Housing

Fight back to save your home

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By Tommi Avicolli Mecca and Fred Sherburn-Zimmer

OPINION The good news from San Francisco these days is that tenants are fighting back in a big way to save their homes. Speculators and investors intent on making a killing in a sizzling real estate market are not always having an easy time getting rid of those who stand between them and obscene profits.

While tenant resistance has become a hot ticket item in the local mainstream media, legislators are introducing a slew of new laws aimed at curbing speculation and the housing crisis. Even the Mayor’s Office has gotten into the act, intervening in at least two recent high-profile evictions: the Lee family and 1049 Market.

A low-income elderly Chinese couple and their disabled daughter, the Lee family chose to stay and fight when the Sheriff’s Department gave them notice that it was coming to lock them out after an Ellis Act eviction. Hundreds showed up in support, with a large number of people willing to block the door and risk arrest. TV went live from the protest. Within no time at all, the Mayor’s Office stepped in to negotiate with the landlord for more time so that the Lees could find an affordable place to live. While the Lee family didn’t ultimately get to stay, their struggle brought public attention to what is happening here in San Francisco.

When the tenants in the artist live/work lofts at 1049 Market received letters from their new landlord saying that the city was forcing him to evict them because of an outstanding code violation from 2007 that he inherited when he bought the building, they didn’t take it lying down. It wasn’t true that the city was making him evict anyone. He had the option to bring the building up to code, something he found “economically infeasible.”

Tenants from 1049 Market contacted Housing Rights Committee where we work, and we helped them organize. We were afraid the landlord’s other two buildings on the same block might meet the same fate. The story made the cover of the San Francisco Examiner about a week later.

Suddenly, the Department of Building Inspection announced that it had discretion in terms of the code violations, especially the costliest of them. DBI’s deputy director sent the notice of violation back to its staff for review. The city began meeting with the landlord to try and prevent the tenants from being evicted.

Negotiations are still in progress, but the fact that the City has stepped in so aggressively on the side of the tenants is a major victory. Of course, it’s due to tenants fighting back when so many people told them they couldn’t win.

Jeremy Mykaels, a gay disabled man who’s lived in the Castro for the past 40 years and in his current apartment for almost 18, decided not to move when new owners (investors from Atherton and Union City) threatened him with an Ellis eviction. They went through with it after he turned down a buyout.

Eviction Free San Francisco, a direct action group, organized protests in SF, Atherton, and Union City. Attorney Steve Collier of Tenderloin Housing Clinic challenged the eviction in court. A judge just threw out the eviction on a technicality. The jury is out on whether the investors will start the process all over again. Fight back. It could save your home. 

Tommi Avicolli Mecca and Fred Sherburn-Zimmer work at the Housing Rights Committee.

Shit happened (Oct. 23-29)

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Tenant proposals and Guardian forum address eviction crisis

Tenant advocates have proposed a sweeping set of legislative proposals to address what they’re calling the “eviction epidemic” that has hit San Francisco, seeking to slow the rapid displacement of tenants by real estate speculators with changes to land use, building, rent control, and other city codes.

“In essence, it’s a comprehensive agenda to restrict the speculation on rental units,” Chinatown Community Development Center Policy Director Gen Fujioka told the Guardian. “We can’t directly regulate the Ellis Act [the state law allowing property owners to evict tenants and take their apartments off the rental market], but we’re asking the city to do everything but that.”

The package was announced Oct. 24 on the steps of City Hall by representatives of CCDC, San Francisco Tenants Union, Housing Rights Committee of SF, Causa Justa-Just Cause, Tenderloin Housing Clinic, UNITE HERE Local 2, Community Tenants Association, and Asian Americans Advancing Justice.

“San Francisco is falling into one of the deepest and most severe eviction crises in 40 years,” SFTU Director Ted Gullicksen said. “It is bad now and is going to get worse unless the city acts.”

The announcement came a day after the Lee family — an elderly couple on Social Security who care for their disabled daughter — was finally Ellis Act evicted from its longtime Chinatown home after headline-grabbing activism by CCDC and other groups had twice turned away deputies and persuaded the Mayor’s Office to intervene with the landlord.

But Mayor Ed Lee has been mum — his office ignored our repeated requests for comment — on the worsening eviction crisis, the tenant groups’ proposals, and the still-unresolved fate of the Lees, who are temporarily holed up in a hotel and still hoping to find permanent housing they can afford.

The package proposed by tenant advocates includes: require those converting rental units into tenancies-in-common to get a conditional use permit and bring the building into compliance with current codes (to discourage speculation and flipping buildings); regulate TIC agreements to discourage Ellis Act abuse; increase required payments to evicted tenants and improve city assistance to those displaced by eviction; require more reporting on the status of units cleared with the Ellis Act by their owners; investigate and prosecute Ellis Act fraud (units are often secretly re-rented at market rates after supposedly being removed from the market); increase inspections of construction on buildings with tenants (to prevent landlords from pressuring them to move); prohibit the demolition, mergers, or conversions of rental units that have been cleared of tenants using no-fault evictions in the last 10 years (Sup. John Avalos has already introduced this legislation).

“The evidence is clear. We are facing not only an eviction crisis but also a crisis associated with the loss of affordable rental housing across the city. Speculative investments in housing has resulted in the loss of thousands affordable apartments through conversions and demolitions. And the trend points to the situation becoming much worse,” the coalition wrote in a public statement proposing the reforms.

Evictions have reached their highest level since the height of the last dot-com boom in 1999-2000, with 1,934 evictions filed in San Francisco in fiscal year 2012-13, and the rate has picked up since then. The Sheriff’s Department sometimes does three evictions per day, last year carrying out 998 court-ordered evictions, Sheriff Ross Mirkarimi told us, arguing for an expansion of city services to the displaced.

At “Housing for Whom?” a community forum the Guardian hosted Oct. 23 in the LGBT Center, panelists and audience members talked about the urgent need to protect and expand affordable housing in the city. They say the current eviction epidemic is being compounded by buyouts, demolitions, and the failure of developers to build below-market-rate units.

“We’re bleeding affordable housing units now,” Fred Sherburn-Zimmer of Housing Right Committee said last night, noting the steadily declining percentage of housing in the city that is affordable to current city residents since rent control was approved by voters in 1979. “We took out more housing than we’ve built since then.”

Peter Cohen of the Council of Community Housing Organizations actually quantified the problem, citing studies showing that only 15 percent of San Franciscans can afford the rents and home prices of new housing units coming online. He said the housing isn’t being built for current city residents: “It’s a demand derived from a market calculation.”

Cohen said the city’s inclusionary housing laws that he helped write more than a decade ago were intended to encourage developers to actually build below-market-rate units in their projects, but almost all of them choose to pay the in-lieu fee instead, letting the city find ways to build the affordable housing and thereby delaying construction by years.

“It was not about writing checks,” Cohen said. “It was about building affordable units.”

Discussion at the forum began with a debate about the waterfront luxury condo project proposed for 8 Washington St., which either Props. B or C would allow the developer to build. Project opponent Jon Golinger squared off against proponent Tim Colen, who argued that the $11 million that the developer is contributing to the city’s affordable housing fund is an acceptable tradeoff.

But Sherburn-Zimmer said the developer should be held to a far higher standard given the obscene profits that he’ll be making from waterfront property that includes a city-owned seawall lot. “Public land needs to be used for the public good.”

Longtime progressive activist Ernestine Weiss sat in the front row during the forum, blasting Colen and his Prop. B as a deceptive land grab and arguing that San Francisco’s much ballyhooed rent control law was a loophole-ridden compromise that should be strengthened to prevent rents from jumping to market rate when a master tenant moves out, and to limit rent increases that exceed wage increases (rent can now rise 1.9 percent annually on rent controlled apartment).

“That’s baloney that it’s rent control!” she told the crowd. (Steven T. Jones)

Students fight suspensions targeting young people of color

Sagging pants, hats worn indoors, or having a really bad day — the list of infractions that can get a student suspended from a San Francisco Unified School District school sounds like the daily life of a teenager. The technical term for it is “willful defiance,” and there are so many suspensions made in its name that a student movement has risen up against it.

The punishment is the first step to derailing a child’s education, opponents said.

Student activists recognize the familiar path from suspensions to the streets to prisons, and they took to the streets Oct. 22 to push the SFUSD to change its ways. Around 20 or so students and their mentors marched up to City Hall and into the Board of Education to demand a stop of suspensions over willful defiance.

A quarter of all suspensions in SFUSD for the 2011-12 school year were made for “disruption or defiance,” according to the California Department of Education. Half of all suspensions in the state were for defiance.

When a student is willfully defiant and suspended, it’s seen as a downward spiral as students are pushed out of school and onto the streets, edging that much closer to a life of crime.

“What do we want? COLLEGE! What are we gonna do? WORK HARD!” the students shouted as they marched to the Board of Education’s meeting room, on Franklin Street.

They were dressed in graduation gowns of many colors, signs raised high. They smiled and danced and the mood was infectious. One driver drove by, honked and said “Yes, alright!” Assorted passersby of all ethnicities cheered on the group. The students were from 100% College Prep Institute, a Bayview tutoring and mentoring group founded in 1999 aiming to educate students of color in San Francisco. Their battle is a tough one. Though African American students make up only 10 percent of SFUSD students, they accounted for 46 percent of suspensions in 2012, according to SFUSD data. Latinos made up the next largest group, at 30 percent. (Joe Fitzgerald Rodriguez)

Techies to NSA: Stop spying on us!

Thousands of privacy and civil liberties activists, including many from the Bay Area, headed to Washington DC for an Oct. 26 rally calling for surveillance legislation reform, in response to National Security Agency spying programs. It was organized by more than 100 groups that have joined together as part of the Stop Watching Us coalition. The group has launched an online petition opposing NSA spying, and planned to deliver about 500,000 signatures to Congress. Many of the key drivers behind Stop Watching Us, from the Electronic Frontier Foundation to Mozilla, are based in San Francisco. (Rebecca Bowe)

What jobs?

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For all its shiny gadgets and gleaming new luxury condo towers, San Francisco nevertheless houses a huge demographic that lives at or below poverty.

Officially, it affects about 12 percent of the city’s population, according to the most recent US Census data. Experts from the Stanford Center on Poverty and Inequality calculated an adjusted poverty figure to capture a more accurate portrait of economic disadvantage. According to that alternative yardstick, which factors in location-based costs such as the price of housing, a full 23.4 percent of San Franciscans live in poverty.

City agencies have documented ethnic identities, languages, neighborhoods of residence, and other data concerning poor people who seek assistance through city-administered services. But even though millions of dollars have flowed through city coffers to boost prospects for those who lack steady work, there’s scant documentation showing what this has actually achieved.

Despite budgeted expenditures totaling nearly $70 million for workforce development in 2013-14, not a single San Francisco city official can say how many individuals managed to rise above poverty as a result.

 

FIVE YEARS, NO IMPROVEMENT

At the behest of Board of Supervisors President David Chiu, the city’s Budget & Legislative Analyst recently analyzed the city’s myriad workforce development programs. It found that there is no standard measure to track the results of the programs, which are administered across 14 city departments.

The analysts recommended convening a committee to get a handle on it, “so there would be somebody accountable for compiling that information,” noted Severin Campbell, a principal at city budget analyst Harvey Rose Associates.

The analysis was a follow-up to a similar audit performed in 2007. The previous study concluded that the system to help struggling people obtain job skills and get hired “was fragmented, with inconsistent planning and coordination of resources and inadequate monitoring of programs to ensure that the programs’ goals and outcomes were achieved.”

Analysts who examined the workforce development system in 2007 discovered a lack of evidence that “individuals receiving services were eventually placed into jobs leading to economic self-sufficiency.”

To cure this dysfunction, the Board of Supervisors formulated a plan. In November 2007, it created Administrative Code Section 30, a new policy centralizing oversight of all workforce development initiatives under the Office of Economic and Workforce Development, overseen by the Mayor’s Office.

In 2007, OEWD’s annual budget for its workforce division was $547,841. By 2012-13, that amount had swelled to $19.3 million. The federal government contributes a lot, but citywide, about 65 percent of workforce development spending comes from local funds.

“Since 2007, the city has worked hard to incorporate the recommendations that came from the audit,” OEWD spokesperson Gloria Chan told the Bay Guardian earlier this year. She said the workforce division of OEWD “has made significant strides and progress to improve the city’s workforce system.”

But the latest Budget & Legislative Analyst report tells a different story. “The city continues to lack citywide policy and oversight of its workforce development system,” it notes. “Many of the key provisions of Administrative Code Section 30 have not been implemented.”

Five years have passed, and little seems to have changed. “We didn’t find a broken system,” Campbell said, “but it wasn’t what the city had envisioned.”

The report noted that the shortcomings could be partially attributed to constraints on funding provided by outside entities like the federal government, making collaboration among departments difficult.

Nevertheless, the lack of a cohesive citywide workforce development strategy coincided with one of the worst economic downturns in US history. While certain sectors have experienced recovery by now, many low-income San Franciscans are still grappling with losses sustained during the Great Recession.

A recent survey of panhandlers, commissioned by Union Square business owners, found that the majority were homeless individuals who said they didn’t have jobs, and thus couldn’t afford rent. Some apparently interpreted these findings as a revelation; the survey results were recently spotlighted on the front page of the San Francisco Chronicle.

 

LOOKING FORWARD TO WHAT?

Tiffany Green is one of the 10,883 clients served by San Francisco’s workforce development system in 2012-13. She’d previously worked at the security desk of a Tenderloin services provider, but left that job because she couldn’t find anyone to look after her young son during her shifts — and the job didn’t pay enough to cover child care costs.

So she enrolled in CalWORKS, a state program administered by the city’s Human Services Agency, which offers subsidized child care, food stamps, and cash aid for low-income parents while they complete six-month job training gigs with employers who have partnerships with the city.

She was less than optimistic when asked if she thought it would lead to a steady job. “The outcome is going to be everybody else’s outcome, which is nothing to look forward to,” she said, adding that for all her friends and family members who’d completed similar six-month job training programs, she didn’t know of any who’d landed full-time jobs as a direct result.

Karl Kramer, director of the San Francisco Living Wage Coalition, said his organization has been working with city agencies to build pathways to help participants in the programs connect with opportunities for full-time employment in civil service positions.

His organization is pushing for legislation to reform one of those initiatives, the Community Jobs Program, “to make it a real job training program that fast tracks participants into available entry-level city jobs. The reports that we get is, for people who have been through the programs, it leads to very few full-time jobs,” Kramer said. So far, his group hasn’t gotten much traction with city officials.

Steve Arcelona, deputy director in charge of Economic Support and Self-Sufficiency at the Human Services Agency, didn’t respond to multiple voicemails seeking comment.

 

UNEVEN RECOVERY

The report comes at an odd time — in San Francisco’s current economic climate, new jobs are being created all the time, and the unemployment rate has declined. But experts note that recovery has been uneven, and only certain sectors have reason to be optimistic about the future.

“The San Francisco region is doing better than most,” Chris Haney, executive director of the California Budget Project, told us.

The city boasts a rise in “high-scale, high-production, better paying jobs” in the flourishing tech sector, accompanied by a rise in “lower-paying service jobs,” he said. “But we’re not seeing a tremendous amount of growth in the middle class, middle paying categories.”

The dilemma follows a broader trend of wage inequality that’s persisted over the last couple decades, he added, giving rise to what economists have dubbed the “missing middle.” A decline in the unemployment rate can mask this dysfunction, he said, because “you may have folks who are employed, but they’re employed at lower wages than before … What’s coming back isn’t as solid as it was previously.”

It’s against this precarious backdrop that, despite $70 million dedicated to connecting the low-income or disadvantaged with decent jobs over the past year, the city’s workforce development system appears to be plagued by dysfunction. Chiu recently introduced legislation to implement the Budget Analyst’s recommendations of undertaking yet another system overhaul.

But for many still struggling to get by, few short-term solutions are in sight. Ever-increasing housing costs make the “missing middle” phenomenon especially thorny in the Bay Area, Haney noted. “It’s harder and harder for low and middle income folks to live in the region,” he said. “They are being given clear signals that they need to move.”

Developer-funded 8 Washington campaign spends $1.8 million pushing Props. B&C

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The developer of the 8 Washington waterfront luxury condo project and his allies have spent more $1.8 million this year pushing Propositions B and C, according to new campaign finance filings with the San Francisco Ethics Commission.

San Franciscans for Parks, Jobs and Housing spent nearly $1 million in the latest Sept. 22 to Oct. 19 period, while raising $687,006 — bringing its year-to-date totals to $1.4 million raised and $1.8 million spent — and leaving the Yes on B&C committee $562,029 in debt.

But that “debt” is actually more like an investment considering developer Simon Snellgrove and his Pacific Waterfront Partners have contributed the lion’s share to this campaign, $1.1 million and counting, which is probably a pittance compared to the profits he plans to make on 134 condos that will go for around $5 million each.

By contrast, the opposition campaign, No Wall on the Northeast Waterfront, has raised $587,625 so far this year (almost half of that in the latest filing period) and spent $511,703 ($333,589 since Sept. 22), leaving the campaign with $88,553 in the bank as of Oct. 19.

Unlike the developer-funded campaign, whose only other significant financial support came from project contractor Cahill Construction, the opposition campaign was funded mostly by dozens of small contributions ranging from less than $100 up to a few $5,000 donations. Its only sizable checks came from Richard and Barbara Stewart of Stewart Economics, who live next door to the site and would have their bay views blocked by the 136-foot condo towers, which the couple has jointly kicked in $278,000 to try and stop.

For more information on 8 Washington and Props. B & C, read the Guardian’s endorsements (No on C; and No, no, no! on B) or listen to the interesting debate that KQED’s Forum hosted this morning. And don’t forget to vote. 

Tenant groups propose sweeping package to ease the “eviction epidemic”

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Tenant advocates today proposed a sweeping set of legislative proposals to address what they’re calling the “eviction epidemic” that has hit San Francisco, seeking to slow the rapid displacement of tenants by real estate speculators with changes to land use, building, rent control, and other city codes.

“In essence, it’s a comprehensive agenda to restrict the speculation on rental units,” Chinatown Community Development Center Policy Director Gen Fujioka told the Guardian. “We can’t directly regulate the Ellis Act [the state law allowing property owners to evict tenants and take their apartments off the rental market], but we’re asking the city to do everything but that.”

The package was announced this morning on the steps of City Hall by representatives of CCDC, San Francisco Tenants Union, Housing Rights Committee of SF, Causa Justa-Just Cause, Tenderloin Housing Clinic, UNITE HERE Local 2, Community Tenants Association, and Asian Americans Advancing Justice.

“San Francisco is falling into one of the deepest and most severe eviction crises in 40 years,” SFTU Director Ted Gullicksen said. “It is bad now and is going to get worse unless the city acts.”

The package includes: require those converting rental units into tenancies-in-common to get a conditional use permit and bring the building into compliance with current codes (to discourage speculation and flipping buildings); regulate TIC agreements to discourage Ellis Act abuse; increase required payments to evicted tenants and improve city assistance to those displaced by eviction; require more reporting on the status of units cleared with the Ellis Act by their owners; investigate and prosecute Ellis Act fraud (units are often secretly re-rented at market rates after supposedly being removed from the market); increase inspections of construction on buildings with tenants (to prevent landlords from pressuring them to move); prohibit the demolition, mergers, or conversions of rental units that have been cleared of tenants using no-fault evictions in the last 10 years (Sup. John Avalos has already introduced this legislation).

“The evidence is clear. We are facing not only an eviction crisis but also a crisis associated with the loss of affordable rental housing across the city. Speculative investments in housing has resulted in the loss of thousands affordable apartments through conversions and demolitions. And the trend points to the situation becoming much worse,” the coalition wrote in a public statement proposing the reforms.

Evictions have reached their high level since the height of the last dot-com boom in 1999-2000, with 1,934 evictions filed in San Francisco in fiscal year 2012-13, and the rate has picked up since then. The Sheriff’s Department sometimes does three evictions per day, last year carrying out 998 court-ordered evictions, Sheriff Ross Mirkarimi told us, arguing for an expansion of city services to the displaced.

At “Housing for Whom?” a community forum the Guardian hosted last night in the LGBT Center, panelists and audience member talked about the urgent need to protect and expand affordable housing in the city. They say the current eviction epidemic is being compounded by buyouts, demolitions, and the failure of developers to build below-market-rate units.  

“We’re bleeding affordable housing units now,” Fred Sherburn-Zimmer of Housing Right Committee said last night, noting the steadily declining percentage of housing in the city that is affordable to current city residents since rent control was approved by voters in 1979. “We took out more housing than we’ve built since then.”

Peter Cohen of the Council of Community Housing Organizations actually quantified the problem, citing studies showing that only 15 percent of San Franciscans can afford the rents and home prices of new housing units coming online. He said the housing isn’t being built for current city residents: “It’s a demand derived from a market calculation.”

Cohen said the city’s inclusionary housing laws that he helped write more than a decade ago were intended to encourage developers to actually build below-market-rate units in their projects, but almost all of them choose to pay the in-lieu fee instead, letting the city find ways to build the housing and thereby delaying construction by years.

“It was not about writing checks,” Cohen said. “It was about building affordable units.”

Last night’s discussion began with a debate about the waterfront luxury condo project proposed for 8 Washington Street, which either Props. B or C would allow the developer to build. Project opponent Jon Golinger squared off against proponent Tim Colen, who argued that the $11 million that the developer is contributing to the city’s afforable housing fund is an acceptable tradeoff.

But Sherburn-Zimmer said the developer should be held to a far higher standard given the obscence profits that he’ll be making from waterfront property that includes a city-owned seawall lot. “Public land needs to be used for the public good.”

Longtime progressive activist Ernestine Weiss sat in the front row during the forum, blasting Colen and his Prop. B as a deceptive land grab and arguing that San Francisco’s much ballyhooed rent control law was a loophole-ridden compromise that should be strengthened to prevent rents from jumping to market rate when a master tenant moves out, and to limit rent increases that exceed wage increases (rent can now rise 1.9 percent annually on rent controlled apartment.

“That’s baloney that it’s rent control!” she told the crowd.

 

 

 

 

 

 

 

 

 

Lee family quietly leaves home as activists pledge to push reforms

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Members of Lee family quietly moved out of their longtime home in Chinatown last night, a day before their latest scheduled Ellis Act eviction, which had been postponed twice before thanks to headline-grabbing progressive activism that turned away deputies and persuaded the Mayor’s Office to intervene with the landlord.

But this time, the Mayor’s Office has been mum about the case (officials haven’t responded to our requests for comment) after failing to find a solution to the Lees – an elderly couple using Social Security to care their disabled 48-year-old daughter – still unresolved situation. With help from the Asian Law Caucus and Chinatown Community Development Center, the Lees moved their belongings into storage while they are staying in a hotel.

“The family is staying at a hotel in the city for the next few days as they try to finalize on a couple of potential rental units here. They’ll be paying over twice the amount that they had been paying for their rent-controlled unit. Their SSI won’t be enough to make ends meet, and so they will be spending down their relocation compensation, which may be depleted in the next several months,” Asian Law Caucus attorney Omar Calimbas told us. “Hopefully, the family will be able to find subsidized housing by then, or they will be in a precarious state of affairs again.”

Sheriff Ross Mirkarimi told us yesterday that he’s been waiting for word from the Mayor’s Office and hoping to avoid this evicting the family. “We’re duty bound. It’s a court order,” Mirkarimi said of his eviction obligation. “The eviction is on the books, but we’ve been expecting an alternative plan by the Mayor’s Office after he intervened in this case.”

The San Francisco Examiner, which had earlier given splashy credit to Mayor Ed Lee for stalling the Lee family’s eviction – to the irritation of some activists that probably deserve more credit than anyone in the Mayor’s Office – had the only journalist on the scene with the Lees last night, but the paper didn’t have any comments or updates from the Mayor’s Office.

Weeks before Mayor’s Lee’s headline-grabbing Sept. 25 intervention in the Lee case, Mirkarimi had his Eviction Assistance Unit contact the Lees and try to help them avoid being turned out with no place to go. But in a city where his office performs around 1,000 evictions per year – it executed 998 court-ordered evictions last year — the single full-time staffer in that office is overwhelmed.

“We need more staff to assist when it gets to this point,” Mirkarimi told us. But his budget request last year to add another position to the unit was denied by the Mayor’s Office and Board of Supervisors, a request that Mirkarimi renewed in a Sept. 30 letter to Mayor Lee.

“When there is a determination, our EAU attempts to support individuals and families facing eviction, not just Ellis Act evictions, but all evictions. This unit is comprised of one full time deputy sheriff and the partial time of another deputy.  Based on [the current eviction] trend, our EAU staffing is insufficient and ill-equipped to assist qualified individuals and families who may be at risk of becoming homeless,” Mirkarimi wrote. “With renewed focus on the consequences of evictions in San Francisco, I return to our FY 2013-2014 budget request to enhance our EAU with one full time clinical outreach worker.”

Meanwhile, the activists say they won’t wait for the next budget cycle or rely on the Sheriff’s Department for help with imminent evictions. They say that they plan to propose a package of reforms for dealing with the eviction crisis as soon as this week.

“Overall, the several weeks of reprieve from the eviction that were won after an incredible display of community solidarity with the Lees were very important in giving them time to find a temporary fix,” Calimbas told us. “Stay tuned in the next day or so for the next move by a growing coalition of community organizations, housing advocates and labor in pushing for a comprehensive package of legislative reform to curb the outbreak of displacement-based speculation.”

Guardian Staff Writer Joe Fitzgerald Rodriguez contributed to this report.

 

Guardian forum examines who San Francisco is building housing for

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Our original intention for “Housing for Whom?” — a Bay Guardian community forum tomorrrow night (Wed/23) at the LGBT Center — was to look at the hottest items on an otherwise lackluster fall election: Propositions B and C, which would allow a controversial waterfront luxury condo project to be build at 8 Washington St.

So we booked key proponents on the each side the measure: Jon Golinger, president of the Telegraph Hill Dwellers and a key opponent of the project; and Tim Colen of the Housing Action Coalition, one of three proponents of Prop. B. We’re excited to hear what they have to say and to discuss the measures.

But in the weeks since then, there’s been explosion of public concern over the related issues of gentrification and evictions, accompanied by a renewal of progressive activism that has scored some notable victories, all of its set against a skylight of construction cranes building a glut of high-end housing in Upper Market and other areas.

So we’ve decided to broaden our discussion to look at the implications of the city’s current housing and economic development policies, examining what the San Francisco of the the future will look like if we continue on our current course and what can be done to control our destiny.

To help guide that discussion, our panel will also include Fred Sherburn-Zimmer, an activist with the Housing Rights Committee who recently went through her own personal eviction battle; and Peter Cohen of the Council of Community Housing Organization, who will offer an overview of the housing now being built and the challenges in meeting the needs of current city residents.

We’ll also be turning to you, Guardian readers, for your input and observations. And to help with that, the crowd will include veterans of the successful recent campaign to prevent high-ending clothing chain Jack Spade from opening a store in the Mission and the struggles to prevent the Lee family eviction and a mass eviction on Market Street that would be the biggest single eviction since the I Hotel.

Moderating the discussion will be yours truly, Editor Steven T. Jones, and News Editor Rebecca Bowe. So come join us from 6-8pm at on the fourth floor of the LGBT Center, 1800 Market St.   

Campaign cash still flows during lackluster election cycle

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We may be headed for the most widely ignored election in many years on Nov. 5 — with very low turnout expected to decide the four measures and validate the four largely unopposed incumbent officeholders — but that hasn’t stopped the regular flood of campaign contributions.

The biggest spending this cycle has been by proponents of the 8 Washington waterfront luxury condo project, who have spent at least $857,224 so far to pass either Props. B or C, according to filings with the San Francisco Ethics Commission. San Franciscans for Parks, Jobs and Housing has been funded primarily by the project developers Pacific Waterfront Partners (which just kicked in another $200,000 late contribution on Oct. 11) and contractor Cahill Construction, although even Mayor Ed Lee’s campaign committee recently kicked some cash to the effort.

By contrast, the opposition group to the project and measures, No Wall on the Northeast Waterfront, has spent less than half what the developers have, or just over $400,000. But the group is still sitting on the some of the $553,626 that it’s raised so far, waiting for the home stretch. It’s campaign also got a boost today with the San Francisco Examiner endorsed the No on Props. B&C position, surprising some 8 Washington supporters. 

Assessor-Recorder Carmen Chu has no opposition in her first election since being appointed to the job earlier this year, but that hasn’t stopped her prodigious fundraising, taking in $177,425 and sitting on more than $84,000 in the bank as of Sept. 26. Perhaps Chu and her treasurer Jim Sutton — a bag man for various campaigns and schemes cooked up downtown — are flexing their muscles with an eye toward the future.

Another darling of downtown and the Mayor’s Office, Dist. 4 Sup. Katy Tang, has also been raising big money against only token opposition, taking in $169,329 for this year’s race. City Attorney Dennis Herrera has also raised a significant $127,875 for his one-horse race.

But unopposed Treasurer-Tax Collector Jose Cisneros has kept his fundraising in the realm the reasonable this year, collecting $47,441, and perhaps demonstrating the fiscal prudence that we hope to see in someone of his position.

The next round of pre-election campaign finance disclosures are due Oct. 24. For information on all the measures and candidates, read our endorsements here. 

Commodifying urban real estate hurts the culture of big cities

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When urban real estate is turned into merely a commodity — or just another safe place for the wealthy to park their cash in uncertain economic times, while also providing pied-a-terres in which to crash a few times a year — it tears at the social fabric of big cities such as San Francisco, New York City, and London.

That’s been the message in some excellent, widely circulated articles in the last week or so — including David Byrne’s Guardian article about New York City and “London’s Great Exodus” in Sunday’s NY Times — and it’s one that San Franciscans should be thinking about as we work through current eviction and gentrification battles and vote on the 8 Washington project through Props. B&C in a few weeks.

It’s also something that we’ll be discussing at Housing for Whom?, a free community forum that the Guardian is sponsoring on Oct. 23 from 6-8pm at the LGBT Center, 1800 Market Street, featuring opponents and proponents of those measures along with other activists and experts.

While both London and New York City may be ahead of the curve in letting capitalists and the real estate market drive away creative types and destroy what once made those cities great, San Francisco isn’t far behind, particularly given its current housing and economic development policies.

Another striking article on the issue comes from San Francisco Urban Research Association Executive Director Gabriel Metcalf, who wrote an article published in The Atlantic on Monday. It repeats his previous calls for San Francisco to build 5,000 new housing units per year and opens with a line many of us have uttered: “My friends keep moving to Oakland.”

But Metcalf (who hasn’t yet returned my calls for comment) also takes this familiar observation and his promotion of market rate housing a step further, basically calling for San Francisco and Oakland to start acting as one city: Rich people in SF, cool people and workers in Oakland, ala Brooklyn and Manhattan.

“If we were one city, San Francisco could spend some of its incredible wealth on the things Oakland needs, like hiring more cops and teachers, not to mention more transit connections between the two cities,” Metcalf writes. “This is not an argument for annexation but a call to think about the answers to our problems from a regional perspective. We can’t solve affordable housing or transit access within the limits of any one city.”

Actually, I’d argue that we can and should solve these problems within our borders rather than just ceding San Francisco to the wealthy. Yes, regional planning is good, and yes, there are things that San Francisco can do for Oakland (perhaps starting with not poaching it professional basketball team).

But regionalism isn’t the same thing as plutocracy — and San Francisco is still worth fighting for rather than just letting it go to the highest bidders.

 

BEST OF THE BAY 2013: LOCAL HEROES

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Bruce Brugmann, Jean Dibble, and Tim Redmond

The San Francisco Bay Guardian — which has had a significant impact on the Bay Area’s cultural and political dynamics and dialogue over the last 47 years — was largely the creation of three people with complementary skills and perspectives, an amalgam that gave the Guardian its voice and longevity.

Although they are no longer involved with running the paper, we’re honoring their contribution and legacy with a form of recognition they created: a Local Hero Award in our Best of the Bay issue, an annual edition that has been adopted by almost every alt-weekly in the country.

Bruce Brugmann and Jean Dibble launched the Guardian in October 1966 after years of planning by the married couple, and they ran it as co-publishers until the paper’s sale to the San Francisco Newspaper Co. last year, with Dibble running the business side and Brugmann in charge of editorial and serving as its most public face.

“We were one of the few husband and wife newspaper teams, a real mom and pop operation,” Brugmann told us. “We couldn’t have done it without the two of us, we needed both of our skill sets.”

They met in 1956 at the University of Nebraska, where Brugmann studied journalism and served as editor of the Daily Nebraskan, starting his long career as journalistic rabble-rouser. Dibble studied business, which she would continue in graduate school at Harvard University’s Radcliffe College while Brugmann got a master’s in journalism at Columbia University.

As graduation neared, they started talking about forming a newspaper together, an idea that percolated while Brugmann served in the US Army, where he wrote for Stars and Stripes, and Dibble moved to San Francisco with their two kids to work in personnel and administrative positions.

After the Army, they settled in Wisconsin, where Brugmann worked as a reporter for the Milwaukee Journal before moving to the Bay Area to work on launching the Guardian while Brugmann supported the family working for the Redwood City Tribune.

“We came out here with the idea of doing it and we immediately started planning. Jean did the prospectus, a damn good prospectus,” Brugmann said.

The Guardian published sporadically in the beginning, but it tapped into a vibrant counterculture that was clashing with the establishment and began publishing important articles highlighting inequities in the Vietnam War draft and exposing local political scandals, including how Pacific Gas & Electric illegally acquired its energy monopoly.

“A lot of it was just keep your head down and keep going,” Dibble said. “We never talked about alternatives, it was just what we were going to do.” The Guardian covered the successful revolts against new freeways in the city and plans to build Manhattan-style skyscrapers, publishing the book The Ultimate Highrise in 1971. In the mid-’70s, the Guardian won a successful unfair competition lawsuit against the Chronicle and the Examiner over their joint operating agreement, allowing the paper to become a free newsweekly. “Eventually, things got better, and we got some large advertisers in the ’80s and they really helped kick us off,” Dibble said. That was also when Tim Redmond, a journalist and activist steeped in radical politics, started writing for the Guardian, going on to serve as the paper’s executive editor and guiding voice for more than 30 years. “Tim was always more radical than I was,” Brugmann said, giving Redmond credit for the Guardian’s groundbreaking coverage of tenant, environmental, and economic justice issues. “Every publisher needs an editor who was more radical than they are to push them.” The two journalists had a prolific partnership, mentoring a string of journalists who would go on to national acclaim, turning the Guardian into a model for alt-weeklies across the country, exposing myriad scandals and emerging arts and cultural trends, and helping to write and pass the nation’s strongest local Sunshine Ordinance. “We always wanted to make things better,” Brugmann said of what drove the Guardian. “Even the battles that we lost, we got major concessions. Yerba Buena is much better because of the stories we did at the time, same thing with Mission Bay…San Francisco is much better that we were here. And we’re really proud and we appreciate the work of the current Guardian staff in keeping the Guardian flame alive.”

 

LOCAL HEROES: Kate Kendell

The night Proposition 8 passed was one of the hardest of Kate Kendell’s life. She remembers it with startling detail — and she should, because she was one of the most prominent opponents of the measure to overturn marriage equality in California.

“I was hopeful right up until the end that Prop. 8 would be defeated,” she said, speaking slowly as she pulled her thoughts from what sounded like a dark place. “Our initial polling numbers said we’d probably lose, but I really hoped in the deepest heart of my heart that when people got in there that they’d punch their vote in favor of the person they knew.”

But as the voters of California showed in that 2008 election, sometimes the good guys lose.

Kendell, executive director of the National Center for Lesbian Rights, fought the good fight since she started there in 1994. The NCLR litigates, creates policy, and performs outreach for LGBT civil rights on a national level, with headquarters in San Francisco. After years of anticipation, she poured herself into the campaign against the proposition that would make her marriage illegal, and then the measure passed.

That night she hung her head in disbelief. She felt physically ill, and her mind roiled in grief equaled only by the death of one of her parents. “It felt like that,” she said.

Kendell and her wife, Sandy, went home without speaking a word, and when she got in the door she tried to pull it together. Steeling herself to face her family, Kendell walked out of the bathroom and burst into tears. Her son said simply “this just means we have to fight more.”

So she did, and we all won.

That led to the moment for which Kendell may be remembered for a long time to come. When Prop. 8 was overturned by the US Supreme Court this year, a flock of San Francisco politicians descended the steps inside the rotunda at City Hall. Kendell took to the podium and spoke to the nation.

“My name is Kate Kendell with the National Center for Lesbian Rights,” she said, “and fuck you, Prop. 8!” The crowd erupted into cheers.

She regrets saying it now, but history will likely forgive her for being human. For someone whose own marriage’s validity was threatened and who spent two decades fighting for equality, she earned a moment of embarrassing honesty.

Kendell’s infamous declaration may be how she’s known, but one of her key decisions behind the scenes shaped the LGBT equality movement as well. When then-Mayor Gavin Newsom’s administration wanted a couple to be the first in his round of renegade gay marriages in 2004, it was Kendell who suggested Del Martin and Phyllis Lyon.

The two were in a relationship since 1953, pioneers of LGBT activism in San Francisco. Kendell said it was only right that they were first to read their vows in the city they helped shape. “Were it not for their contributions, visibility, and courage in the ’50s and ’60s, we wouldn’t be in that room with Newsom contemplating marriage licenses,” she said. “I’m just happy they said yes. It was absolutely appropriate.” And it’s with that sense of history that she herself pioneers forward, pushing in states across the US what Harvey Milk fought for in California — workplace protections for the LGBT community. “In 38 states, you can be fired from your job or being lesbian, gay, bisexual, or transgender. That has to change,” she said. “When the next chapter of history is written, it will be about a nation that treats the LGBT community as equals.”

 

Theo Ellington

Last year, when San Francisco Mayor Ed Lee floated the idea of implementing stop-and-frisk, a practice that many civil rights advocates say amounts to racial profiling, Theo Ellington stepped up to create a Change.org petition to oppose the idea — and won.

The policy would have given San Francisco police officers the authority to stop and search any individual who “looks suspicious,” in an effort to get guns off the streets.

“I found it was basically a predatory policing practice that didn’t belong in a city like San Francisco,” Ellington told us. His petition garnered a little more than 2,300 signatures, “enough to show policymakers we were paying attention,” he guesses. Faced with mounting pressure and a community outcry, Lee ultimately abandoned the idea.

“That was a win, I think, for everyone fighting for what’s really a civil right,” the 25-year-old, native San Franciscan told us in a recent phone interview. “It’s not a black issue or a white issue,” but it did strike a nerve and provide Ellington with some momentum for coalition building.

Ellington was born and raised in San Francisco’s Bayview Hunters Point neighborhood, home to a significant portion of the city’s dwindling black population. The campaign against stop-and-frisk helped catalyze his still-evolving political organization, the Black Young Democrats of San Francisco, of which he is president.

Go to BYDSF’s website and you’re confronted with some startling statistics about the experience of black San Franciscans: In the last 20 years, the African American community has dwindled to only 6 percent of the city’s population; meanwhile, the high school dropout rate stands at 38 percent, the unemployment rate is 18 percent, and the level of poverty stands at a disheartening 20 percent.

To tackle these looming challenges, BYDSF now faces the hurdle of getting local elected officials to care. “Since then, we have been trying to build our membership and figure out where we fit in the political climate of SF,” Ellington says.

His group’s chief concerns include closing the achievement gap in San Francisco public schools, doing something about the escalating cost of housing, and finding better solutions for public transit. “There’s the housing need, obviously. It’s a need that working class folks in general are facing,” he said.

He’s pursing a master’s degree in urban affairs at the University of San Francisco, and says he’s taken it upon himself to learn everything he can about how cities operate. To that end, he often ponders vexing questions: “How do you figure out a way to give those same opportunities to everyone? How do you provide opportunities for all income levels?”

His successful opposition campaign to stop-and-frisk didn’t stop Mayor Lee from appointing him to the Commission on Community Investment and Infrastructure, which oversees the successor to the San Francisco Redevelopment Agency. A major project under that body’s purview is the Hunters Point Shipyard development, a massive undertaking led by construction firm Lennar Urban, practically in Ellington’s backyard. Having grown up in the neighborhood, he sees himself as being in a unique position to ensure that the developers are providing jobs for local residents as required under the agreement. “It allows me to speak to both sides — on the community level, and in City Hall,” he said. “There are certain social dynamics you won’t understand unless you have lived in the community.” Ultimately, Ellington says, his goal is to push local politicians to find ways of making San Francisco a place where people of all income levels can find their way. “There’s a lot more work to do,” he said. “I think San Francisco is at a real pivotal point, where we can choose to go in the right direction … or we can choose the opposite.”

 

LOCAL HEROES: Shanell Williams

Shanell Williams is a chameleon activist, spearheading the effort to save City College of San Francisco from many fronts.

When City College fought off a statewide initiative to save money by stigmatizing struggling students, she defended the school as an Occupy activist. With a banner raised high, she faced down the California Community College Board of Governors, shouting their wrongs aloud at a meeting attended by hundreds. The board was stunned but her fellow activists were not, because that’s who Williams is: an uncompromising defender of San Francisco.

Now, as City College faces a fight for its existence, Williams is defending it again, this time as a duly elected CCSF student trustee.

Williams is at the forefront of Save CCSF, an Occupy-inspired group publicly protesting the Accrediting Commission of Community and Junior Colleges, the body trying to shut down City College. San Francisco is holding its breath until next July to hear if the accrediting commission will close the city’s only community college — and Williams was one of the key organizers helping students’ voices rise up to decry the decision to close the school.

She has reason to fight hard, growing up watching her community ravaged by those in power who purported to do good. She is a black woman and San Francisco native raised in the Fillmore and the long history of redevelopment and its role in the flight of The City’s African American population shaped her ethos. To Williams, there are forces that care about money at the expense of communities and those forces need to be fought.

“How are we supporting people to have a decent quality of life?” she said, and that’s the way she’s approached saving her community since a young age.

In 2003, while in high school, Williams got a taste of politicking as a member of San Francisco’s Youth Commission, appointed by then-Mayor Willie Brown. “I think he’s a very interesting character with a lot of influence over the city,” she said, with just an edge of steel to her voice.

As a teenaged politician, she discovered the work of the Human Rights Commission and was inspired. While a student of Washington High School and then Wallenberg High, she had a tough home life and entered the foster care system, getting a firsthand look at how the state takes care of its youth.

It galvanized her, honed her, and made her yearn for change. “I just innately had a sense of wanting to see justice and fairness,” she said.

Energized, she joined the Center for Young Women’s Development, the Youth Treatment Education Court, Urban Services YMCA, the Youth Leadership Institute, and more. She joined so many organizations and taught so many youth and government officials that even she can’t remember all of them off the top of her head.

At one point, she even taught judges across the country about cultural competency. “We had this whole spoken word performance thing we did,” she said, laughing.

In 2010, as Williams took classes at City College, she waved the banner defending San Francisco’s community college students. She pushed for city-level minimum wage requirements for City College workers, who earned dollars less. She also pushed back against state requirements to cut off priority registrations to those who took too long in the community college system — because she’s been there herself.

“They need a few chances to get it right and become a good student,” she said. When the struggle to save City College is done, win or lose, Williams sees herself remaining an advocate for students for years to come. At 29 years old, she’s still a student herself, and she eagerly awaits the day she’ll transfer to Cal or Stanford as an Urban Studies major. It all comes back to defending her city. “We have to broaden the movement,” she said. “The enemy is not about color, it’s about wealth inequality. It’s not just about City College either. It’s about the austerity regime that doesn’t care about working class people and poor folks.”

 

San Franciscans for Healthcare, Jobs, and Justice

When the San Francisco Mayor’s Office cut a deal with Sutter Health and its California Pacific Medical Center affiliate for an ambitious rebuild of hospital facilities — which would shape healthcare services in San Francisco for years to come — community activists began to find serious flaws in the proposal.

So they organized and banded together into a coalition to challenge the powerful players pushing the plan, eventually helping to hash out a better agreement that would benefit all San Franciscans. Representing an alliance between labor and community advocates, the coalition was called San Franciscans for Healthcare, Jobs, and Justice.

When the whole affair began, it seemed as if the CPMC rebuild would incorporate a host of community benefits — but those promises evaporated after the healthcare provider walked away from the negotiating table, unhappy with the terms.

Then a second agreement, with much weaker public benefits, came out of a second round of talks between CPMC and the Mayor’s Office. But by then, so much had been given up that “we were stunned,” said Calvin Welch, who joined the coalition on behalf of the Council of Community Housing Organizations. “We met with [Mayor Ed Lee] and told him, this is absolutely unacceptable.”

But the mayor wasn’t willing to address their concerns at that time. When the deal failed to win approval after a series of hearings at the Board of Supervisors, however, “the unacceptable deal that the mayor created melted in the sun of full disclosure,” Welch said.

That plan would have allowed St. Luke’s Hospital, a critically important facility for low-income patients, to shrink to just 80 beds with no guarantee that it would stay open in the long run. CPMC’s commitment to providing charitable care to the uninsured was disappointingly low. And while the project was expected to create 1,500 permanent jobs in San Francisco, the deal only guaranteed that 5 percent of those positions would go to existing San Francisco residents.

Enter the movers and shakers with San Franciscans for Healthcare, Housing, Jobs, and Justice. The coalition took its place at the negotiating table, along with CPMC, a mediator, and an unlikely trio of supervisors that included Board President David Chiu and Sups. David Campos and Mark Farrell. Over several months, the coalition put in some serious time and energy to push for a more equitable outcome.

“We pushed so hard for a smaller Cathedral Hill [Hospital] and a larger St. Luke’s,” Welch said, describing their strategy to safeguard against the closure of St. Luke’s. They also pushed for CPMC to make a better funding contribution toward affordable housing, a stronger guarantee for hiring San Franciscans at the new medical center, and improvements to transit and pedestrian safety measures as conditions of the deal.

Under the terms that were ultimately approved, St. Luke’s will remain a full-service hospital, and CPMC will commit to providing services to 30,000 “charity care” patients and 5,400 Medi-Cal patients per year.

CPMC also agreed to contribute $36.5 million to the city’s affordable housing fund, and promised to pay $4.1 million to replace homes it displaces on Cathedral Hill. Under the revised deal, 30 percent of construction jobs and 40 percent of permanent entry-level positions in the new facilities would be promised to San Francisco residents.

One of the greatest victories of all, Welch said, was how well coalition members worked together. “This was the most straight-up equal collaboration with labor and community people, equally supporting one another, that I’ve ever been involved with,” Welch said. Even though they were motivated to participate by different sets of concerns, the two sides remained mutually supportive, Welch said. During the long, grueling hearings, “The nurses never left,” he noted in amazement. “The nurses stuck around for all the community stuff.”

 

Photos by Evan Ducharme

Best of the Bay 2013: BEST EXCUSE TO ORGANIZE

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Earlier this year, the Metropolitan Transportation Commission adopted Plan Bay Area, a regional recipe for funneling an influx of new residents into San Francisco and the Bay’s other urban cores. It calls for San Francisco to somehow absorb 280,000 new souls, who will live in 92,000 new housing units and drive 73,000 more cars, by the year 2040 (see “Planning for displacement,” 5/28/2013), while doing little to preserve the homes of current residents, expand public transit, or discourage driving. In other words, it’s a free pass for developers, masquerading as environmentalism. Though the plan been challenged in court, activism is our best hope at mitigating the worst parts of it. To get involved, visit sfbay.sierraclub.org, www.cbecal.org, www.earthjustice.org, and the websites of other good activist organizations — and keep reading the Guardian.

Is it another tech bubble?

Apparently economists hired by the city are wondering if San Francisco is headed for another tech bubble. In the meantime, they’ve also documented how dramatically the cost of housing has increased – even though wages in almost every sector except tech have failed to keep pace with the higher rents and housing prices.

According to a set of slides presented at a recent meeting of the city’s Workforce Investment San Francisco board, “there are reasons for concern in the local economy.” From the city’s own analysis:

But so far, there have not been any signs of a technology bubble reflected in stock market data, the presentation noted.

The Office of Economic Analysis and the Controller’s Office prepared the slides, which were presented during an Oct. 2 meeting as part of an update on the city’s economy. The presentation also noted that San Francisco is the fastest-growing county in the United States in terms of private-sector employment.

It also linked the growth in tech with a rise in housing prices. Here’s a slide on how San Francisco’s housing market ranks in comparison with 15 other U.S. cities. It has the highest median home value and the prices went up more than 20 percent in 2011-12.

The slides also show that while the employment rate has bounced back from the dip experienced during the recession, that recovery has largely been fueled by jobs created in tech, which accounted for more than one out of four new jobs in 2011-12.

San Francisco’s economy, in a nutshell. “The recovery has been largely driven by employment in the Technology Sector. Demand for housing has driven up housing and rental prices. Wages in most sectors have not kept up with housing costs. No sign of a technology bubble yet … However, there are reasons for concern in the local Tech Sector,” the matter-of-fact presentation concludes. It also notes that rent control has helped soften the blow, by preventing property owners from raising rents sky-high just because they can.

The city’s own experts consider rising housing costs to be a defining aspect of our local economy — so why isn’t finding a solution to the affordability crisis a top priority for Mayor Ed Lee and other local elected officials?

Parking and the gentrification of food

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STREET FIGHT Professor Don Shoup, an icon in San Francisco planning circles, is famous for illuminating that there is no such thing as free parking. In his voluminous book The High Cost of Free Parking, Shoup breaks-down the costs of building parking spaces and the land underneath.

Beyond that there’s lighting, insurance, security, maintenance, ventilation, financing, contracting, and surveying costs. There’s also the additional property tax on the parking, and piling onto that, the vast external costs to society with congestion and pollution from car trips generated by parking.

While all of this might seem obvious, the virtue in Shoup’s work was to show how the costs of parking are regressive and passed onto communities, especially low income households and non-drivers. For example, a grocery store bundles parking into the price of food and this is disproportionately borne by non-drivers.

In a sense, free parking causes the gentrification of food.

In San Francisco, underground parking costs anywhere from $80,000 to $100,000 per space to construct. In the proposed supermarket at 555 Fulton Street, the 77 spaces proposed underneath the store will cost anywhere from $6.1 million to $7.7 million to build.

That’s millions that will be passed on to a grocery store tenant and ultimately to shoppers. And that’s just to build, not operate, the parking. This adds more burden to the already tight pocketbooks in a gentrifying city like San Francisco.

Parking also complicates the issue of grocery stores and formula retail, making developers prefer a chain store because it can access the financing to build parking. So parking literally “drives-up” the rents for tenants seeking to lease the space. This makes it more difficult to find an affordable, local, non-chain grocer while also translating into higher food prices, since grocers transfer the cost of parking onto all shoppers regardless of how they got there and regardless of the shoppers’ income.

All of this came to a head last week at the San Francisco Planning Commission hearing on 555 Fulton, a proposed mixed use development that might include a grocery store. The Commission voted 4-2 to lift a formula retail ban on this site, concluding that only a chain store is “economically viable.” (Disclosure: I publicly advocated against that exemption as a member of the Hayes Valley Neighborhood Association).

This was not just a blow to the city’s unique character in terms of guarding against chain stores. It undercuts sustainable and affordable urbanism and will lead to gentrified food. Here’s a brief summary of what happened:

In the early 2000s, the old Christopher Dairy at 555 Fulton, between Laguna and Octavia, was identified as a good location for a supermarket as part of a larger mixed-use development. The site was folded into the Hayes Valley formula retail ban to encourage an independent, community-based supermarket with fresh produce, high quality food affordable to nearby residents, and jobs for locals.

In 2010, the Planning Commission approved the first iteration of this project, with 136 housing units above a non-chain grocery store. Neighbors were very excited to have a local supermarket to serve the whole community and the developer did not try to circumvent the chain store ban. The community and Planning Department were working together.

In late 2012, the site and its entitlements were sold to a new developer, Fulton Street Ventures. It immediately informed the community that it would seek to lift the ban. HVNA unanimously opposed lifting the ban and Planning Department staff supported HVNA’s position. At that point, it seemed that the planners had read and understood Shoup.

For its part, HVNA compiled a list of potential non-chain store candidates and proposed creative ways to make the site work for a locally owned business, with perhaps some space allotted to a hardware store or other neighborhood-serving shops. HVNA also proposed reducing the parking at the site in order to make the store affordable.

The Market and Octavia Plan, which includes 555 Fulton, allows a grocery store to have less parking than the 77 the developer wants, and even zero parking. The developer could eliminate some or all of the parking, reduce construction costs, and reduce the asking price for a lease. This area is flat, incredibly walkable and proximate to thousands of existing residents, with thousands more on the way.

A car-free or car-lite grocery store can deploy innovative ways of delivering groceries, such as a jitney service or delivery vans, for those who need such service, and to limit the amount of store parking to a small number of car share and disabled parking stalls. This kind of grocery store would be at the cutting edge of truly sustainable urbanism, while also providing more affordability to all residents of the community.

Yet another Shoup axiom is “Planning for parking is more a political than a professional activity.” Instead of being creative, Fulton Ventures balked at the parking ideas and employed divisive race-baiting to push its profit-driven agenda. It financed a quiet campaign to accuse anyone supporting the formula retail ban and reducing parking as racist and elitist. It leaned heavily on City Hall and somehow got the Planning Department to suddenly retract its support for upholding the chain store ban. Sup. London Breed, who remained publicly detached, insisted that all she cared about was an affordable supermarket, but she offered no path to achieve it.

In a confusing Oct. 3 hearing, supporters of Fulton Ventures LLC made below-the-belt public comments that seemed to come straight out of a Tea Party playbook. It was tough to watch. Their position was that a chain store with excessive underground parking was the only way to an affordable grocer — anything short of that was racist. The commission voted 4-2 to lift the ban.

By lifting the formula retail ban, the city lost leverage for making the store affordable while also providing fresh food for thousands of people within walking distance. And the many car-free households of the Western Addition and Hayes Valley will get to breathe the car fumes from upscale shoppers. The commission gentrified food.

All is not lost though. The damage done by the Planning Commission can be overturned or fixed at the Board of Supervisors. Breed states she cares about affordability, local small business, and the city’s transit-first policies. She can put conditions on this project that reduces the parking, or decouples the parking from the lease for the commercial floor space, thus making the project economically viable for an affordable grocer. She can demand other creative and sustainable solutions which planners so far have not considered. She doesn’t have to give it away to a chain store. And if you care for affordable groceries with less driving, and want to stop the gentrification of food, write her and let her know.

Lock-up shake up

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rebecca@sfbg.com

Should San Francisco spend $290 million on a modernized jail to replace the old ones that will be demolished when the Hall of Justice comes down?

That’s been the plan for years, but the Board of Supervisors Budget & Finance Committee started to ponder that question at its Oct. 9 meeting, setting the stage for a larger debate that hinges on questions about what it means to take a progressive approach to incarceration.

The Department of Public Works, in collaboration with the Sheriff’s Department, is preparing to submit a state grant application for $80 million to help offset the cost of rebuilding County Jails 3 and 4, outmoded facilities that are located on the sixth and seventh floors of the Hall of Justice.

That building is seismically vulnerable, and slated to be razed and rebuilt under a capital plan that has been in the works for the better part of a decade. With a combined capacity of 905 beds, Jails 3 and 4 were built in the 1950s and are in deplorable condition.

At the hearing, when supervisors considered whether to authorize the $80 million grant application, Sheriff Ross Mirkarimi said the current state of affairs is so bad that his department had to convert a bathroom to a visitation area because there was nowhere else for inmates to spend time with their kids in the same room. In other areas of the jail, temporarily vacant holding cells sometimes double as classroom space, since the department lacks dedicated areas for conducting classes.

The new jail would be built with somewhere between 481 and 688 beds, based on a lower calculated projected need, and more space would be devoted to programs like substance abuse education, parenting programs, or counseling.

San Francisco currently has five jails, but only one — a San Bruno facility built in 2006 — has what the Sheriff’s Department considers to be adequate space for rehabilitative services. Inmates there can opt to earn a high school diploma or take a course in meditation, and the department wants to build on that design in the new facilities.

Mirkarimi urged committee members to sanction the funding request as a first step toward that goal. “Whether it’s parenting programs or something that goes much deeper, then we need that space to make it happen,” he said.

At the same time, some community advocates questioned the very premise of spending millions on a new jail, arguing that scarce public resources could be better spent on services to prevent people from winding up in the criminal justice system to begin with.

In late August, the American Civil Liberties Union and the Lawyers’ Committee for Civil Rights of the San Francisco Bay Area called for the plan to be reexamined. “We agree that Jails 3 and 4 in the Hall of Justice should be torn down,” they wrote, “[but] we question the need to replace them with a new facility.”

Micaela Davis, criminal justice and drug policy attorney at the ACLU of Northern California, told the Guardian that advocates are seeking to reframe the debate by questioning why a new jail should even be built, rather than focusing on what kind of jail should replace the old ones.

She and other advocates are pushing for the county to explore alternatives to jailing arrestees who haven’t yet gone to trial, or look at ways of reorganizing housing for existing inmates. Given that the jail has been in the capital plan for so many years, she said, “it just seems necessary to reevaluate before moving forward with this project.”

While Sup. David Campos hasn’t taken a position so far, he submitted a request at the Oct. 1 board meeting for a hearing “to have an open discussion about what is being proposed, and to really examine if what is proposed makes sense,” he said. It’s expected to take place in early December at the Neighborhood Services and Safety Committee.

If San Francisco is awarded the $80 million in state funding, it must agree to dedicate $8.9 million of its own funds toward the project, which would be spent on preliminary designs, studies, environmental review, and other early costs, according to a board resolution approving the request.

Speaking at the Oct. 9 committee hearing, Sup. John Avalos responded to activists’ concerns by saying: “The last thing I want to do is build out the prison industrial complex. … I’ve always wanted to make sure we were minimizing what would lead to incarceration of more people.” While he did support the idea of applying for the grant, he did so with a caveat. “I would certainly want to uphold the right to vote against a jail in the future,” Avalos said.

Sup. Eric Mar, on the other hand, would not consent to allowing the funding request. “I can’t, under clear conscience, support this,” he said. In the end, the committee authorized the grant application with Avalos and Sup. Mark Farrell supporting it, and Mar opposed.

Watch this depressing time-lapse visualization of Ellis Act evictions

A series of red circles explodes on the screen, each representing another rental unit where tenants were driven out by an eviction through no fault of their own.

With a new time-lapse visualization of San Francisco Rent Board data spanning from 1997 to August of 2013, viewers can instantly grasp the cumulative impact of Ellis Act evictions in San Francisco.

It was created by the Anti-Eviction Mapping Project, a newly hatched volunteer effort started to raise awareness about the rising trend of displacement in the San Francisco Bay Area.

Watch it here.

A landlord doesn’t need just cause to oust a tenant under the Ellis Act; the law permits a property owner to stop renting units, evict all tenants, and sell the building for another purpose. The recent wave of tech startups and resulting influx of highly paid employees has fueled a spike in Ellis Act evictions as demand for housing has increased.

Working in collaboration with the San Francisco Tenant’s Union, Anti-Eviction Mapping Project volunteer Erin McElroy teamed up with core volunteers Olivia Jackson, Jennifer Fieber and a team of several others to analyze and map data from the San Francisco Rent Board.

The Ellis Act visualization is the first of several planned by the Anti-Eviction Mapping Project. The size of the circles that pop concurrently with each date corresponds with the number of units displaced.

“We started it with the idea of making a comprehensive map that would show things that weren’t being documented by the Rent Board,” McElroy explained. To that end, the project team has spearheaded a survey to gather data on tenant buyouts, harassment by landlords, rent increases, and bogus attempts to use the Ellis Act to carry out an eviction. The survey is available in Spanish and English, with a Chinese version coming soon. 

“We also want to map where people relocate to, in order to display the current and pending gentrification of other areas – particularly the East Bay,” she added.

In the next few weeks, the team will release maps based on data showing owner move-in evictions and foreclosures.

“We don’t have funding or anything like that,” McElroy explained, but the Tenants Union has allowed them use of its office space for meetings. The effort took several months of research and programming, and the result is a story of the displacement of 3,705 housing units over the course of 16 years – all of which can be absorbed a matter of minutes.

Government shutdown puts thousands of SF veterans’ benefits at risk

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More than 7,000 employees in Veterans Benefits Administration offices nationwide were furloughed today (Tues/8), the newest casualty of the federal government shutdown.

As the Republicans in Washington hold the nation hostage over President Obama’s Affordable Care Act, federal employees are leaving their offices in droves. Now the veterans who rely on the federal government for healthcare and education checks have nothing to do but wait on word of their uncertain futures. 

The furlough of veterans benefits workers comes at an especially awful time as they struggle to meet an enormous backlog of health benefit claims, revealed this year by the Berkeley-based Center for Investigative Reporting.

“VA’s ability to make significant progress reducing the disability claims backlog is hampered without the increased productivity gained from overtime for claims processors,” the Veterans Benefits Administration said in a statement released today. The agency has reduced the disability claims backlog by more than 190,000 claims over the last six months, it wrote.  

But even worse, it said that if the government shutdown persists into late October there would be no funding available to supply veterans with their November support checks — money many rely on for rent and food.

In the event of a prolonged shutdown, claims processing and payments in these programs would be suspended when available funding is exhausted,” the office wrote in a release.

San Francisco has veterans of many stripes who depend on federal benefits: Students paying tuition, ex-soldiers getting housing benefits, the disabled seeking health care, all would be left without support.

The loss can be felt keenly at City College of San Francisco, where the employees of its pioneering Veterans’ Resource Center wait in fear of Nov. 1. 

 “With the government shutdown we’re going to have a massive amount of people coming in asking questions,” said Adam Harris, a student worker at CCSF’s Veterans’ Resource Center. The 25-year-old is a veteran himself, and served in the Navy for six years as a petty officer second class in Iraq, Afghanistan, and Guantanamo Bay.  

“If people aren’t paid on the first when they’re expected to you get a wave of people asking ‘where’s my money at?’” he said. The GI Bill pays for full tuition for student veterans who have completed their service, and those still serving. But it’s not just tuition. 

“It’s pretty much a living allowance,” he said. In addition to tuition the the GI Bill pays for housing, food and living expenses. City College of San Francisco alone has over 1,200 student veterans according to their own data, many of whom attend full time. 

The state community college chancellor’s office, which oversees California’s 112 community colleges, said the loss of benefits would be dire for its student veterans.

“Should this come about, our student veterans would be left without education benefits and basic housing allowances,” said Paul Feist, a spokesperson for the Community College Chancellor’s office.  “It’s probably safe to assume that many student veterans would be forced to drop out of school should this occur.”

They noted that the VA’s educational benefits hotline is inaccessible during the government shutdown, cutting off a vital counseling service as student veterans navigate their tuition payments.

The CA Community College Chancellor’s Office most recent data shows that as of the 2011-12 school year, there were over 44,000 community college student veterans receiving benefits statewide, many of whom are in the Bay Area. All would be affected. 

Rachel Maddow announcing the shutdown of veteran benefits offices, which give advice and aid for veterans seeking help with their education, lhousing and health benefits.

Student at the state level colleges will fare no better, though, and there are just over 700 student veterans at San Francisco State University, according to their website. The head of SFSU’s veterans center, Rogelio Manaois, said that his office was sending regular updates to SFSU students and that they were prepared for the possible delay of benefits.

Notably not all veterans depend on the GI Bill to live. Some vets the Guardian spoke to at City College said that they had part time jobs and would not be in hardship if there were a drop in payments. Also, the VA Medical Center in the Outer Richmond announced on its website that it will not be affected by the government shutdown. Not all veterans are in the same boat, however.

Bobby Hollingsworth served as a Criminal Investigations Divisions investigator in the US Army from 1999 to 2010. Though he’s now a graduate of SFSU, he and his family depend on disability payments from the VA to live. 

Hollingsworth injured his his leg in basic training, and the repeated stress through the years required multiple surgeries that he never fully recovered from. His disability payments also cover PTSD, as through his decade of service he spent over a year listening to the explosions of mortar shells peppering his Containerized Housing Unit in Iraq. 

He remembers those days vividly.

“I heard commotion and opened my door and looked up and to the side of our CHU’s. The sky was lit up like a scene in Star Wars” he said. “We got hit with seven mortars that night and a few airmen were rushed to the hospital with unknown injuries. We just never really followed up on those things. At the time maybe we thought best not to know.”

To say he earned his benefits is an understatement, he said, and the same goes for all of his fellow Veterans. 

As a documentary filmmaker, he is investigating other Veterans who have been denied their education benefits. Now the government shutdown may delay Hollingsworth’s payments as well. 

His wife depends on them for college, he said, and without his disability payments he may be unable to make his first mortgage payment on their new house. His wife and four-year-old son will be fine for now, he said, but if the payments are delayed for long he’ll be worried.

“I can hold out for a month because of emergency savings and the food bank,” he said. “But by December, it will be a nightmare.”

Yesterday the VA posted their “Veterans Field Guide to Government Shutdown,” which can be read here.  

Airbnb says its hosts should pay taxes

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Under pressure in San Francisco and New York City for violating local tenant and land use laws and refusing to pay local taxes, Airbnb has finally acknowledged that transient occupancy taxes apply to the room rentals it facilitates. But the company still hasn’t taken any steps to collect the tax or admitted that it shares this tax debt with its hosts.

“Our hosts are not hotels, but we believe that it makes sense for our community to pay occupancy tax, with limited exemptions for those who earn under certain thresholds,” CEO Brian Chesky wrote on the Airbnb blog on Oct. 3, addressing the post to New York City and not San Francisco, where it is headquartered and where we have shown the company is shirking an annual tax debt of nearly $2 million.

Contacted by the Guardian, a company spokesperson extended the pledge to San Francisco, writing, “Yesterday, our CEO Brian Chesky announced that we believe it makes sense for our community of hosts to pay occupancy tax to the cities in which they live, with exceptions under certain thresholds, and we are eager to discuss how this might be made possible. We have been in substantive discussions with Board President David Chiu on these issues for some time, and we’d like to thank him for the open dialogue that helped lead to today’s announcement. We look forward to continuing our work with him and others in San Francisco to set forth clear, fair laws that allow regular people to rent out their own homes, while giving back to the city that makes it possible.”

As the Guardian has repeatedly reported, most recently in our Aug. 6 cover story “Into Thin Air,” the San Francisco Treasurer/Tax Collectors Office has ruled that the city’s TOT of about 15 percent applies to Airbnb guests, and that Airbnb shares that joint tax liability with its hosts.

The ability of individual hosts to receive business licenses for renting out rooms and to collect and remit the TOT is complicated by the fact that such rentals violate land use, tenant, and other city laws — and Chiu has been developing legislation that would legalize and regulate the stays.

Airbnb could easily collect the TOT on each San Francisco transaction, as some of its online competitors have already been doing, but it has so far refused to do so. And when the Guardian asked Airbnb whether it now plans to include the tax in its transactions, the company ignored the question.

In fact, Airbnb’s public statements and private communications indicate its intention to pass the buck to its hosts rather that paying the tax liability itself, and several hosts who commented on Chesky’s blog post expressed hopes they would get more support from the company.

Nonetheless, Chiu took the Airbnb’s statement yesterday as a positive sign, telling us, “I am pleased to hear that Airbnb has acknowledged the need for their users to pay the occupancy tax. This policy was developed as a result of discussions that I’ve led in the past year to regulate and tax shareable housing activity in San Francisco. While we continue to negotiate with shareable housing companies, housing advocates, and the Mayor’s Office to find sensible solutions, I am confident that we will be able to move forward on a regulatory framework that provides flexibility to residents, protects our affordable housing stock, and collects the fair share of taxes for the City. I look forward to introducing legislation in the coming months.”

Alerts: October 9 – 15, 2013

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WEDNESDAY 9

March against evictions Bayanihan Center, 1010 Mission, SF. www.sdaction.org. 12:30-2pm, free. “Soma Time, and the Livin Ain’t Easy: Walk of Shame” will start at the Bayanihan Center near Sixth and Mission. The march is intended to call attention to and protest matters such as ever-increasing rents and unfair evictions of senior citizens and other long-term residents by profit seekers. This demonstration is a joint effort of local residents, Senior and Disability Action, the Bill Sorro Housing Program and the Housing Rights Committee. For more information, contact Senior and Disability Action at (415) 546-1333. SATURDAY 12

 

Ohlone Big Time Cultural Event Crissy Field Center, 603 Mason, SF. www.ohloneprofiles.org. 12-6pm Saturday; 12-5pm Sunday, free. This festival will feature tribal dances, music, traditional skills demos, discussions, vendors and camping. It coincides with Fleet Week and Indigenous People’s Weekend. Several California Indian tribes will be participating. Organizers hope to make this an annual event. The Ohlone are a Native American tribe indigenous to Northern California but not currently recognized by the federal government, and the event is meant to raise awareness about their presence in the Bay Area.

 

Help find the way forward The Way Christian Center, 1305 University, Berk. tinyurl.com/whichwayforwardCA. Contact@ellabakercenter.org. 9:30-noon, free. Donations accepted. The Oakland-based Ella Baker Center has been empowering low-income populations in the Bay Area since 1996. Its latest effort — Which Way Forward California? — is pushing for state funds to be spent on education, job training and other helpful services — rather than prisons. Join the center at this inaugural community strategy session, and give your input on ways to achieve this change. RSVP at tinyurl.com/whichwayforwardCA.

SUNDAY 13  

Book reading: The Great Sioux Nation Eric Quezada Community Center, 518 Valencia, SF. tinyurl.com/518columbusdaytalk. 4-6 p.m., free. Author Roxanne Dunbar Ortiz and Sioux elder Bill Means will discuss the new edition of the important book, “The Great Sioux Nation: Sitting in Judgment on America,” originally published in 1977. Join them the day before Columbus Day as they discuss both the impact of the book and the present-day attitude toward a holiday that many perceive as nothing more than an endorsement of genocide.

Airbnb makes small admission on tax issue, saying its hosts should pay

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Under pressure in San Francisco and New York City for violating local tenant and land use laws and refusing to pay local taxes, Airbnb has finally acknowledged that transient occupany taxes apply to the room rentals it facilitates. But the company still hasn’t taken any public steps to collect the tax, nor has it admitted that it shares this tax debt with its hosts.

“Our hosts are not hotels, but we believe that it makes sense for our community to pay occupancy tax, with limited exemptions for those who earn under certain thresholds,” CEO Brian Chesky wrote on the Airbnb blog yesterday, addressing the post to New York City and not San Francisco, where it is headquartered and where we have shown the company is shirking an annual tax debt of nearly $2 million.

Contacted by the Guardian, a company spokesperson extended the pledge to San Francisco, writing, “Yesterday, our CEO Brian Chesky announced that we believe it makes sense for our community of hosts to pay occupancy tax to the cities in which they live, with exceptions under certain thresholds, and we are eager to discuss how this might be made possible. We have been in substantive discussions with Board President David Chiu on these issues for some time, and we’d like to thank him for the open dialogue that helped lead to today’s announcement. We look forward to continuing our work with him and others in San Francisco to set forth clear, fair laws that allow regular people to rent out their own homes, while giving back to the city that makes it possible.”

As the Guardian has repeatedly reported, most recently in our Aug. 6 cover story “Into Thin Air,” the San Francisco Treasurer/Tax Collectors Office has ruled that the city’s TOT of about 15 percent applies to Airbnb guests, and that Airbnb shares that joint tax liability with its hosts.

The ability of individual hosts to receive business licenses for renting out rooms and to collect and remit the TOT is complicated by the fact that such rentals violate land use, tenant, and other city laws — and Chiu has been developing legislation that would legalize and regulate the stays.

Airbnb could easily collect the TOT on each San Francisco transaction, as some of its online competitors have already been doing, but it has so far refused to do so. And when the Guardian asked Airbnb whether it now plans to do so, the company ignored the question.

In fact, Airbnb’s public statements and private communications indicate its intention to pass the buck to its hosts rather than collect and pay the taxes itself, and several hosts who commented on Chesky’s blog post expressed hopes they would get more support from the company on the myriad issues that complicate its simplistic business model.

Nonetheless, Chiu took the Airbnb’s statement yesterday as a positive sign, telling us, “I am pleased to hear that Airbnb has acknowledged the need for their users to pay the occupancy tax. This policy was developed as a result of discussions that I’ve led in the past year to regulate and tax shareable housing activity in San Francisco. While we continue to negotiate with shareable housing companies, housing advocates, and the Mayor’s Office to find sensible solutions, I am confident that we will be able to move forward on a regulatory framework that provides flexibility to residents, protects our affordable housing stock and collects the fair share of taxes for the City. I look forward to introducing legislation in the coming months.”