1 CITY OF ALAMEDA ORDINANCE NO. 3293
New Series
AN URGENCY UNCODIFIED ORDINANCE AMENDING IN PART
UNCODIFIED ORDINANCE NO. 3275 AND IMPOSING AND
EXTENDING WITHIN THE CITY OF ALAMEDA A TEMPORARY
MORATORIUM ON RENT INCREASES FOR FULLY REGULATED
RESIDENTIAL RENTAL UNITS UNTIL 60 DAYS AFTER THE
RECISSION OF THE DECLARATION OF LOCAL EMERGENCY OR
JUNE 30, 2021, WHICHEVER OCCURS LATER
WHEREAS, Section 3-12 of the City Charter authorizes the City Council, with a 4/5 vote, t o a d o p t , a s a n u r g e n c y m e a s u r e , a n o r d i n a n c e f o r t h e i m m e d i a t e p r e s e r v a t i o n o f t h e p u b l i c h e a l t h o r s a f e t y w i t h o u t f o l l o w i n g t h e procedures otherwise required prior to adoption of an ordinance; and
WHEREAS, Government Code Section 36937 allows a city, including a charter city, to adopt an urgency ordinance to take effect immediately upon its adoption for the preservation of the public peace, health or safety upon a finding of facts constituting the urgency thereof; and
WHEREAS, conditions of extreme peril to the health, safety and welfare of persons have arisen in the world, the nation, the State, the County of Alameda and the City of Alameda due to the following:
A novel coronavirus (named COVID-19 by the World Health Organization) was first detected in December 2019. The Center for Disease Control and Prevention (CDC) has stated that COVID-19 is a serious public health threat, based on current information. Cases of COVID-19 have been diagnosed throughout the world, the United States, the State of California, the County of Alameda and the City of Alameda.
The exact modes of transmission of COVID-19, the factors facilitating human to human transmission, the extent of asymptomatic viral shedding, the groups most at risk of serious illness, the attack rate, and the case fatality rate all remain active areas of investigation. The CDC believes, at this time, the symptoms appear two to fourteen days after exposure. Currently, there are no approved vaccine or specific anti-viral treatment for COVID-19 in the United States. While there are vaccines in the final approval stages, the CDC has stated that production and distribution of the vaccines may take several months and that it will be imperative to continue preventive actions, such as social distancing, to reduce the spread of COVID-19 during that time.
Actions are being taken to protect public health and limit the spread of COVID-19 but whether those actions will be successful is unknown at this time.
Due to the COVID-19 pandemic, the Governor of the State of California has declared a State of Emergency for the State and issued numerous Executive Orders to protect the public, County Health Officers throughout the State, including the County of 2 Alameda, have also issued orders and directives in an effort to protect the public, and, on March 17, 2020, in response to the COVID-19 pandemic, the City Council of the City of Alameda declared a local emergency as set forth in Ordinance No. 3267, which declaration of a local emergency continues to this day; and
WHEREAS, as a result of these various declarations, orders and directives, and the threat to public health and safety due to the contagious nature of COVID-19, residents Statewide have been ordered not to gather, public and private gatherings of persons have been limited, many schools, kindergartens, and day care centers have been closed, non- essential service businesses are restricted operationally, and essential service businesses have had their hours or means of operation impacted, all of which have had significant financial impacts to residents and businesses in the community; and WHEREAS, many employers have laid off or will need to lay off employees, working Alameda residents with children may be compelled not to work in order to provide care for their children, and many Alameda residents who are working and become ill due to COVID-19, or who must self-quarantine due to COVID-19 because they have been exposed to COVID-19, do not have paid sick leave; and
WHEREAS, those residents financially impacted due to the COVID-19 pandemic may not be able to pay rent, or be faced with the Hobson’s Choice of paying rent and not having sufficient funds for food, medical care or other necessities for themselves and their families; and
WHEREAS, residents unable to pay rent under these circumstances, or tenants subject to no fault evictions, would be faced with the prospect of being evicted from their homes; and
WHEREAS, due to the COVID-19 pandemic in the City of Alameda, the public health, safety and welfare are not a d e q u a t e l y p r o t e c t e d f r o m t h e p o s s i b i l i t y o f e v i c t i o n s f o r t h e f a i l u r e o f a r e s i d e n t i a l t e n a n t t o p a y r e n t , f o r e v i c t i o n s f o l l o w i n g a f o r e c l o s u r e o f a m o r t g a g e o r f o r n o f a u l t e v i c t i o n s , a n d i t i s i n t h e i n t e r e s t o f t h e C i t y , a l l r e s i d e n t i a l t e n a n t s , a n d o f t h e c o m m u n i t y a s a w h o l e , t h a t t h e C i t y a d o p t a n o r d i n a n c e t o p r o t e c t r e s i d e n t i a l t e n a n t s , w h o m a y f a c e e v i c t i o n d u e t o a s u b s t a n t i a l l o s s o f i n c o m e o r o t h e r a d v e r s e e c o n o m i c c i r c u m s t a n c e s , a r i s i n g o u t o f t h e C O V I D - 1 9 p a n d e m i c , a n d t o p r o t e c t r e s i d e n t i a l t e n a n t s f r o m n o - f a u l t e v i c t i o n s d u r i n g t h e C O V I D - 1 9 p a n d e m i c ; and
WHEREAS, in light of the numerous serious concerns set forth herein, including but n o t l i m i t e d t o t h e c u r r e n t a n d i m m e d i a t e t h r e a t t o t h e h e a l t h , s a f e t y , a n d w e l f a r e o f t h e C i t y ’ s r e s i d e n t i a l t e n a n t s , a n d t h e a d v e r s e i m p a c t s t h a t w o u l d r e s u l t f r o m e v i c t i o n s d u e t o a r e s i d e n t i a l t e n a n t ’ s l o s s o f s u b s t a n t i a l i n c o m e o r o t h e r a d v e r s e f i n a n c i a l c i r c u m s t a n c e s a r i s i n g o u t o f o r d u r i n g t h e C O V I D - 1 9 p a n d e m i c , t h e C i t y C o u n c i l determines it is in the interest of immediately preserving the public health, safety a n d g e n e r a l w e l f a r e t o a d o p t t h i s u r g e n c y o r d i n a n c e ; and 3 W H E R E A S , i n r e s p o n s e t o c o m m u n i t y c o n c e r n t h a t r e n t s i n A l a m e d a w e r e r i s i n g a t a r a t e g r e a t e r t h a n h o u s e h o l d i n c o m e , t h e C i t y C o u n c i l h a s a d o p t e d a n u m b e r o f r e n t c o n t r o l o r d i n a n c e s , t h e m o s t r e c e n t o f w h i c h w a s a d o p t e d o n S e p t e m b e r 1 7 , 2 0 1 9 ( O r d i n a n c e N o . 3 2 5 0 ) ; a n d W H E R E A S , O r d i n a n c e N o . 3 2 5 0 i n p a r t p r o v i d e s t h a t ( a ) f o r r e n t a l u n i t s s u b j e c t t o l o c a l r e n t c o n t r o l , e . g . , m u l t i - f a m i l y u n i t s f o r w h i c h a c e r t i f i c a t e o f o c c u p a n c y w a s i s s u e d p r i o r t o F e b r u a r y 1 , 1 9 9 5 , l a n d l o r d s s h a l l n o t i n c r e a s e r e n t s b y m o r e t h a n t h e A n n u a l G e n e r a l A d j u s t m e n t ( A G A ) , ( b ) t h e A G A m e a n s 7 0 % o f t h e p e r c e n t a g e c h a n g e i n t h e C o n s u m e r P r i c e I n d e x f o r t h e 1 2 - m o n t h p e r i o d e n d i n g A p r i l o f e a c h y e a r , ( c ) t h e A G A b e t w e e n S e p t e m b e r 1 , 2 0 1 9 a n d A u g u s t 3 1 , 2 0 2 0 i s 2 . 8 % , a n d ( d ) t h e A G A b e t w e e n S e p t e m b e r 1 , 2 0 2 0 a n d A u g u s t 3 1 , 2 0 2 1 i s 1 % ; a n d W H E R E A S , o n A p r i l 2 1 , 2 0 2 0 , C i t y C o u n c i l a d o p t e d a n u r g e n c y o r d i n a n c e ( O r d i n a n c e N o . 3 2 7 5 ) t h a t , i n p a r t , p l a c e d a t e m p o r a r y m o r a t o r i u m o n r e n t i n c r e a s e s f o r f u l l y r e g u l a t e d r e n t a l u n i t s u n t i l J a n u a r y 1 , 2 0 2 1 ; a n d W H E R E A S , g i v e n t h a t m a n y A l a m e d a t e n a n t s h a v e s u f f e r e d o r w i l l s u f f e r s i g n i f i c a n t f i n a n c i a l i m p a c t s r e s u l t i n g f r o m t h e C O V I D - 1 9 p a n d e m i c , w h e t h e r d i r e c t l y o r i n d i r e c t l y , w h i c h i m p a c t s a r e l i k e l y t o l a s t f o r m o n t h s b e y o n d t h e r e s c i s s i o n o f t h e D e c l a r a t i o n o f t h e S t a t e a n d / o r L o c a l E m e r g e n c y , a n d t h a t a n y r e n t i n c r e a s e s d u r i n g t h e r e m a i n d e r o f 2 0 2 0 a n d f o r t h e f i r s t s i x m o n t h s o f 2 0 2 1 t h e r e f o r e t h r e a t e n t h e p u b l i c h e a l t h , s a f e t y a n d w e l f a r e o f A l a m e d a t e n a n t s , i n c l u d i n g s e n i o r s , t h o s e o n f i x e d i n c o m e s , t h o s e w i t h v e r y l o w , l o w o r m o d e r a t e i n c o m e s , a n d t h o s e w i t h s p e c i a l n e e d s , t o t h e e x t e n t t h a t s u c h p e r s o n s m a y b e f o r c e d t o c h o o s e b e t w e e n p a y i n g r e n t , e v e n a f t e r t h e D e c l a r a t i o n o f t h e S t a t e a n d / o r L o c a l E m e r g e n c y h a s b e e n r e s c i n d e d , a n d p r o v i d i n g f o o d , c l o t h i n g , m e d i c a l c a r e o r c h i l d c a r e f o r t h e m s e l v e s a n d t h e i r f a m i l i e s ; a n d
W H E R E A S , r e n t i n c r e a s e s d u r i n g t h e r e m a i n d e r o f 2 0 2 0 a n d i n t o t h e f u t u r e u n t i l t h e S t a t e a n d L o c a l E m e r g e n c y i s d e c l a r e d o v e r t h r e a t e n t o d i s p l a c e h o u s e h o l d s a t a t i m e w h e n h o u s e h o l d s a r e b e i n g d i r e c t e d t o s h e l t e r i n p l a c e , t h e r e b y m a k i n g i t e x t r e m e l y d i f f i c u l t f o r h o u s e h o l d s t o f i n d a l t e r n a t i v e h o u s i n g a n d , e v e n w h e n t h e s h e l t e r i n p l a c e d i r e c t i v e s a r e l i f t e d , r e n t i n c r e a s e s d u r i n g t h e r e m a i n d e r o f 2 0 2 0 a n d i n t o t h e f u t u r e a s l o n g a s t h e S t a t e a n d L o c a l E m e r g e n c y e x i s t s w o u l d s t i l l t h r e a t e n t o d i s p l a c e h o u s e h o l d s b e c a u s e m a n y h o u s e h o l d s m a y n o t h a v e e m p l o y m e n t f o r s o m e t i m e a n d e v e n t h o s e h o u s e h o l d s w h o d o r e t u r n t o w o r k w i l l n e e d t i m e t o r e c o v e r f i n a n c i a l l y ; a n d
WHEREAS, for reasons set forth above, this ordinance is declared by the C i t y C o u n c i l t o b e n e c e s s a r y f o r p r e s e r v i n g t h e p u b l i c w e l f a r e , h e a l t h , o r s a f e t y a n d t o a v o i d a c u r r e n t , i m m e d i a t e a n d d i r e c t t h r e a t t o t h e h e a l t h , s a f e t y , o r w e l f a r e o f t h e c o m m u n i t y , a n d t h e r e c i t a l s a b o v e t a k e n t o g e t h e r c o n s t i t u t e t h e C i t y C o u n c i l ’ s s t a t e m e n t s o f t h e r e a s o n s c o n s t i t u t i n g s u c h n e c e s s i t y a n d urgency; and WHEREAS, adoption of this ordinance is exempt from review under the California Environmental Quality Act: S e c t i o n 1 5 3 7 8 ( n o t a p r o j e c t ) ; a n d S e c t i o n 15061(b)(3) (no 4 significant environmental impact); and
WHEREAS, by the staff reports, testimony, and documentary evidence presented at the March 17, 2020, April 7, 2020, April 21, 2020 and December 15, 2020 City Council meetings, the City Council has been p r o v i d e d w i t h a d d i t i o n a l i n f o r m a t i o n u p o n w h i c h t h e f i n d i n g s a n d a c t i o n s s e t f o r t h in this ordinance are based.
N O W , T H E R E F O R E , T H E C I T Y C O U N C I L O F T H E C I T Y O F ALAMEDA does ordain as follows:
S E C T I O N 1 . T h e C i t y C o u n c i l f i n d s a n d d e t e r m i n e s t h e f o r e g o i n g r e c i t a l s to be true and correct and hereby incorporates them into this ordinance.
S E C T I O N 2 . F r o m t h e e f f e c t i v e d a t e o f t h i s u r g e n c y o r d i n a n c e the following is adopted: Paragraph 7 of Section 2 of Ordinance No. 3275 is amended to read as follows
“7. For fully regulated residential rental units, beginning April 22, 2020 and ending 60 days after the rescission of the declaration of the Local Emergency or June 30, 2021, whichever is later, no landlord shall increase the rent in effect on April 21, 2020.
Any notice of a rent increase served prior to December 15, 2020, which increase was to take effect on or after April 22, 2020, shall be void and have no force or effect. This provision shall not be construed to preclude any landlord affected by this Section 7 from banking rent increases for future implementation once rent increases are no longer prohibited following the procedures set forth in Section 6-58.70 of the Alameda Municipal Code and as further explained by implementing regulations. ” SECTION 3: Waiver.
A landlord may request that the requirements of this Ordinance be waived or modified by filing a petition with the Program Administrator as set forth in Alameda Municipal Code Section 6-58.75.
SECTION 4: Remedies and Penalties for Violations
In the event of a violation of this Ordinance:
1. An aggrieved tenant may institute a civil proceeding for injunctive and /or declaratory relief, money damages of not less than three times actual damages (including damages for mental or emotional distress as specified below) and what other relief that a Court deems appropriate. If there is an award of damages based on mental or emotional distress, the award shall be trebled if the trier of fact finds the landlord acted in knowing violation of, in reckless disregard of, this Ordinance.
2. The City may issue an administrative citation, the fine for which shall be $250 for the first offense, $500 for the second offense within a one year period, and $1000 for a third offense within one year.
5 3. A person shall be guilty of an infraction punishable by a fine not to exceed $250 or a misdemeanor punishable by a fine not to exceed $1000 per violation, or by imprisonment in the County jail for a period not exceeding six months, or by both a fine and imprisonment.
4. Any aggrieved person, including the City and the People of the State of California may enforce, and seek to enjoin, a violation of this Ordinance by means of a civil action. The burden of proof in such cases shall be the preponderance of evidence.
As part of any civil action brought by the City or the People of the State of California to enforce this Ordinance a court shall assess against any person who commits, continues to commit, allows or maintains any violation of this Ordinance a civil penalty in an amount up to the greater of $2500 per violation per day or $10,000 per violation, 50% payable to the City and 50% to the person or persons whose rights were violated. In addition, any violator shall be liable for an additional civil penalty of up to $5000 for each offense committed against a person who is a Senior Adult, has a Disability, or is in a household with one or more minor children.
SECTION 5: The Community Development Director may adopt administrative regulations to effectuate and implement this Ordinance.
SECTION 6: This ordinance is enacted pursuant to the City of Alameda’s g e n e r a l p o l i c e p o w e r s , S e c t i o n 3 - 1 2 o f t h e C h a r t e r o f t h e C i t y o f A l a m e d a , A r t i c l e X I of the California Constitution, and Government Code Section 36937.
SECTION 7. If any section, subsection, sentence, clause or p h r a s e o f t h i s o r d i n a n c e i s f o r a n y r e a s o n h e l d b y a c o u r t o f c o m p e t e n t j u r i s d i c t i o n t o b e i n v a l i d , s u c h d e c i s i o n s h a l l n o t a f f e c t t h e v a l i d i t y o f t h e r e m a i n i n g p o r t i o n s o f t h i s o r d i n a n c e .
T h e C i t y C o u n c i l d e c l a r e s t h a t i t w o u l d have adopted this ordinance and each section, subsection, sentence, clause and phrase thereof, irrespective of the fact that any one or more section, subsection, sentence, clause, or phrase be declared invalid.
S E C T I O N 8 . As an emergency ordinance, this Ordinance becomes effective immediately upon its adoption at a first reading by a four-fifths vote of the City Council. ______________________________
Presiding Officer of the City Council
Attest:
_____________________________
Lara Weisiger, City Clerk
6 * * * * * *
I, the undersigned, hereby certi f y that th e fo regoing Ordina nce was duly and regularl y adopted and pas sed by th e Council of th e City of Alam eda in a reg ular m eeting assembled on th e 15 th day of December 2020, by the fo llowin g vote to wit:
AYES: Councilmembers Daysog, Knox White, Oddie, Vella and Mayor Ezzy Ashcraft – 5.
NOES: None.
ABSENT: None.
ABSTENTIONS: None.
IN W ITNESS, W HEREOF, I have he reunto set m y hand and aff ixed the off icial seal of said City th is 16 th day of December 202 0 .
Lara W eisiger, City
Cle rk City o f Alam eda
APPROVED AS T O FORM:
_______________________________
Yibin Shen, City Attorney
City o f Alam eda