2024 Election: East Palo Alto City Council Housing Questionnaire Responses - Housing Leadership Council of San Mateo County

East Palo Alto

City Council Candidates

Carlos Romero

Deborah Lewis-Virges

Dennis C. Scherzer

Gail Wilkerson

Mark Dinan

Maria G. Rocha

Ravneel R. Chaudhary

Webster Lincoln

Carlos Romero

Q1: Are you a realtor, renter, landlord, home owner, and/or housing developer?

A: Home Owner

Q2: What is your position on new market-rate housing and why do you hold that position?

A: New market rate housing must comply fully with EPA’s Inclusionary Housing Ordinance. As a councilmember, I have approved over 650 units of market rate housing with a 20% inclutionary requirement, relocation and first right of return provisions at pre-construction rent levels prior to tenant relocation, and replacement of any demolished RSO units.

Q3: What policies do you support to increase production of housing at all levels of affordability?

A: Density bonuses for additional affordable housing, local tax policy that dedicates funds to affordable housing production, increased height limits, reduced parking requirements (they must be coupled with appropriate community benefits. Construction savings should not accrue solely to developer).

Q4: What policies in your housing element do you want to prioritize implementing? (You can see a list of HLC’s priority housing element policies for all cities HERE)

A: Fully implement a rent registry on residential properties, including single family homes. Oversee the incorporation of the former EPASD into the city as a subsidiary district. Establish an expedited TUP homeless housing permitting process. Review housing constraint reduction in the RBD once community benefits are fully defined in Specific Plan.

Q5: What are your thoughts on how Measure JJ aligns with East Palo Alto’s broader goals for housing and economic development, and how do you see it addressing long-term challenges like income inequality and access to affordable housing?

A: I helped write it. I support it. And I am working feverishly on the campaign.

Q6: If elected, what policies, if any, would you support to strengthen just cause for eviction protections?

A: We have had a strong Just Cause Eviction Ordinance for over 35 years. Fully implementing a rent registry will allow the city to track evictions and to inform SFH tenants of their rights under the JCEO. We need to look into funding a more robust “right to counsel” program so tenants can defend themselves in eviction court.

Q7: Many tenants have reported harassment and fear retaliation by their landlords because of reporting habitability violations. If elected, how will you respond to this issue?

A: Supporting the establishment of tenant unions is essential. We have done that with Measure O funds. We also have bolstered our retaliation and anti-harassment policies with a specific ordinance addressing those issues..

Q8: What do you believe are meaningful solutions to addressing encampments while protecting the safety and dignity of our unhoused population?

A: Provide the housing necessary to house our unhoused brethren. In the interim, we should work with We Hope and the County to bring 44 emergency transitional housing units to a site we have designated for a future police department.

Q9: Do you support protecting and increasing funding for rental assistance? How will you ensure this funding is adequate to meet the needs of renters?

A: Yes. This is why we put Measure JJ on the ballot via an initiative petition. Given our past experience, funding will never be adequate at the municipal level. Ultimately, Federal assistance is required. We should be advocating for that.

Q10: What is your position on Prop 5?

A: Fully support

Q11: What is your position on Prop 33?

A: Fully support

Q12: What are recent state laws related to housing, if any, that you support and why?

A: Of the 32 recently signed housing bills none of that I support or oppose in particular.

Learn more about Carlos at carlosromero4epa.weebly.com

Deborah Lewis-Virges

Q1: Are you a realtor, renter, landlord, home owner, and/or housing developer?

A: Homeowner

Q2: What is your position on new market-rate housing and why do you hold that position?

A: Market rate housing is good for some and out of the question for others. Any “standard” that is set based on the “market” rate automatically aligns itself against those who do not earn “market” rate salaries which thereby eliminates them from competitive bidding for housing whether purchased or rented. I agree with varied ranges of housing.

Q3: What policies do you support to increase production of housing at all levels of affordability?

A: An equitable policy would be to increase production of housing using a three tier approach. The first level designated for low-income earners, the second level for moderate level earners, and the third level for high income earners. New housing developments would be required to build housing offering all three levels.

Q4: What policies in your housing element do you want to prioritize implementing? (You can see a list of HLC’s priority housing element policies for all cities HERE)

A: Implementing a policy that considers the rental market’s supply, demand, and costs. Public hearings would be held so that all impacted parties would be heard to address such questions as number of rental units available, demand for rentals, rent stabilization, and subsidiary questions such as just-cause evictions, harassment protections, etc.

A: I am in favor of JJ. It is my hope that a target number of funds will be specifically used for downpayment assistance and rental assistance in addition to education.

Q6: If elected, what policies, if any, would you support to strengthen just cause for eviction protections?

A: A Council appointed, Tenant/Landlord Review Panel. Tenants may request a hearing before a 3-member panel to review the “just cause.” If the Panel rules in tenant’s favor, Landlord will be required to seek another remedy for eviction. If the Panel determines that the eviction is for “just cause”, the landlord can move forward with the eviction.

Q7: Many tenants have reported harassment and fear retaliation by their landlords because of reporting habitability violations. If elected, how will you respond to this issue?

A: The Tenant/Landlord Review Panel is also empowered to consider cases of habitability violations, evaluating evidence such as photographs, videos, and personal testimonies. Should a landlord be convicted of harassment or retaliation against a tenant, this infraction will be documented and will remain valid on record for a duration of two years.

Q8: What do you believe are meaningful solutions to addressing encampments while protecting the safety and dignity of our unhoused population?

A: Educating the unhoused population about the concerns of homeowners and renters could be one solution. By distributing pamphlets that detail issues like sanitation, child safety, noise, and litter control, both unhoused individuals and property residents could understand the mutual benefits and protections for themselves and their properties.

Q9: Do you support protecting and increasing funding for rental assistance? How will you ensure this funding is adequate to meet the needs of renters?

A: Rental assistance presents the proverbial 2-edged sword. On one hand, it benefits the recipient of assistance; on the other, it often pads the pockets of unscrupulous landlords. I believe that it is adequate to meet the needs of renters when the assistance is granted for a designated period of time and the need for it is reviewed every two years.

Q10: What is your position on Prop 5?

A: I am against Prop 5 for this simple reason: “Prop. 5 changes the constitution to make it easier to increase bond debt, leading to higher property taxes. Prop. 5 shifts the financial burden from the state to local communities, increasing costs for homeowners, renters, and consumers.

Q11: What is your position on Prop 33?

A: I would vote against Prop 33 because it would continue the past practice of State Law limiting the kinds of rent control laws cities and counties could have. It would also reverse Costa Hawkins.

Q12: What are recent state laws related to housing, if any, that you support and why?

A: AB 12 Tenancy: Security Deposits. Support.

AB 976 Makes ADU owner-occupancy requirements permanent

Learn more about Deborah at votelewisvirges.weebly.com

Dennis C. Scherzer

Q1: Are you a realtor, renter, landlord, home owner, and/or housing developer?

A: Homeowner

Q2: What is your position on new market-rate housing and why do you hold that position?

A: Much of the city’s affordable housing is provided by new market-rate development. Unless market-rate housing development can turn a profit, opportunities for affordable housing will be lost. Additionally, there is a demand for market-rate housing which is in demand.

Q3: What policies do you support to increase production of housing at all levels of affordability?

A: City-wide planning in order to manage the provision of new infrastructure to serve new development. Space is limited, so densities will increase. The City needs to study this carefully so that services can keep up with the demands of new residents.

Q4: What policies in your housing element do you want to prioritize implementing? (You can see a list of HLC’s priority housing element policies for all cities HERE)

A: Senior housing. It is just a s profitable for market-rate, provides opportunities for affordable units, and especially, the residents don’t drive as much, thereby reducing traffic impacts on our street infrastructure.

A: I agree with JJ. I question what will happen to ADU’s, etc. after 3 years. Additionally, there are numerous rentals in EPA that are Air B&B. The should be subject to the City’s Transient Occupancy Tax, and those revenues should be applied towards affordable housing along with JJ.

Q6: If elected, what policies, if any, would you support to strengthen just cause for eviction protections?

A: The City has some very strong protections. Statewide, they have been strengthened also. I believe that outreach and counseling for tenants ought to be available. Many may be afraid to come forward when served with eviction notice. They may simy accept the notice in fear of being black listed from renting elsewhere.

Q7: Many tenants have reported harassment and fear retaliation by their landlords because of reporting habitability violations. If elected, how will you respond to this issue?

A: The recourse against landlords who harass tenants in this manner should be some form of evaluation mechanism in place. Once a habitability claim is filed, there should be a quick response. If not in existence within City ordinances already, there should be protection for tenants and legal recourse available against landlords who harass tenants.

Q8: What do you believe are meaningful solutions to addressing encampments while protecting the safety and dignity of our unhoused population?

A: Designated encampment area(s). That’s if the municipal will is to tolerate the encampments. Either limit the number of homeless residents, or prohibit the practice altogether.

Q9: Do you support protecting and increasing funding for rental assistance? How will you ensure this funding is adequate to meet the needs of renters?

A: Yes. Sourcing it and increasing it to meet inflation and rent increases expands the challenge.

Q10: What is your position on Prop 5?

A: Opposed. It dilutes protections for existing homeowners that were enacted by Prop. 13 in 1978. I prefer the 2/3 approval of the electorate in order to protect what we have. Property taxes would be raised permanently, making existing homes less affordable.

Q11: What is your position on Prop 33?

A: East Palo Alto has a vibrant Rent Stabilization Ordinance. It seems that other cities could adopt similar measures. Laws like this can have a serious impact on property taxes. There’s not enough information regarding the long-term impacts of Prop. 33. Therefore, I oppose it.

Q12: What are recent state laws related to housing, if any, that you support and why?

A: I support the recent legislation that increased the amount of time that a tenant has to challenge an eviction notice.

Learn more about Dennis at https://www.facebook.com/profile.php?id=61564955825489

Gail Wilkerson

Q1: Are you a realtor, renter, landlord, home owner, and/or housing developer?

A: Homeowner

Q2: What is your position on new market-rate housing and why do you hold that position?

A: Market-rate is nonexistence when the Landlords use a algorithmic software.

Q3: What policies do you support to increase production of housing at all levels of affordability?

A: The policy I’d use is Affirmative Action, because there is no other way to level the playing field.

Q4: What policies in your housing element do you want to prioritize implementing? (You can see a list of HLC’s priority housing element policies for all cities HERE)

A: Purpose

A: Too much concentration is on housing till there is nothing else being done like a Supermarket.

Q6: If elected, what policies, if any, would you support to strengthen just cause for eviction protections?

A: Investigate the Landlords for committing Federal and State Laws. At this point they are operating in the style of the Mafia’s.

Q7: Many tenants have reported harassment and fear retaliation by their landlords because of reporting habitability violations. If elected, how will you respond to this issue?

A: Condemn their operation as a Landlord report them to the proper authorities and take over their properties and the City would run them. Just like the city did with the Sanitary District.

Q8: What do you believe are meaningful solutions to addressing encampments while protecting the safety and dignity of our unhoused population?

A: Locate all the vacant Office Space and turn them into mini apartments.

Q9: Do you support protecting and increasing funding for rental assistance? How will you ensure this funding is adequate to meet the needs of renters?

A: There are numerous Grants given by the Federal and State Government.

Q10: What is your position on Prop 5?

A: The Devil is in the details.

Q11: What is your position on Prop 33?

A: Yes. Because the Rent Control is running out with the Apartments.

Q12: What are recent state laws related to housing, if any, that you support and why?

A: Some but too many are stirring the pot.

Learn more about Gail at wearethepeoplellc.com

Mark Dinan

HLC did not receive a responses from Mark Dinan. Learn more about Mark’s views on housing at https://epasun.org/lets-build-more-housing-in-east-palo-alto/ and about Mark at https://dinanepa.org/

Maria G. Rocha

HLC did not receive a responses from Maria G. Rocha. Learn more about Maria at https://www.mariagrocha.com/

Ravneel R. Chaudhary

Q1: Are you a realtor, renter, landlord, home owner, and/or housing developer?

A: Homeowner

Q2: What is your position on new market-rate housing and why do you hold that position?

A: New market-rate housing can revitalize neighborhoods but also risks displacing long-time residents, contributing to gentrification. To balance development and community needs, it’s crucial to include affordable housing and ensure local voices are heard. Thoughtful planning can create inclusive neighborhoods without pushing out current residents.

Q3: What policies do you support to increase production of housing at all levels of affordability?

A: I will prioritize policies to increase housing production at all affordability levels. This includes implementing inclusionary zoning for affordable units, streamlining the permitting process, and offering tax incentives for developers. I also support Measure JJ, which is on the ballot this November.

Q4: What policies in your housing element do you want to prioritize implementing? (You can see a list of HLC’s priority housing element policies for all cities HERE)

A:If elected, I would advocate for ending single-family home-only zoning and the bans on apartments and other types of housing in residential areas. I believe in creating a more inclusive and diverse housing landscape that accommodates a range of living options, supports affordability, and addresses our community’s growing needs.

A: I firmly believe that Measure JJ does align with EPA’s goals for housing and economic development. This measure will protect renters and will protect residents from displacement and homelessness.

Q6: If elected, what policies, if any, would you support to strengthen just cause for eviction protections?

A: I support the just cause for eviction protections that voters established in 1988 and 2010. These measures safeguard residents against arbitrary, discriminatory, and retaliatory evictions.

Q7: Many tenants have reported harassment and fear retaliation by their landlords because of reporting habitability violations. If elected, how will you respond to this issue?

A: I will focus on raising awareness about just cause eviction protections and ensuring that tenants are informed of their rights. Additionally, I will explore opportunities to strengthen these protections further.

Q8: What do you believe are meaningful solutions to addressing encampments while protecting the safety and dignity of our unhoused population?

A: To ethically and effectively tackle this issue, we should look to the example set by East Palo Alto in the past, particularly in their management of the encampments at Bell Street Park. By engaging in outreach efforts, we can meet individuals where they are and provide them with the necessary support and resources to help them regain stability.

Q9: Do you support protecting and increasing funding for rental assistance? How will you ensure this funding is adequate to meet the needs of renters?

A: Yes. Currently I am advocating for voters to pass Measure JJ. If this measure passes, it will create $1.45 million to fund initiatives, such as temporary rental assistance to protect renters. It would also prevent landlords from passing taxes onto to tenants.

Q10: What is your position on Prop 5?

A: I believe voting YES on Prop 5 empowers our local communities by allowing infrastructure and housing bonds to be approved with just a 55% vote, rather than the current two-thirds requirement. This change gives us the tools to tackle critical issues like affordable housing and public safety, ensuring our local priorities are met effectively.

Q11: What is your position on Prop 33?

A: I oppose Prop 33 because it will negatively affect housing construction and reverse existing state housing laws. The state needs to be able to regulate rent control to ensure there is at least a basic set of protections for tenants, promoting stability and fairness in the housing market.

Q12: What are recent state laws related to housing, if any, that you support and why?

A: I support and lobbied for the following bills SB 937, SB 1211, SB 1462, AB 1820, AB 2667. I support these bills because I believe that they will all help address the housing crisis in California.

Learn more about Ravneel at https://ravneelchaudhary.poliengine.com/

Webster Lincoln

HLC did not receive a responses from Webster Lincoln. Learn more about Webster at https://websterlincoln.com/