A Roadmap Toward Equity: Housing Solutions for Oakland, California We are very grateful to our funders: the National Fair Housing Acknowledgments Alliance, Wells Fargo, the San Francisco Foundation, The Kresge Foundation, and the HUD Sustainable Communities Initiative; and to the team who provided research and writing support: Karen Black, Teddy Miller, and Lin Chin. We greatly appreciate the individuals and organizations who provided feedback and ideas: City of Oakland’s Departments of Housing & Community Development, Planning & Building, and Human Services; Association of Bay Area Governments; Alameda County Healthy Homes and Public Health Departments; Alliance of Californians for Commu nity Empowerment; Bay Area Community Services; California Affordable Housing Law Project; California Housing Partnership; Catholic Charities; Causa Justa::Just Cause; Centro Legal de la Raza; East Bay Asian Local Development Corporation; East Bay Rental Housing Association; East Bay Community Law Center; East Bay Housing Organization; Enterprise Community Partners; EveryOne Home; Housing Economic Rights Advocates; Jobs & Housing Coalition; Hello Housing; Housing Consortium of the East Bay; Oakland Builders Alliance; Oakland Association of Realtors; Oakland Sustainable Neighborhoods Initiative; Oakland Tenants Union; Jed Kolko (Chief Economist for Trulia); Nico Calavita (independent architecture and planning professional); Karen Chapple (UC Berkeley City and Regional Planning); and Larry Rosenthal (UC Berkeley Goldman School of Public Policy). Special gratitude goes to Mayor Libby Schaaf; former Mayor Jean Quan; Assistant City Administrator Claudia Cappio; Interim Assistant City Administrator Donna Hom; Michele Byrd, Director of Housing & Community Development; Rachel Flynn, Director of Planning & Building; and Darin Ranelletti, Deputy Director of Planning & Building. ©2015 PolicyLink. All rights reserved. Cover photo courtesy of City of Oakland Parks and Recreation Department. PolicyLink is a national research and action institute advancing economic and social equity by Lifting Up What Works®. http://www.policylink.org A Roadmap Toward Equity: Housing Solutions for Oakland, California 2 A Roadmap Toward Equity: Housing Solutions for Oakland, California Kalima Rose Margaretta Lin Produced by the City of Oakland Department of Housing & Community Development’s Strategic Initiatives Unit and PolicyLink, with demographic analysis and mapping by the Urban Strategies Council Contacts for more information: Kalima Rose Margaretta Lin PolicyLink City of Oakland [email protected] [email protected] (510) 663-2333 (510) 238-6314 A Roadmap Toward Equity: Housing Solutions for Oakland, California 3 Contents 5 An Action Plan for Addressing Oakland’s Housing Crisis 25 II. Strategies to Build New Affordable Housing 27 1. Provide political leadership to develop and pass a 6 Problem Summary: How Oakland’s Housing Crisis Has regional housing bond that includes funding for homeless Impacted Our Efforts to Build an Equitable and Inclusive prevention and moderate-income families Community 27 2. Streamline the development process and develop and pass policies that provide for financially feasible mandatory 11 Strategy Summary: What Oakland Can Do NOW to contributions toward affordable housing Address the Housing Crisis 30 3. Prioritize public land for use or contributions toward 12 Key Priority Areas and Strategies to Use Now affordable housing 13 Summary of Potential Outcomes from Existing and 31 4. Develop new policy tools to convert abandoned or vacant Proposed Strategies properties into quality affordable housing, including city lien removal policy 16 I. Strategies to Prevent Displacement of Long-Time 32 5. Relax requirements and provide access to capital to Residents support development of second units 17 1. Amend the city’s condominium conversion ordinance 32 6. Incentivize private production of or contribution to to prevent the future loss of rental housing units and housing affordable to Oakland’s low- to moderate-income tenant displacement families 18 2. Require seismic retrofitting of more than 14,000 soft-story housing units coupled with tenant protections 34 III. Strategies to Improve Housing Habitability and to prevent current and future displacement, financing Health While Maintaining Affordability assistance, and adoption of a disaster recovery housing plan 35 1. Pilot a proactive rental inspection policy coupled with 20 3. Address bad faith evictions and evictions of vulnerable tenant protections residents, develop a standard city tenant relocation policy, 36 2. Support a public-private initiative to develop a small- and fund city program operations scale rental housing loan fund 21 4. Increase funds for housing first and rapid rehousing 37 3. Enhance support for city receivership for poorly subsidies and services to identify housing appropriate for maintained housing and remove city liens to facilitate homeless households affordable housing outcomes 21 5. Enhance support for place-based community revitaliza- tion and anti-displacement initiatives 38 Notes 22 6. Establish a distressed mortgage notes purchase program to prevent foreclosures at a broader scale and control the 43 Appendix A: New Policy Strategies to Address Oakland’s disposition of foreclosed properties Housing Equity Priorities 23 7. Develop new regional home-preservation low-interest 48 Appendix B: Establish Citywide Standards for Significant loan fund or grant programs Development Projects 23 8. Incentivize private landlords to participate in a state 50 Appendix C: Affordable Housing Impact Fee tax-exemption program to convert market-rate rental 51 Appendix D: Rental Building Rehabilitation Financial housing into long-term affordable housing Assistance 24 9. Research strategies to mitigate market-force displace- 53 Appendix E: Receivership—Appoint a Receiver to ment from large-scale housing projects and study the Rehabilitate Existing Housing or Vacant Property for conditions that are leading to the displacement of Oakland Affordable Housing families with children to address their housing needs 55 Appendix F: Spot Condemnation—Taking Individual Blighted Vacant Properties through Eminent Domain 57 Appendix G: Urban Strategies Council Data and Mapping for Oakland Housing Equity Roadmap 106 Author Biographies A Roadmap Toward Equity: Housing Solutions for Oakland, California 4 An Action Plan for Addressing Oakland’s Housing Crisis Oakland stands at the center of a perfect storm. The city and Over the last several years, the City of Oakland and its commu- surrounding Bay Area region are experiencing extraordinary nity partners have innovated solutions to address the housing economic growth. In 2013, Oakland was recognized as the crisis. This Roadmap builds on that foundation by recommending nation’s most exciting city, the top “turnaround” town, and a viable, impactful policies and programs—to enable Oakland to top-five city for tech entrepreneurs.1 Between March 2013 and grow; to honor its historic diversity; to provide the housing March 2014, 17,000 new jobs were added in the East Bay, with infrastructure needed to enable long-time residents to remain 143,000 more forecasted by 2020.2 But housing production is and benefit from Oakland’s renaissance; and to protect and not keeping pace with the escalated demands, nor is sufficient serve our most vulnerable residents. The Roadmap lays out an housing affordable to many existing residents and the expanding actionable plan for policies, programs, and investments that lower-income workforce. can be realized in the next few years, and assigns their progress to specific agencies. These strategies complement the goals A growing number of Oakland residents cannot afford to buy laid out in the city’s Housing Element for 2015–2023. or rent a home or move within their own neighborhood. This housing affordability crisis threatens to undermine the economic The Oakland community, with its history of pioneering solutions recovery for longstanding community members, especially for to major world problems, has the knowledge, expertise, and those in lower-paying work—teachers, service workers, artists; capacity to solve its current housing problems. It will require and for the growing population of seniors with fixed incomes. every tool in our toolbox to be dedicated to preserving and Facing a rising loss of families with children, and a dramatic loss expanding affordability. It will require all actors to do their of African American households, Oakland risks following in San parts—small property owners building second units; neighbor- Francisco’s footsteps, and losing the intergenerational treasures hoods welcoming new apartments; developers contributing of our community.3 affordable solutions; landlords offering fair rents and quality homes; and the city ably administering solutions. We stand Housing is the biggest cost in a household budget and the single ready to lead and support the City of Oakland’s efforts toward biggest factor making the Bay Area inhospitable for many lower- safe and secure futures for all Oakland residents. and middle-wage workers.4 Bay Area businesses have ranked the high cost of workforce housing as their top concern with long commutes to more affordable housing stock impacting productivity and the environment.5 In response to these concerns, the Oakland City Council requested guidance on policy solutions. Libby Schaaf Angela Glover Blackwell The city’s Strategic Initiatives Unit in the Department of Mayor Founder