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Opinion: Oakland City Council Should Prioritize Affordable Housing Impact Fees

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By Pamela Hall, ACCE State Board Member

 

In November this year, the city of Oakland will be considering passing an impact fee, a one-time fee imposed on developers that ensures private developers pay their fair share in mitigating the needs for housing, services and infrastructure created by their new projects.

 

When new market-rate housing is developed, it brings in new, affluent residents. These residents need goods and services – and that means new low-wage or service sector jobs.

 

The retail workers, childcare providers and other people in these jobs can’t afford market-rate housing, so new development increases the need for affordable housing.

 

At ACCE (Alliance of Californians for Community Empowerment), as a member-driven group organizing the flatland communities of east and west Oakland, we know that the shortage of affordable housing is the biggest crisis facing our city. At stake is the culture and vitality of Oakland’s long-standing communities, who are being displaced for the highest dollar.

 

The time is now for solutions, including impact fees and creating higher standards for development, affordable housing and jobs to lift up our communities and our workers.

 

Oakland is in a real estate boom – and predominantly African-American and Latino communities are collateral damage in the development frenzy enveloping our city.

 

As a housing advocate who works directly with folks impacted on the ground, I experience this every day. In 2012, rental costs shot up by 12 percent; in 2013, this number increased to 15 percent.

 

In the last 10 years alone Oakland has lost a quarter of its African-American population. This is despite an economic recovery that is bringing tens of thousands of jobs to the area. In fact, African-American median income declined from $42,975 in 2000 to $35,050 a decade later.

 

For these reasons, impact fees collected from developers should go, first and foremost, to building affordable housing so our communities can stay here.

 

Furthermore, the impact fee for affordable housing should not only be set at the highest level possible, but also be implemented as quickly as possible to take advantage of the scale and rapidity of development occurring now.

 

Housing impact fees demand greater accountability from the market-rate developers who contribute to the crisis of displacement in Oakland. This is the least that the City can demand from developers, and the least developers can contribute to the communities they are entering and profiting from.

 

Impact fees are not a new or risky policy move either. 27 other Bay Area cities have successfully implemented affordable housing impact fees, including cities like San Francisco, Emeryville, Berkeley and San Jose, with no major impacts on development or rents.

 

An affordable housing impact fee is the least the city of Oakland can do to help build permanently affordable homes for the city’s workers and families.

 

The time is now to place people over development.

 

Oakland requires over 7,000 new affordable housing units in the next 7 years. Its current plan will build only 1,500. With multiple developments in the pipeline, and Uber’s move into downtown Oakland there is a heightened need for impact fees. Thousands of low-wage jobs will be created, and these workers deserve to be able to live in Oakland and call this city their home.

 

If we are to maintain Oakland’s historic diversity, developers need to pay their fair share, to offset the impact of their development. An affordable housing impact fee is the least the city of Oakland can do to help build permanently affordable homes for the city’s workers and families.

 

We need an affordable housing impact fee, and we can’t wait any longer.

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Life Expectancy in Marin City, a Black Community, Is 15-17 Years Less than the Rest of Marin County

 “Marin City residents have been fighting for years just to stay here. Residents live with the fear of being forced out, public housing torn down and rebuilt for the wealthy. Due to ongoing issues continually being ignored, residents feel they must be empowered to make their own decisions for the future survival and protection of their community,” said Terrie Green, a lifelong resident and executive director of Marin City Climate Resilience (MCCR).

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Marin City community leaders (l.-r.): Terrie Green, executive director of Marin City Climate Resilience (MCCR); Wambua Musyoki, Stanford University; Khamil Callahan, Santa Rosa Junior College; Serenity Allen, Xavier University; and Chinaka Green, MCCR associate director.
Marin City community leaders (l.-r.): Terrie Green, executive director of Marin City Climate Resilience (MCCR); Wambua Musyoki, Stanford University; Khamil Callahan, Santa Rosa Junior College; Serenity Allen, Xavier University; and Chinaka Green, MCCR associate director.

By Ken Epstein

People may be aware of the existence of Marin City and know a little about its history as a center of U.S. resistance to fascism in the World War II. But fewer know of the community’s ongoing struggles to survive potential displacement while facing severe toxic health and environmental conditions on a daily basis.

These conditions cause chronic disease and premature death, dramatically shown in the sharp difference in life expectancy between Black and white people living in households only a few miles apart.

A historically African American enclave, Marin City, occupies a 0.5-square mile area between Mill Valley and Sausalito with its own freeway exit near the Golden Gate Bridge. In contrast, the rest of Marin County rates among the healthiest, wealthiest, and most environmentally friendly counties in the country. However, it is one of the least racially equitable counties in California, with Black residents being the most impacted, according to the Advancement Project, a civil rights organization,.

The community owes its continued existence to the World War II generation that came to the Bay Area from the South to work in the shipyards and to the resiliency of its residents. Despite often facing discriminatory practices, such as redlining and a segregated school district, Marin City residents have continually created a strong community rich in culture, spirituality, and community values.

The current statistics are brutal. At present, Marin City residents face more than a 17-year difference in life expectancy compared to neighboring cities and towns.  Contributing to these conditions are a lack of investment in public housing and infrastructure: unsafe drinking water, air pollution caused by proximity to the U.S. 101 freeway, unsanitary stormwater drainage that produces mold and mildew, as well as old and broken lead pipes and sewage in homes.

As an unincorporated community, Marin City residents must rely primarily on the elected Marin County Board of Supervisors, Department of Public Works, Transportation Authority of Marin and Caltrans for the decisions and investments that impact their lives.

“Marin City residents have been fighting for years just to stay here. Residents live with the fear of being forced out, public housing torn down and rebuilt for the wealthy. Due to ongoing issues continually being ignored, residents feel they must be empowered to make their own decisions for the future survival and protection of their community,” said Terrie Green, a lifelong resident and executive director of Marin City Climate Resilience (MCCR).

MCCR’s focus is on environmental justice. Its purpose is to empower and advocate for individuals to embrace sustainable living, envision a future free of environmental harm and collectively work towards a better Marin City.  MCCR’s motto is “Forever Marin City.”

MCCR has created a unique team of Marin City Youth Environmentalists who have studied and researched environmental issues impacting the health of the community.

Serenity Allen is an MCCR Youth Coordinator/Young Environmentalist studying to be a medical social worker at Xavier University. She has been working in the community for six years. “I strongly believe that where you live should not determine how long you are able to live,” she said.

Allen referred to the work done by former Marin County Public Health Officer Dr. Matt Willis, who stated that Marin City has a 17-year life expectancy difference between residents of Marin City (77 years) and more affluent areas like Ross (94 years).

“The research shows this gap is heavily correlated with race and socioeconomic status. Sausalito, which is not even two miles outside of Marin City, has a life expectancy of 92 years,” Allen said.

“Many elements contribute to this gap,” she said. “A major factor may be the 12 acres of toxic flood waters that pour down off the highway into low-lying Marin City.

In addition, “We do not have a barrier wall protecting us along our highway; the rest of Marin County has 16 barrier walls to protect from noise and air pollution. Marin City has been fighting for a barrier wall since 2008,” she said.

Octavien Green, an MCCR high school environmentalist, spoke about the impact of the absence of recreational facilities on health and wellness, particularly for youth.

“Lack of investment in our recreational facilities means we have fewer spaces and opportunities for physical activity, which contribute to serious health problems like heart disease, diabetes, weak bones and low energy, especially for kids.  We are presently involved in an ongoing struggle just to rebuild a sports ball field for the community that’s been unusable for the last 15 years.”

“Marin City is the center of Black culture for all of Marin County,” said Green. “Historically, though, the county has not invested in the community, and you see it in the life expectancy, the highest chronic disease and disability rates and eight times the amount of asthma.  In the last six weeks, we’ve had three young people in their 40s and 50s die from heart attacks.  This is alarming and must be addressed.”

Looking toward next steps, she said, “The way forward is through incorporation,” which would mean that Marin City would have its own elected leadership to find solutions that determine the future of the community.

This is the first in a series of articles on Marin City, examining conditions in the community and interviewing both community members and public officials.

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Oakland Post: Week of January 28, 2025 – February 3, 2026

The printed Weekly Edition of the Oakland Post: Week of January 28, 2025 – February 3, 2026

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Oakland Post: Week of January 21 – 27, 2026

The printed Weekly Edition of the Oakland Post: Week of January 21 – 27, 2026

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