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Growth and Urban Redevelopment in Emeryville

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Growth and Urban Redevelopment in Emeryville Growth and Urban Redevelopment in Emeryville East Bay Alliance for a Sustainable Economy Center for Labor Research and Education University of California, Berkeley A Publication of the California Partnership for Working Families May 2003 Growth and Urban Redevelopment in Emeryville East Bay Alliance for a Sustainable Economy Center for Labor Research and Education University of California, Berkeley Howard Greenwich Elizabeth Hinckle May 2003 A Publication of the California Partnership for Working Families East Bay Alliance for a Sustainable Economy, Oakland, CA Center on Policy Initiatives, San Diego, CA Los Angeles Alliance for a New Economy, CA Working Partnerships USA, San Jose, CA BEHIND THE BOOMTOWN ACKNOWLEDGEMENTS AND CREDITS This report was prepared by EBASE with the generous support of many individuals and organizations. We are indebted to the community members, workers, city representatives, and businesses of Emeryville for their time and insights into the transfor- mation of their city. We would like to thank: community members Angel Norris, Gladys Vance, Jim Martin, Barbara MacQuiddy, Gisele Wolf, Mary McGruder, Russell Moran, Bridget Burch, and Deloris Prince; store managers Al Kruger, Renee Conse, Sam Combs, Carlos Torres, and Chuck Pacioni; developers Pat Cashman, Shi-Tso Chen, Eric Hohmann, Glenn Isaacson, and Steven Meckfessel; businesspersons Bob Cantor and Jay Grover; current and former city staff members Ignacio Dayrit, Ron Gerber, Ellen Whitton, Pauline Marx, Karan Reid, Autumn Buss, Patrick O’Keeffe, Jeannie Wong, Wendy Silvani and Rebecca Atkinson; former City Councilmembers and Planning Commissioners Stu Flashman, Andy Getz and Greg Harper; current City Councilmembers Ruth Atkin and Nora Davis; and from the Emery Unified School District, State Administrator Henry Der and Advisory Board President Forrest Gee. We extend a special thank you to Assistant City Clerk Tom McGurk who helped us obtain a mountain of City documents. In general, we appreciate the general openness and attitude of helpfulness of the Emeryville city government. We warmly thank Jessica Scheiner for her early contributions, and Sybil Grant for research support and editing. We thank the following people for additional assistance and review: Jessica Goodheart, Sarah Muller, Sarah Zimmerman, Ken Jacobs, Sean Heron, Ty Tosdal, David Karjanen, Ana Montañez, Isaac Martin, Jesse Rothstein, and Scott Smith. We thank our survey team for braving the elements in store parking lots; Kelly Beadle, Eduardo Rocha, Shanan Alper and Tom Dundon. A special thanks goes to the EBASE staff, and to our two co-directors, Kirsten Cross and Amaha Kassa, for editing, support, and guidance. We also thank Rajika Bhandari for photographic contributions. This report was made possible by the generous support of the following organizations: The Abelard Foundation, Claretian Fund for Social Development, Ford Foundation, French American Charitable Trust, Friedman Family Foundation, Greenville Foundation, Irvine Foundation, McKay Foundation, Needmor Foundation, New World Foundation, Public Welfare Foundation, Rockefeller Foundation, Rosenberg Foundation, San Francisco Foundation, Tides Foundation, Unitarian Universalist Veatch Program at Shelter Rock and the UC Berkeley Center for Labor Research and Education. Primary Authors Contributing Analysts and Authors Howard Greenwich, Director of Research, Christopher Niedt, PhD. Candidate, M.P.P. U.C. Berkeley Elizabeth Hinckle, Researcher, B.A. Jessica Scheiner, M.P.P. Te c hnical Assistance Thomas Dundon, M.C.P. Candidate, U.C. Berkeley Carol Zabin, Ph.D., Chair Center for Labor Shanan Alper, M.P.P. Candidate, Research and Education, U.C. Berkeley U.C. Berkeley Peter Hall, Ph.D., Postdoctoral Fellow, Tariq Amer, M.C.P. Candidate, U.C.L.A. U.C. Berkeley East Bay Imrul Mazid, B.A. Alliance for a Sustainable Economy 2 BEHIND THE BOOMTOWN PREFACE About EBASE The East Bay Alliance for a Sustainable Economy brings together labor, community and faith-based organizations and leaders to end low-wage poverty and create eco- nomic equity in the San Francisco East Bay region. EBASE supports research, poli- cy development, coalition building, and leadership development on issues impact- ing the low-wage workforce. EBASE’s publications include Decade of Divide: Working Wages and Inequality in the East Bay (2001) and a joint publication with the Center for Labor Research and Education, Struggling to Provide: A Portrait of Alameda County Homecare Workers (2002). Both can be found at www.workingeastbay.org. About the Center For Labor Research and Education The Labor Center is a public service arm of the University of California at Berkeley. Founded in 1964, our mission is to improve the lives of working people by linking the University's vast resources to labor and community efforts for social and eco- nomic equity. We provide educational, research, and other programs that increase the capacity of the state's labor movement. During the past three years, the Labor Center has: ■ Provided academic research and expert testimony that contributed to the pas- sage of living wage ordinances in California. ■ Convened a community and labor coalition that played a key role in reversing the AFL-CIO policy on immigration. ■ Placed UC students in two-month summer internships with 58 community and labor organizations. ■ Incubated innovative immigrant worker and young worker organizing projects. ■ Produced research, videos, and curricula on key topics including homecare, childcare, farm labor, young workers, and globalization. East Bay Alliance for a Sustainable Economy 3 BEHIND THE BOOMTOWN About the California Partnership For Working Families The California Partnership for Working Families (CPWF) was established to ensure that the promise of economic development policy is realized for all Californians. CPWF is a new statewide organization formed by an alliance among the Center on Policy Initiatives in San Diego, the East Bay Alliance for a Sustainable Economy, the Los Angeles Alliance for a New Economy, and Working Partnerships, USA in San Jose. These four organizations— anchored in the major population centers of California— have joined together to build a new statewide effort for economic jus- tice. We hold that the creation of economic opportunity for all working families should be the priority for economic development policies and programs, and that developers and policy makers should be held accountable for the impact that development projects have on the community. We refer to this approach to eco- nomic development as accountable development. Some of the key principles of accountable development include: ■ A Clear Mandate. Economic development should have as its primary goal the creation of economic opportunity and the reduction of poverty and social inequality. ■ Informed Choices. Economic development decisions should be based on an informed assessment of the critical needs of communities and the impacts— positive or negative—of proposed projects on those needs. ■ Responsible Planning. Choices about which economic development projects to approve and how to invest scarce resources such as public subsidies and public land should be guided by consideration of which projects will have the greatest positive impact on community needs. This can only be achieved by enforcing clear, legally binding standards. ■ An Accountable Process. Finally, the individuals and institutions most impacted by economic development decisions, including residents, workers, community-based organizations, local businesses, and labor unions, should guide those decisions. Too often, the economic development process is driv- en by developers and government staff, with limited opportunities for mean- ingful public input. Using the principles of accountable development as our touchstone, we will, together, build alliances and advance policy change in our respective regions. Ultimately, the goal is to make economic development policy and practice work better for working families throughout California. East Bay Alliance for a Sustainable Economy 4 BEHIND THE BOOMTOWN TABLE OF CONTENTS EXECUTIVE SUMMARY . .6 INTRODUCTION . .12 CHAPTER I: BEHIND THE REDEVELOPMENT STORY . .21 The Transformation of a City Emeryville’s Formula for Economic Development Financing Redevelopment Key Redevelopment Projects Described CHAPTER II: OUTCOMES FOR THE REGION . .60 Job Creation Affordable Housing Demand Tax Revenue Generation CHAPTER III: OUTCOMES FOR THE COMMUNITY . .90 Indicator 1: Neighborhood Stability Indicator 2: Poverty and Economic Opportunities Indicator 3: Local Serving Retail Indicator 4: Transportation and Mobility Indicator 5: Parks and Open Spaces Indicator 6: Environmental Quality Indicator 7: Family Housing Indicator 8: School Quality CONCLUSIONS AND RECOMMENDATIOINS . .119 APPENDIX A: Job Growth by Occupation and Industry . .129 APPENDIX B: Basic Family Budget Described . .131 APPENDIX C: Highlights of Worker Survey . .132 APPENDIX D: Emeryville Housing Production . .135 REFERENCES . .138 METHODOLOGY . .141 East Bay Alliance for a Sustainable Economy 5 BEHIND THE BOOMTOWN EXECUTIVE SUMMARY California is a state in crisis. As this report is completed in May of 2003, the State of California faces the worst budget deficit in its history - at last count, official esti- mates ranged from $28 billion to $35 billion, and growing.1 The crisis is so pro- found that without sweeping cuts in state-administered programs, significant increases in tax revenue, or a combination thereof, California
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