March 2016 Volume 16, Issue 3
Oakland City Attorney Barbara J. Parker 
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In this month's newsletter:
 
The U.S. Bankruptcy Court issued a landmark ruling in a case involving Empyrean Towers, a residential building in downtown Oakland with an extensive history of serious code violations, contaminated water, uninhabitable living quarters and a previous owner who attempted to burn down the building to collect insurance money.
 
Also: 
 
An update on our lawsuit to hold the Monsanto chemical company accountable for decades of pollution of Oakland's storm water and the San Francisco Bay; a positive result in a major case involving allegations of excessive force against BART police; and our effort to ensure equal access to justice for low-income residents and renters in Alameda County.     
 
As always, I look forward to your questions and comments about the work we are doing on behalf of the people of Oakland.
 
 
 Barbara J. Parker
 Oakland City Attorney
 
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Court issues landmark ruling that will make it possible to rehabilitate a notorious residential building and maintain it as long-term low income housing
     
On March 4, the U.S. Bankruptcy Court issued a landmark order authorizing sale of the notorious Empyrean Towers in downtown Oakland to an affordable housing developer to rehabilitate the building as long-term low-income housing.
 
The Court's order is a landmark decision because it is not based simply on compensating creditors; the ruling recognizes the principle of "social responsibility" in bankruptcy law, guaranteeing that the building will be maintained as affordable housing for at least 55 years.
 
The order also is a major victory for the tenants and the City because it will allow non-profit housing developer Resources for Community Development (RCD), to make millions of dollars in urgently needed repairs and improvements to the property, which has a long and tortured history of substandard and inhumane living conditions.
 
One of my highest priorities is to enforce laws that protect Oakland tenants' fundamental rights to healthy and safe housing; the protection of these rights is vital for Oakland to thrive.
 
The Court's decision is a major step in the City's long battle to improve deplorable and inhumane conditions at the Empyrean Towers, a more than 90-unit building located at 13th and Webster streets.  The property requires major renovations including structural, electrical, mechanical and plumbing systems. RCD has estimated the cost of the project will exceed $10 million.
 
The City has cited the owners for numerous and serious housing code violations, including significant electrical, heating and plumbing problems. In May 2015 the City red-tagged and temporarily evacuated the building due to contaminated water supply.  A prior owner of the Empyrean (formerly the Menlo Hotel) was convicted in 2011 for attempting to hire an arsonist to burn down the building.
 
In April 2015, I sued the owners of the Empyrean in the Alameda County Superior Court for maintaining the property in an uninhabitable condition, for violating Oakland's Tenant Protection Ordinance and for operating the property as a public nuisance.  The lawsuit, prosecuted by the Neighborhood Law Corps ("NLC") unit in my Office, asked that the Superior Court order the owners to bring the building into compliance with applicable building codes and appoint a receiver to manage the property and oversee the repairs.
 
The owner declared bankruptcy after the Superior Court appointed a receiver to oversee the property.  The U.S. Bankruptcy Court appointed a trustee for the property. The trustee and the City Attorney asked the Court to authorize sale of the property to RCD.
 
I want to thank NLC Attorney Melosa Granda and Supervising Deputy City Attorney Richard Illgen for their dedication and hard work. I also want to thank the Eviction Defense Law Center attorneys for their work on this matter.
 
More info
 
Taxpayers shouldn't be on the hook to clean up Monsanto's toxic mess 

Last November, I filed a lawsuit on behalf of the City of Oakland to hold the Monsanto chemical company accountable for decades of pollution of Oakland's storm water and the San Francisco Bay with highly toxic Polychlorinated Biphenyls (PCBs). See: Oakland City Attorney files lawsuit against Monsanto for contaminating Oakland waterways and the San Francisco Bay with PCBs
 
However, despite recognizing the harm caused by PCBs, Congress now is considering legislation that could immunize Monsanto against lawsuits that Oakland, Berkeley and other cities have filed against the company to recover clean-up costs.
 
The legislation in question would update the 40-year-old Toxic Substances Control Act, which by all accounts needs reform to cover hundreds of potentially dangerous chemicals.
 
Unfortunately, a paragraph recently added to the House version of the bill, reportedly by Republican staffers at the House Energy and Commerce Committee, would potentially block cities and states from suing Monsanto or passing their own laws and regulations regarding PCBs.
 
Even for our current Congress, this is a slimy move.
 
Monsanto was the sole producer of PCBs for decades prior to 1979, when the federal government banned the chemicals - used in everything from paints to electronics - because they endanger human and environmental health.
 
Monsanto knew that PCBs were toxic and could not be contained as they readily escaped into the environment, finding their way into bays, oceans, lakes, rivers, streams, soil and air.  Although evidence confirms that Monsanto recognized that PCBs were becoming "a global contaminant," well before the 1979 ban, it concealed this information and increased production of these profitable compounds.
 
Today PCBs are a common environmental contaminant found in all natural resources including water and plants as well as the tissues of marine life, animals and humans. PCBs are one of the few toxic chemicals banned by international law, and they are listed by the EPA as "probable human carcinogens."
 
Monsanto is a $55 billion company with sales of about $15 billion a year. The company owes its success in part to the money it made selling products that it knew were poisonous while misleading the country about the danger they posed.
 
The State Water Resources Control Board recently determined that the presence of PCBs in Oakland's storm water threatens San Francisco Bay as a habitat for fish and wildlife and interferes with the Bay's use and enjoyment by all Californians. The board has issued orders that may require cities including Oakland to reduce the maximum daily load of PCBs that flow into bays and the ocean.
 
Obviously, cities will incur extraordinary costs to comply.
 
The company that recklessly caused this contamination should pay to clean it up, not the taxpayers and the American people who will be deprived of vital services like police, fire, housing and libraries if cities have to spend their precious resources to clean up Monsanto's mess.
 
The so-called "Monsanto Clause" in the House version of the Toxic Substances Control Act is a transparent quid-pro-quo to benefit a company that has made significant campaign contributions every year to House Republicans... and some Democrats as well.
 
We cannot allow Congress to make it harder for our cities to stand up for our legal rights. Nor should Congress allow Monsanto to evade responsibility for the massive fraud it perpetrated against our entire planet.
 
 

Major Case Updates 
 
Friedrichs v. California Teachers Association U.S. Supreme Court Case No. 14-915
 
On March 29, organized labor won a major victory when the U.S. Supreme Court deadlocked 4 to 4 in a case that threatened to devastate public sector unions and their ability to collect fees from all represented workers. See: Cases before the U.S. Supreme Court that could have staggering impacts on Oakland and our entire country

At issue in the case was whether employers can require that workers who do not want to join the union pay union "agency fees." Unions rely on those fees to fight for all workers, including those who decline to join. In fact unions have a duty to represent all workers regardless of whether they are union members.

The Court heard oral arguments in January, prior to the passing of Justice Antonin Scalia. Many observers expected the Court to rule against unions, but without Justice Scalia, the Court's tie vote affirmed the judgment of the Ninth Circuit Court of Appeals upholding unions' ability to collect agency fees.

As the New York Times put it, a ruling against the unions "would have been the culmination of a decades-long campaign by a group of prominent conservative foundations aimed at weakening unions that represent teachers and other public employees."

Without agency fees, it would be difficult if not impossible for unions to secure the funds to do their job of protecting and advancing workers' rights and interests.

The plaintiff in Friedrichs argued that it is unconstitutional to require a teacher to pay agency fees if she does not want to support the union. 

On behalf of Oakland, I joined cities such as Los Angeles and San Francisco in filing an amicus brief supporting the constitutionality of union agency fees.

The amicus brief pointed out that employees who decline to join the union still enjoy the same rights, benefits and protections as union members. In fact he union has a legal obligation to advocate for non-union employees if their employers treat them unfairly. 

For example, if a teacher is fired unjustly for teaching a lesson about evolution in a conservative school district, the union will defend her, whether or not she is a member. Teachers and other workers already have the right to decline to join the union, but they should pay their fair share of the costs of union representation and advocacy on their behalf.

The High Court's ruling is a victory, but only in one battle. We can expect more cases challenging the right of workers to bargain collectively and stand up for decent working conditions.

For this and other reasons, we cannot overstate the importance of the next appointment to the Supreme Court. That justice could cast the vote that decides whether union workers will have a voice and remain part of the middle class in this country, as well as many other critical issues such as a woman's right to choose and the constitutionality of affirmative action to remedy centuries of discrimination in education.


Sheehan v. Bay Area Rapid Transit, et al. U.S. District Court Case No. 14-cv-03156-LB
 
A U.S. District Court judge recently granted Oakland's motion for summary judgment and dismissed the City as a defendant in a case dealing with use of force by a BART police officer.
 
The events that led to the lawsuit against BART transpired on St. Patrick's Day in 2014, when BART officers found the plaintiff intoxicated at the Lake Merritt BART station.
 
During the arrest and booking process at Santa Rita Jail, the plaintiff did not cooperative with officers. At one point, she appeared to swing or flail her arms at a BART police officer. An Oakland police officer who was at the jail in an unrelated matter attempted to grab the plaintiff's forearm to prevent her from punching the BART officer. As the Oakland officer reached for the plaintiff's arm, the BART officer threw the plaintiff to the floor, causing extensive injuries to her face, teeth and eyes. A video of the incident, showing the severely injured plaintiff after the take-down, was widely publicized by the media. 
 
The plaintiff sued BART, the City of Oakland and the Oakland police officer for excessive force. We moved for summary judgment to dismiss the lawsuit against the City and the officer on the grounds that the OPD officer was not "fundamentally involved" in throwing the plaintiff to the ground. 
 
The Court analyzed the video of the incident and assessed each officer's involvement. The judge agreed that the OPD officer was not an integral participant in the incident and therefore was not liable for excessive force. As a result, the Court dismissed all claims against the City and the OPD officer.
 
Ensuring equal access to justice for low-income residents and renters
 
This week I wrote to Governor Jerry Brown, Attorney General Kamala Harris, California Supreme Court Chief Justice Tani Gorre Cantil-Sakauye, other state officials and cities asking for help to ensure equal access to justice for low-income residents and renters in Alameda County.
 
The Alameda County Superior Court recently announced that all unlawful detainer actions (evictions) and the Court's Self-Help Center (offering help to residents who represent themselves) will be located at the Hayward Hall of Justice. This means low-income residents in Oakland and other northern Alameda County cities will no longer be able to access these services in Oakland's courthouses.
 
Unfortunately, the Hayward Courthouse is not close to public transportation. Renters and low-income persons will be most adversely affected by placing all unlawful detainers and self-help services in Hayward; they are most likely to have public transportation as their only viable option to reach the Hayward Courthouse, which the Court acknowledges is not readily available by BART (unlike Oakland's downtown courthouses).
 
The difficulties in reaching the Hayward Courthouse will increase the likelihood that many low-income residents and tenants will not be able to adequately defend actions against them and will incur wage losses by having to take more time off from work to attend case management conferences, hearings and trials.
 
When my Office became aware of the decision, I sent a letter to the Presiding Judge and the Court Executive Officer on behalf of the residents of Oakland asking that the Court reconsider the plan and maintain a Self-Help Center and continue to hear unlawful detainer cases in Oakland. My correspondence with the Court and the Court's response are attached to this report to the City Council.

On March 15, the Oakland City Council unanimously adopted a resolution that I sponsored with Council President Lynette Gibson McElhaney asking the Court to locate unlawful detainer actions and the Self-Help Center at an Oakland courthouse. The Council also requested that we send the resolution to the Governor, Chief Justice of the California Supreme Court and our representatives in the State Legislature.

Oakland's courthouses are located within minutes of public transportation. In fact it takes more travel time to reach the Hayward Courthouse than the Oakland courthouses from nearly all Alameda County city centers.
 
The Court's decision was not widely publicized and I don't believe the public had adequate opportunity to comment. However I believe it is important for the Alameda County Superior Court to hear from Oakland and other County residents on this issue. If you would like to weigh in, the Court's contact information is as follows:

Honorable Morris Jacobson, Presiding Judge
Superior Court of California
County of Alameda
Hayward Hall of Justice, Department 511, 2"d Floor
24405 Amador Street
Hayward, California 94544

Chad Finke, Court Executive Officer
Executive Office
Superior Court of California
County of Alameda
Rene C. Davidson Courthouse
1225 Fall on Street
Oakland, California 94612
  

Phone: (510) 238-3601

Email: info@oaklandcityattorney.org

 

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