale Village is a national model for equitable transit-oriented development without displacement, and Oakland should continue leading this important work.

Public Land for Public Good
Allocate un-used lands and properties currently supported by public tax dollars to affordable housing or mixed-usage for public good. This includes working with the Oakland Housing Authority to ensure that the 2530 9th Avenue property currently for sale and all properties purchased with public tax dollars remain affordable housing units.

Fund the Down Payment Assistance and First Time Homebuyer Programs
Ensure that down payment assistance programs targeted to long-time Oakland residents to be able to purchase their homes are funded at levels that actually enable low-income and middle-income residents to buy homes in the Oakland market.

Protect Tenants Rights
We call on city government to implement a comprehensive rent control ordinance. Oakland’s Rent Adjustment law was written by landlords to preference landlords in the majority of cases. We call for a revisiting of the Rent Adjustment process to ensure that tenants rights are protected, including more than two seats of the Rent Board held for tenants (as homeowners often side with landlords) and the burden of proof put on the landlord rather than the tenant.

We also call for the implementation of the Tenant Protection Ordinance to be funded through public attorney assistance for tenants, because the majority of tenants cannot afford lawyers to file cases in Superior Court. All landlords should be required to provide a copy of Tenant Rights laws with all tenants, or be charged fines that go to funding the Tenant Protection Ordinance.

Pass an Anti-Speculation Tax
To prevent further displacement of residents resulting from the flipping of houses and properties for profit, the City should implement a higher tax on for-profit corporations that buy foreclosed properties or buyout current residents to make a profit. This should include any companies using services like AirBnB to take large numbers of rental units permanently off the market.

Revise Accessory Dwelling Unit Policy
Cities across the nation are revising policies to allow for more smart density as the country re-urbanizes. The City Council should pass an ordinance that allows homeowners to add accessory units on their open land, including allowing tiny homes and easing parking restrictions with the understanding that more and more residents are biking and taking public transit.
November, 2015