OK, so you’ve gone through all the statewide candidates and measures, and the regional/local candidates. Now, all that’s left are the local/regional ballot measures. You’re almost there! Bear with me while we go through them. I promise it won’t take too long.
Measure FF – East Bay Regional Park District Parcel Tax Extension.
This measure would extend for 20 years an existing parcel tax to fund the East Bay Regional Park Districts ongoing maintenance expenses, as well as improvement expenses. It would NOT pay for new capital expenditures (e.g., new land acquisition). The parcel tax is $12 per year (for a single family dwelling, $8.28 per year for multifamily [i.e., condo or apartment] units), and is put on your annual property tax bill.
This time around there is vocal and well-funded opposition by the folks who don’t want to see any eucalyptus cut down. In reality, the Regional Park District program is aimed at thinning, not removing eucalyptus groves. If the measure fails, eucalyptus seedling will continue to germinate and grow, making the groves thicker and larger – and also a far greater fire hazard. the Park District has tried to stake out a middle-ground in the eucalyptus debate, pointing out that while eucalyptus may be beautiful, smell nice, and provide some wildlife habitat benefits, overgrown groves accumulate highly combustible shedded leaves and bark. Further, while older trees drop their lower branches, isolating their flammable crowns from the ground, if there are smaller trees between them, the combination gives a wildfire a “fuel ladder” to climb up into the towering crowns of older trees, where the burning leaves and branches will generate embers that the wind can carry for literally miles. As a result, the embers can ignite new fire areas, making the fire far more difficult to get under control.
You’d think that, having lived through the 1991 Tunnel Fire that burned over 2,000 homes in the East Bay Hills, East Bay residents would have learned that beauty and safety sometimes need to be balanced. Apparently not. So go ahead, listen to the “euc lovers” and vote this measure down, but don’t come crying when the next big fire – and there WILL be a next big fire – is even more dangerous and damaging that the last. YES!!!
Peralta Community College Funding Measures.
Measure E – Peralta Community College Parcel Tax Extension.
This measure would extend an existing $48 per parcel tax for an additional eight years. The tax proceeds would be used to provide support for academic programs and student support such as tutoring. The Peralta District provided the lowest cost higher education option for East Bay students, and serves as a gateway to the Cal. State and U.C. system for those who might not otherwise be able to make the transition. I know several kids on my street alone who’ve used Peralta courses to pave their way to entering a four-year degree program. $48 a year is a small cost to keep this important part of our public higher education system running. YES.
Measure G – Peralta Community College District Facilities Improvement Bond.
Unlike Measure E, which funds ongoing school expenses, Measure G is a bond measure to fund capital improvements. While some of Peralta’s campuses are relatively new, they’re still aging, and with technology moving forward rapidly, even newer classrooms and facilities need updating to be able to have the kind of electronic resources students and teachers need. The bond, which would be for $800 Million (a small amount compared, for example to the $9.95 BILLION bond measure voters approved for high-speed rail in 2008), would be paid off through property tax assessments of $24.50 per $100,000 of valuation over 40 years. YES.
City of Oakland Measures
Measure V – Oakland Cannabis Business Tax Modification Measure (Council Initiated)
This measure, which must be approved by the voters under Prop. 13, makes changes in how the City collects business tax from cannabis sales businesses to make it easier for those businesses to manage, and to give the City Council flexibility in making further changes, so long as those changes don’t increase the tax rate.
Cannabis businesses are now a fact of life for California and for Oakland. From the City’s standpoint, if cannabis businesses are going to operate, it’s to the City’s benefit that they do so successfully. The alternative is that cannabis sales go back to being an underground criminal activity – profiting gangs instead of the City treasury. YES
Measure W – 20 Year Sunset Vacant Property Tax. (Council Initiated)
This proposed tax has two purposes. One purpose is to provide funds for homeless services, affordable housing, code enforcement against blight and illegal dumping, and administration of the tax. The other, perhaps equally important, purpose is to provide a disincentive to property owners leaving their property vacant and unused. We all know of properties – either buildings, apartments, storefronts, houses, or vacant lots, that have sat idle for years – fulfilling no useful function and often contributing to an atmosphere of blight in the community. There can be various reasons for this, but one of the ones that’s become more common lately is speculators who don’t want the property occupied because they’re waiting to sell it at an increased price. It’s not clear how big a problem this is in Oakland, but in San Francisco it’s been estimated that there are as many as 60,000 vacant apartment and condos being kept off the market by speculating investors. While the proposed tax is not exorbitant ($6,000/year for vacant property, $3,000 per year for a condor ground floor commercial space)– especially given how much Oakland property is sometimes selling and renting for – it would give property owners a prod to DO SOMETHING with their property. YES
Measure X – Graduated Real Estate Transfer Tax (Council Initiated)
Oakland, like most cities, has a real estate transfer tax – essentially a tax on the purchase of real property in the city. This measure would amend Oakland transfer tax so that the tax rate would be graduated, so the rate would be higher on property selling for higher values. The current rate is 1.5% for all properties. For properties valued at less than $300,000, the rate would drop to 1% . For properties from $300,000 to $2, million, it would remain at the current 1.5%; for properties valued from $2 million to $5 million, it would rise modestly to 1.75%; and for properties over $5 million, it would rise to 2.5%. Further, for first-time low or moderate income homebuyers, the rate would be decreased by ½% from the otherwise-applicable rate, but only for property valued at $2 million or less. The measure would also rebate up to 1/3 of the transfer tax to low/moderate income homebuyers for the value of improvements to their newly-bought home to install solar power generation or to make earthquake retrofits within six months of purchase. However, these rebates would also only apply to homes valued at less than $2 million.
Overall, I think this is a good idea. Those buying higher priced homes can presumably afford to pay a bit more for city services. (The tax proceeds would go into the City’s general fund.) The tax may also, incidentally, get sellers to price their properties below the various breakpoints for the tax.] The tax gives a break to first-time low & moderate income home buyers, which makes sense, because home ownership usually brings with it a more stable and more active relationship with the City. Likewise, the rebates for adding solar power & earthquake retrofits are incentives to do things that help the community as well as the homeowner. YES.
Measure Y – Extending Just Cause Eviction provisions to landlord-occupied duplexes and triplexes. (Council Initiated)
Up until now, Oakland’s Just Cause Eviction ordinance has had an exemption for landlord-occupied duplexes and triplexes, on the theory that these are small landlords who’ll generally do well by their tenants. Well, it turns out that landlords have learned how to “play” this exemption. The landlord [temporarily] moves into one unit of the building and then promptly evicts the tenants in the other unit(s). That’s not fair. Further, the just cause eviction provisions aren’t all that burdensome. It just means that the landlord needs to have a good reason for evicting a tenant – like non-payment or rent or violation of lease provisions. There’s no good reason why those reasons shouldn’t be needed for duplex or triplex owners, especially when there’s far too strong incentives to boot out current tenants and then raise the rent.
Opponents argue that landlords will take the units off the market. Sure, and then do what with them? Leave them vacant? If landlords think they have a better idea, let them bring it forward and have it put on the ballot. YES.
Measure Z – Minimum Wage for hotel workers, plus establishing employee rights and a new city department to enforce those rights. (Council Initiated)
This measure starts off with a good idea – raising the minimum wage in Oakland’s (larger) hotels [50 room minimum]. The large hotels play to the tourist and convention clientele, and consequently charge fairly hefty room rates. Yet they pocket most of that money. However, it’s possible that raising the wages uniformly may force poorer-performing hotels out of business. Seems like there ought to be a way for a hotel to claim hardship and temporarily pay lower wages – if they can substantiate their hardship. Also, why focus on just the hotel business? What about restaurants and conference centers? What about large employers, like UPS and Fed-Ex?
Another concern is establishing an entirely new City department to enforce this ordinance. One can easily see that department proposing more ordinances so it’ll have justification for hiring more employees. To me, this looks like it could easily turn into trying to expand Oakland’s bureaucracy and then figuring out ways to justify the expansion. NO.
Measure AA – Establishes $198 per year parcel tax for early childhood education and programs to promote college entry and completion and workplace readiness. (Initiative Measure)
I get worried about the various taxes and bond measures that get put onto the ballot without an adequate explanation of why they’re needed. This is a case in point. While the measure claims there will be accountability, it doesn’t identify how it’s going to measure the adequacy of progress towards reaching its lofty goals, and what will happen if it doesn’t. This looks far too much like a “throw money at a problem and see if it does anything” approach. I’d like to see something with more back-up, like being able to point to similar projects that have had demonstrable success in improving outcomes. NO