Clutter, code enforcement, and safety regulations are simply distractions. Here’s how city leaders can prevent tragedies like the Ghost Ship fire in their own communities.
The tragedy of the Ghost Ship fire in Oakland earlier this month may be a difficult one for cities to absorb. How much was the fire a result of the underground activities and unsafe conditions in the Ghost Ship? How much responsibility does a city – through its building and safety code adoption and enforcement power – have for tragedies that occur in structures those codes are designed to help keep safe?
Code violations and safety hazards were diverse and numerous at the Ghost Ship. The warehouse was home to stairs made out of wooden pallets, cluttered collections of found furniture, no real fire walls separating the spaces of the several tenants who lived there. It’s clear from the photographs of the Ghost Ship that some level of this arrangement was by design, contributing to a bohemian aesthetic with an eclectic collection of East Asian sculptures and furniture, mannequins, paintings by local artists and friends, fabric hung over light fixtures, and an immense collection of pianos, organs, speakers, and other musical instruments. The electrical system posed a hazard as well; reports claim that occupants of the space siphoned power off neighboring properties with a system of ganged extension cords connected to aging fixtures and appliances.
The nature of counter-culture communal living spaces like the Ghost Ship is in opposition to dominant social norms, so it can be easy for people to view he Ghost Ship photographs with an air of smugness and think how different that type of living scenario looks compared to the relatively less cluttered homes many people occupy. But rather than counting the number of unsafe conditions in those photos and pinning blame for this tragedy on the victims themselves, we should focus on education efforts like this public safety video, which was produced by occupants of similar communal living spaces together with fire safety experts involved in the famous Burning Man festival. The video includes numerous safety tips such as locating bars and dance floors near exits, ensuring that battery-lighting signs are placed at two or more exists, and testing fire safety equipment before major events.
For city leaders who are already working to increase fire safety education in their communities, the next question may be: How much blame lies at the feet of code inspectors or fire officials in these scenarios? The city of Oakland’s planning and building department had investigated the warehouse as recently as last month following complaints about trash outside the property and illegal internal structures, but their role is limited and underfunded. In fact, the Oakland firefighters union made several public statements blaming the Fire Chief for understaffing inspection functions in the department.
But Oakland, like its peers, has overlapping agency responsibilities for building inspection and enforcement. In many cities, the fire department works in partnership with departments of planning, public health, public works, and building inspection to inventory, inspect, and enforce code compliance in man-made structures. Given this complex matrix of authority, an incident like the Ghost Ship fire might not represent the failing of any one agency or department but rather a lack of communication among them. In this particular tragedy, no city agency had any record that the Ghost Ship was being used as anything other than a warehouse, and its officially unoccupied status meant that a state-mandated fire inspection was never called. No city official had conducted a formal inspection of the building in more than 30 years.
Ultimately, though – and this represents the largest challenge, systemically, for cities – the fire at the Ghost Ship is a reminder of the costs we pay as a society when we do not provide affordable housing options to artists and other creative types living in communal settings or at society’s margins. Years ago, I lived just four blocks from the Ghost Ship when I rented a room from a sculptor who owned a warehouse she used as her home and studio. The neighborhood was fairly rough-and-tumble at the time, and despite the fact that many considered its buildings incompatible with residential use, artists moved into the area because industrial neighborhoods like that offer creative types the opportunity to live in an affordable setting with less interference when it comes to musical performances and eccentric lifestyles.
But the fact that artists are often drawn to edgy neighborhoods and affordable co-living spaces with ramshackle interiors doesn’t absolve us from a collective duty to provide better housing options to all city residents. Consider what would have happened if code compliance inspections had been completed at the Ghost Ship and the findings showed violations. Former residents as well as associates of the Ghost Ship’s founder and master tenant, Derick Ion Almena, describe him as mercurial and unresponsive to the complaints of his tenants – and the building’s owner, Chor Nar Siu Ng, has a long history of building violations that have caused the city to place liens against her and partners. So, if the city had exposed code violations, it seems likely that either Ms. Ng would have evicted the entire Ghost Ship operation, since their residency was not a legally permitted use of the building to begin with, or Mr. Almena would have evicted several of his tenants to avoid the risk of losing his occupancy altogether. And in those cases, given the white-hot San Francisco real estate market, the individual artists living there would likely have few affordable housing alternatives. Already, residents of other similar spaces have begun receiving eviction notices.
Oakland and the rest of the Bay Area have seen rents and home sales prices rapidly escalate in concert with the local technology boom centered in nearby Silicon Valley. Real estate service Zillow shows that the average monthly rent in the area is $2,899, up about 70 percent from five years ago — the fastest increase in the nation. In this context, renting a space in a co-living situation for $700 is attractive – even without consistent heat, water, or power. California is home to roughly 13 percent of the nation’s population, with a population growth rate slightly higher than the national average. But somehow, the state has accounted for only 8 percent of all national building permits in the past twenty years.
Just days after the Ghost Ship fire, the City of Oakland announced a $1.7 million philanthropic grant to help arts groups stay in Oakland. Even large gifts like that are stopgaps in the scheme of the region’s viciously competitive real estate market, though. And research shows that many affordable artist housing programs end up subsidizing white, non-poor artists. Diverse neighborhoods like Oakland’s Fruitvale have already experienced decades of displacement of communities and artists of color by marginally more resourced artists who see cheap living conditions among the industrial spaces of the neighborhood. Individual artists, artist communities, and the other residents of dramatically changing neighborhoods like Fruitvale all deserve more comprehensive approaches.
California’s dramatic housing shortage has hit the Bay Area hard, and Oakland is especially vulnerable to displacement and gentrification pressures stemming from the region’s rising wealth and dismal housing production. Oakland has long appealed to artists, musicians, and those interested in alternative, Do-It-Yourself culture – even more so since the Silicon Valley boom fueled a frenzied real estate market in neighboring San Francisco. The sky-high costs of living there have pushed artists across the bay to Oakland where they compete with existing residents as well as low-, middle- and even upper-income San Franciscans driven out of the city for limited housing. Many of the displaced are people of color, being pushed out of neighborhoods formed in the aftermath of white flight and blockbusting in the 1960’s.
The devastating fire at the Ghost Ship may have gained speed from the kindling of unsafe Bohemian clutter, or allowed to spread through some neglect in proper inspections – but even without those factors, an astoundingly unaffordable housing landscape is always going to drive some segment of the market into off-the-books, unpermitted and fundamentally unsafe spaces.
City leaders must educate residents in similar living situations about basic fire safety and prevention strategies, such as how to check smoke detector batteries. We also need to hold inter-agency meetings to see how we can better coordinate inter-agency responses and code inspections. These are perennially worthwhile endeavors. Most importantly, though, we need to develop comprehensive, well-considered solutions to housing affordability. Not just a measure here, or a program there – I’m referring to the kind of throw-everything-at-it approach that leaves no idea untested and no possible funding source unexplored. The city of Oakland suffered a devastating loss in the Ghost Ship fire. Working together, we can prevent a similar tragedy in our own communities.
About the author: An architect and city planner, Jess Zimbabwe is the Executive Director of the Rose Center for Public Leadership in Land Use, a program of the National League of Cities in partnership with the Urban Land Institute. Follow Jess on twitter at @jzimbabwe and @theRoseCenter.