Affordable Housing Archives

Transform 2024 Ballot Proposition Guide

October 17, 2024/in Blog, Housing, Policy, Transit, Transportation/by Transform Staff

Climate crisis mitigation, affordable housing, public transportation, and racial equity are all on the November 2024 ballot. Below, we offer Transform’s positions on relevant propositions and measures that move our mission forward and help move the needle on these crucial, urgent issues. This guide includes statewide measures and local ballot initiatives in each region of the Bay Area.

As a 501(c)3, Transform can take positions on ballot measures but cannot endorse candidates. We worked with the Transbay Coalition and other allies to gather candidate questionnaires on sustainable transportation. You can find links to the questionnaires here.

How to vote

You can confirm your voter registration and track your ballot in the mail. You can also sign up for text alerts to find out when your county election office processes your ballot. As a reminder, you have until Tuesday, November 5, to turn it back in or vote in person.

Important dates to keep in mind:

October 21 is the last day to register to vote.
November 5 is Election Day, and polls are open 7:00 a.m. – 8:00 p.m. Find your polling place.

Short list of Transform positions on ballot propositions

Statewide

Yes on Prop 4

Yes on Prop 5

Yes on Prop 33

No on Prop 34

Local

SAN FRANCISCO Yes on Prop B Yes on Prop G Yes on Prop K Yes on Prop L	SOUTH BAY Yes on East Palo Alto Measure JJ Yes on San Mateo City Measure T
EAST BAY Yes on Albany Measure C Yes on Berkeley Measure BB No on Berkeley Measure CC No on Berkeley Measure EE Yes on Berkeley Measure FF Yes on Berkeley Measure W	NORTH BAY No on Fairfax Measure I Yes on Fairfax Measure J Yes on Larkspur Measure K Yes on Petaluma Measure Y Yes on San Anselmo Measure N Yes on San Anselmo Measure O

Detailed breakdown of Transform’s ballot measure positions

STATEWIDE

Yes on Prop 4: $10 billion for climate crisis mitigation
- Transform officially endorsed the Yes on Prop 4 Campaign early on. Prop 4 will make urgent investments in proven solutions for mitigating the deadly and destructive impact of the climate crisis. Without clean air and drinking water, people can not walk, bike, and roll safely. Vote yes on Prop 4. Supported by the California Green New Deal Coalition.
Yes on Prop 5: Lower the approval threshold needed for funding affordable housing and public infrastructure
- Transform officially endorsed the Yes on Prop 5 Campaign early on as well. Prop 5 will lower the voter approval threshold from 66% to 55% on housing and public infrastructure bonds. We urgently need to lower the systemic barriers to building new affordable housing and safer street infrastructure and this bond achieves that goal. Supported by Urban Habitat, Bike East Bay, East Bay Housing Organizations, and the California Green New Deal Coalition, among others. Vote yes on Prop 5, and please tell your friends to vote yes as well — this measure is crucial to allowing California communities to build a brighter future.
Yes on Prop 33: Remove limits on cities’ ability to adjust rent control regulations
- Voting Yes on Prop 33 repeals the Costa-Hawkins Rental Housing Act of 1995. The Act currently prohibits municipalities’ ability to adjust rent control policies such as imposing rent control on new developments built after 1995. Prop 33 will also prohibit the state from passing future restrictions. The proposition does not impose any rent control provision but merely frees local jurisdictions to enact renter protections that work in their communities. While rent control alone is not the ultimate panacea for our region’s housing crisis, it is an important tool that has improved the material conditions of the most vulnerable communities by protecting them from displacement. Supported by East Bay Housing Organizations and the California Green New Deal Coalition
No on Prop 34: Restrict how the AIDS Healthcare Foundation can spend funds
- This proposition targets a single entity: the AIDS Healthcare Foundation (AHF). The organization has taken strong positions on tenant protections, earning the ire of the real estate industry. The requirements in this measure that nonprofit healthcare providers spend more on patient care might seem reasonable, but the qualifications written into the measure would apply to only one organization: AHF. It’s an attempt to stop AHF’s housing advocacy, and whether or not you agree with the organization’s positions, it’s a misuse of the proposition system that should not be rewarded with support. Opposed by East Bay Housing Organizations and the California Green New Deal Coalition. Vote No on Prop 34.

SAN FRANCISCO

Yes on Prop B: Funding for safer streets and shelter
- This bond measure would provide funding for public amenities, including community health centers, street and sidewalk safety, and more shelter or interim housing space. Supported by the San Francisco Bicycle Coalition because of the funding for infrastructure improvements. Vote yes on Prop B.
Yes on Prop G: City funding to keep rental units affordable
- This would amend San Francisco’s charter and require the city to make annual contributions to an Affordable Housing Opportunity Fund for Seniors, Families, and Persons with Disabilities. The city already provides supplemental payments to landlords to create affordable housing units. We urgently need more, and this dedicated funding will help ensure San Francisco maintains affordable rentals. Vote yes on Prop G.
Yes on Prop K: Convert Upper Great Highway from a road into a park for people
- Prop K will create a permanent car-free space on the Upper Great Highway by Ocean Beach, allowing a safer and more joyful experience for people enjoying San Francisco’s shoreline. Advocates have fought hard for this critical amenity since a COVID-era closure was rescinded. Supported by the San Francisco Bicycle Coalition. Vote yes on Prop K.
Yes on Prop L: Tax ride-hail and autonomous vehicle businesses to fund crucial transit operations
- SFMTA is facing an existential crisis due to a lack of funding. Prop L would contribute an estimated $25 million to critical transit operations, preserving Muni services and allowing people with disabilities, low-income families, and older adults to continue to travel around the region. Supported by Urban Habitat and the San Francisco Bicycle Coalition. Vote yes on L.

EAST BAY:

Yes on Albany Measure C: Approve tax funding for sidewalks and pathways
- More funding is urgently needed that is specifically dedicated to safer street infrastructure. Supported by Bike East Bay. Vote yes on Measure C.
Yes on Berkeley Measure BB: Fund housing retention programs and expand tenant protections
- This measure, supported by Berkeley renters and the city’s Rent Control Board, strengthens renter protections and lowers the cap on rent increases. Urban Habitat joins us in supporting a yes vote on Measure BB.
No on Berkeley Measure CC: Limit and change tenant protections
- The mirror image of Measure BB, CC raises the cap on rent increases slightly and limits the power of Berkeley’s Rent Control Board. Urban Habitat urges a no vote on Measure CC and so do we.

*If both Berkeley Measures BB and CC pass, the measure with the most votes will win.

No on Berkeley Measure EE: Competing with Measure FF with less funding, no guarantees for safer street infrastructure
- Measure EE is in direct contention with Measure FF. Transform encourages you to vote no on Measure EE as it does not include a guaranteed dedicated revenue for safer street infrastructure and would also bring in less funding than Measure FF. We need to push for maximum funding for safe streets, not settle for potential scraps that are subject to political will. Bike East Bay opposes this measure. Vote no on Measure EE.
Yes on Berkeley Measure FF: Parcel tax to fund safer streets for all
- Measure FF is a proposed Berkeley parcel tax of 17¢ per lot square foot residential and 25¢ commercial that will fund paving activities across the city and require bike/walk plan implementation to ensure that smoother streets don’t just lead to more speeding. Bike East Bay supports this measure. Vote yes on Measure FF.

*If both Berkeley Measures EE and FF pass, the measure with the most votes will win.

Yes on Berkeley Measure W: Parcel taxes to support homeless services
- In 2018, Berkeley voters adopted Measure P, which raised the transfer tax on properties sold for over $1.5 million, with the revenue going to support homeless services. Measure W changes the formula. The tax increase, from 1.5% to 2.5% starts at $1.6 million and the rate increases progressively for higher-dollar real estate transactions. Supported by East Bay Housing Organizations. Vote yes on Measure W.

SOUTH BAY:

Yes on East Palo Alto Measure JJ:
- This measure would divert revenue collected from an existing 2.5% tax on gross receipts from a general fund to instead go towards rental assistance for tenants and other types of housing assistance such as affordable home ownership, affordable housing preservation, protecting residents from displacement or homelessness, and administrative expenses. The San Mateo Anti-Displacement Coalition and Urban Habitat support this measure. Vote Yes on Measure JJ.
Yes on San Mateo City Measure T: Allow San Mateo to build more housing by Caltrain and along key corridors like El Camino Real
- A great opportunity to rebuke outdated zoning and build more housing near transit, a key strategy to curbing intersectional climate and housing crises.

NORTH BAY:

No on Fairfax Measure I:
- This measure would repeal Fairfax’s current Just Cause Eviction Ordinance and Rent Stabilization Ordinance passed in 2022 and replace it with the state standards put forth in the Contra-Hawkins Rental Housing Act. Opposition includes Canal Alliance, Public Advocates, Urban Habitat, and Tenants Together. Vote no on Measure I.
Yes on Fairfax Measure J:
- This measure would allow for investment in safer street infrastructure, with dedicated investment in protected bike lanes and safer crosswalks by schools. This funding would also unlock millions in additional federal grant support needed to continue to design and build safer streets for all roadway users. Supported by Public Advocates. Vote yes on Measure J.
Yes on Larkspur Measure K: Establish rent control in Larkspur
- Grassroots organizing brought this measure to the ballot. It will cap rent increases at 3%, or 60% of inflation — whichever is lower — and establishes other tenant rights. Supported by Urban Habitat and Public Advocates. Vote yes on Measure K.
Yes on Petaluma Measure Y: Extend Petaluma’s urban growth boundary
- This measure preserves farmland and encourages the kind of dense, infill development the North Bay needs to combat climate change. Sprawl is a major driver of climate-killing emissions; vote yes on Measure Y.
Yes on San Anselmo Measure N: Establish rent control in San Anselmo
- This measure caps rent increases for buildings with three units or more at 60% of inflation or 5%, whichever is less. Supported by Urban Habitat and Public Advocates. Vote yes on Measure N.
Yes on San Anselmo Measure O: Affirm tenant protection in San Anselmo
- This ballot measure confirms tenant protections already in place, such as compensation for evictions without just cause and rent control. Vote yes on Measure N to protect sensible tenant protections. Supported by Urban Habitat and Public Advocates.

Please share this guide with your network, and don’t forget to vote by Tuesday, November 5th!

Board Member Profile: Shawn Danino on Housing and Economic Justice

October 15, 2024/in Blog/by Laura McCamy

Shawn Danino is a policy manager for the City of San Jose and a candidate for Oakland City Council’s at-large seat. He also finds time in that busy schedule to serve on Transform’s board. We recently spoke with him about what drew him to work on housing issues, what it’s like to run for city council, and what he’s excited about working on with Transform.

Housing insecurity experience

Danino’s work in affordable housing is driven by life events. “I have lived experience around homelessness,” he says. “I slept in my car for several weeks while working full time.” As a result, he says, “I care really deeply about housing access and affordability.”

He noted that current zoning codes would make thousands of Oakland’s homes illegal to build today. But he sees an urgent need to build dense, mixed-income housing, calling it a “climate necessity.”

Danino likes to dig into the details of legislation and zoning regulations. He notes that being on the autism spectrum is his superpower because it gives him focus to get through long, boring documents and zero in on critical details.

City council run is about the details

“I decided to run for city council because it’s always been a dream of mine to write laws for local government,” Danino says. He’s a zoning expert and would love to be able to relegalize mixed uses like neighborhood markets and accessory commercial space in residential buildings.

Campaigning is tiring but rewarding work. Danino has knocked on thousands of doors and led walking tours to talk about his policies. “Crossing the streets should not be one of the most dangerous things we do,” he says. “People need to be able to move around our city safely.”

Housing figures in his plans for Oakland as well. “I believe homelessness is a policy choice, and I believe it’s the wrong one,” he says.

Threading the needle on climate, housing, and transportation

In a prior job at the California Department of Housing and Community Development, Danino reviewed public comments, and Transform’s were “some of the most thoughtful things I’d ever read,” he says. He’s excited to work with Transform on the intersection of climate, housing, and transportation, three issues he cares deeply about. “It’s been an incredibly exciting seat at the table,” he says.

Danino serves on the board’s recruiting committee, and he sees that role as a way to expand Transform’s reach. He sees Transform as an incubator for future leaders. “I’m excited about helping the organization be the best version of itself,” he says.

Dreaming big and dining local

Danino’s vision for the future of the Bay Area is more bus rapid transit routes to improve mobility and more housing — a lot more housing. “I think Oakland can be a city with a few million people, easily,” he says, if we can unwind the urban planning mistakes of the last 50 years.

When he’s not campaigning, poring through arcane legalese, or mapping out his vision for the future, Danino likes to go to Point Isabel with his partner and walk Phyllis, a pitbull, and pug Petunia. He also loves eating out and sampling local cocktails. “One thing I love about the Bay Area, and especially the East Bay, is our third places,” he says.

Whatever role he’s in, Danino says, “I feel really privileged to be doing work with so many thoughtful people.”

Transform does not endorse candidates for office. To see the positions of all the candidates for Oakland’s At Large city council seat on transportation issues, see these candidate questionnaires.

Board Member Profile: Gloria Bruce on the Intersection of Housing and Transportation

October 2, 2024/in Blog, Climate Change/by Laura McCamy

Gloria Bruce, the Program Director of Housing Security and Public/Private Partnerships at Crankstart (a local family foundation), recently joined Transform’s board of directors. We talked with her about her background in affordable housing, her current foundation role, and what excites her about Transform’s role in the world.

A passion for affordable housing

Bruce had always been interested in community development issues after volunteering with residents of public housing during her college years. When seeking a job during her master’s program at UC Berkeley, a fellowship at HUD connected her with several of the East Bay’s affordable housing organizations, where she found her passion. “I love the people in the [housing] field,” she says, noting that she realized right away she had found the “theory of everything” — the issue that brings together racial, social, and economic justice, and much more. “It’s funny because 20 years ago, housing was not at the top of every conversation the way it is now,” she adds.

After almost two decades of nonprofit leadership in affordable housing, including as executive director of East Bay Housing Organizations, Bruce joined Crankstart last year. “It’s obviously quite different helping to decide how philanthropic funds get out there,” she says. Instead of fundraising and managing yearslong campaigns as groups like EBHO and Transform do, she’s funding nonprofits and working on much shorter timelines.

“I’m working in a very different position in my role in making social change,” Bruce says, noting that she still works with a lot of the same organizations she worked with in her prior roles.”I’m not as directly involved on the ground anymore, but I love finding awesome community leaders to fund and support.”

Joining the Transform team

Although Transform’s housing work intersects with Bruce’s experience, Bruce is a lifelong transit rider and joined the board with more of a focus on transportation. ”I know this is a really pivotal moment, particularly with public transit systems, and I wanted to be a part of that,” she says. “People need to revalue the public sphere and the public good and understand how much our communities are knit together by public transit.” Even if you don’t take the bus or train, she notes, it’s essential to understand how many people rely on it and how transit benefits everyone.

Bruce is excited to support Transform’s work to bring Bay Area transit ridership back to pre-pandemic levels and improve our systems. “We really have to invest in infrastructure and services so they use it, and it’s part of the fabric of their lives,” she says. “Everyone in the Bay Area should have those choices. Transform can be part of painting a vision of this is how we get around as a community.”

Bruce adds, “The other thing I’ve come to feel really passionate about in the last couple of years is traffic violence and pedestrian safety.” While she likes to get around Oakland by bike and transit, she says, “I have definitely adjusted the way I move around town and the way I get my kids around town.”

And she sees the relationship between transportation and housing. “I think that the cost of living in general in the Bay Area is making it hard for so many things to get accomplished,” Bruce says. “Transportation costs are a big part of that, along with housing costs.”

High points and challenges

When Bruce isn’t working, she likes to be outside, taking walks with her family. On days off, you might find her exploring a San Francisco neighborhood she hasn’t been to or taking in amazing views on the hidden stairs and walkways around Oakland and Berkeley.

And she knows the Bay Area she loves didn’t happen by accident. “It’s the behind-the-scenes work over time that shapes the landscape and community,” Bruce says. Transform doesn’t often grab headlines but has often been a force behind needed reforms. From safety improvements to the elements that make neighborhoods vibrant, “None of that happens without skilled advocates working for it.”

Transform is thrilled to have Gloria Bruce supporting our team of skilled advocates.

Transform Endorses Prop 5 on the 2024 Ballot

October 2, 2024/in Blog/by Julia Gerasimenko

California has a housing shortage, and the homes we most desperately need are affordable units that low-income and working people and families can afford. Proposition 5 on this November’s ballot takes us a critical step closer to tackling that affordable housing shortage by lowering the margin needed to pass housing bonds, as well as public infrastructure bonds, to 55%.

With Prop 5, we’ll have more housing

Proposition 5 lowers the vote margin for bonds to finance affordable housing construction and public infrastructure, including bridge repairs, broadband, educational facilities, parks, libraries, and flood protection.

Thousands of shovel-ready affordable units in the Bay Area are waiting for financing. If Prop 5 passes, Bay Area voters would have a better chance to pass a historic $20 billion affordable housing bond in an upcoming election. That measure was pulled from the 2024 ballot but is ready to go to the voters in the future.

The politics of housing finance

In recent years, California legislators have passed laws to reduce roadblocks to constructing more housing, particularly homes near transit hubs. But financing remains a barrier, particularly for affordable units. California’s history of anti-tax activism has placed an almost insurmountable burden on local and regional governments that want to do the right thing by building their way out of the housing crisis.

Prop 5 isn’t the most exciting proposition before voters this fall. It’s wonky: we’re voting on how to vote. But it could be one of the most consequential measures on the ballot.

California voters will start getting their ballots the second week of October. Will you pledge to vote YES on Prop 5 for more affordable housing?

Regional housing measure can come back stronger

The historic regional housing bond originally on the ballot as Regional Measure 4 was pulled because of concern it might not pass. Transform’s analysis showed that the measure would not only finance thousands of new housing units but also move the Bay Area closer to our climate goals, reducing driving and creating vibrant, dense neighborhoods near transit.

We must pass Proposition 5 because we also need the regional housing measure. Please vote YES on Prop 5.

Regional Housing Bond Measure Pulled from the Ballot — What It Means for Our Movement

August 16, 2024/in Blog, Climate Change, Housing, Policy/by Jenn Guitart

On Wednesday morning, the Bay Area Housing Finance Authority (BAHFA) unanimously voted to remove Regional Measure 4 from the 2024 ballot. The measure would have raised $20 billion to alleviate the Bay Area’s housing and homelessness crisis. Unfortunately, the measure was scuttled in response to a series of eleventh-hour challenges by extremist anti-housing and anti-government activists. This is a tragic missed opportunity for voters to say yes to urgently needed affordable housing and homelessness funding.

This decision is heartbreaking for Transform and other housing advocates, and, more importantly, for the hundreds of thousands of people in our region who now must wait longer for the affordable housing and homelessness solutions Bay Area residents need and deserve.

The decision is also a major setback for our climate and transportation goals. By funding the construction of over 40,000 new affordable homes near transit, the measure would have reduced greenhouse gas emissions by over three million tons and spurred an additional five million transit trips per year.

While it is frustrating that a well-resourced group of naysayers halted progress on housing and homelessness this election, Transform and our partners will continue to build the necessary power to win big on these critical issues.

Looking Forward

All is not lost in the fight for affordable housing. Transform and our partners will be working hard to pass Prop 5 this November, which will lower the voter approval threshold for housing and public infrastructure bond measures to 55%. This measure is critical to advancing future affordable housing bond measures across the state.

Beyond November, our region continues to face significant challenges, from the housing and homelessness crisis to a looming transit fiscal cliff. New regional funding measures for both transportation and affordable housing are urgently needed. Passing both measures in the coming years will take unprecedented collaboration, creativity, and courage.

Transform will play a leading role in both these efforts as we continue our work to empower communities of color, innovate solutions, and advocate for policies and funding — all with the aim of helping people thrive and averting climate disaster. And we will need supporters like you in this fight to build up the necessary resources, political will, and movement organizing to beat the anti-taxers in future election cycles.

In the meantime, get ready to vote yes on Prop 5 in November, and stay tuned for future calls to action in the fight for housing, transportation, and climate justice for our region.

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