Howard Terminal Waterfront Housing

Ask a question to begin.

The Oakland Athletics announce Howard Terminal as their preferred site for a new ballpark following failed efforts at Laney College (Oakland) and San Jose. The A's pitch a mixed-use development including a ballpark, housing, office, and retail on 55 acres of port-adjacent land near Jack London Square.

At an Oakland City Council meeting, representatives from the ILWU, Pacific Merchant Shipping Association, Harbor Trucking Association, and other port industry groups speak out against the project. Core argument: the proposal will interfere with port operations, endanger jobs, and create incompatible land uses.

The City of Oakland releases the Draft Environmental Impact Report — a document exceeding 10,000 pages, one of the largest EIRs in Oakland's history. It covers the full mixed-use development: ballpark, 3,000 housing units, 1.5M sq ft office, 270K sq ft retail, 18.5 acres of parks, and a 400-room hotel.

MLB Commissioner Rob Manfred, speaking at the All-Star Game in Denver, warns that "thinking of relocation to Las Vegas as a bluff is a mistake" and that a negative July 20 City Council vote could "spell the end of baseball in Oakland."

The Oakland City Council votes 6-1-1 (Gallo no; Fife abstained) on a non-binding term sheet requiring 15% affordable housing, no general fund money for infrastructure, and a community benefits package. Dave Kaval calls it "a no vote on the project." Both sides say they will continue talking. NOTE: this was NON-BINDING; no final development agreement was ever submitted to council.

The Oakland Planning Commission votes to recommend that the City Council certify the Final Environmental Impact Report.

The Oakland City Council votes 6-2 to certify the Final EIR. Opposed: Noel Gallo (prefers Coliseum site) and Carroll Fife (wants more affordable housing). Mayor Schaaf: "Tonight's vote was a historic moment for Oakland's future... a giant leap forward in our shared mission to create a regional destination that gives back our waterfront to the public."

The San Francisco Bay Conservation and Development Commission votes to remove Howard Terminal's "port priority" designation, opening it for mixed-use development. Mayor Schaaf speaks in favor. ILWU president Trent Willis speaks against: "What we are facing here is a land grab and a billionaire's attempt to get access to public resources." Shipping industry groups immediately prepare legal challenges.

The East Oakland Stadium Alliance (Pacific Merchant Shipping Association, Harbor Trucking Association, ILWU) files a lawsuit challenging BCDC's June 2022 removal of port priority designation. This is one of several legal challenges filed against the project.

A California Court of Appeal panel upholds the lower court's ruling that the environmental review was adequate and affirms BCDC's removal of port priority designation. The A's: "We are pleased with the appellate court's decision." Mike Jacob (PMSA): "The project proponents have consistently ignored concerns." The A's have now won all major legal battles — but it is too late.

A's owner John Fisher signs a binding agreement to purchase 9 acres near the Las Vegas Strip. A's president calls Mayor Sheng Thao that evening. Thao announces Oakland is "ceasing negotiations." The A's had never submitted a binding development agreement for the Oakland City Council to vote on. The sticking point: how to fund ~$400M in off-site infrastructure. "The conditions and length of the project timeline were entirely dependent on those two decisions made by the ownership group" — City of Oakland spokesperson.

The Exclusive Negotiating Agreement between the A's and the Port of Oakland expires. Neither side elects to extend it. The A's reportedly spent approximately $100 million on Howard Terminal preparation work before walking away.

In a court settlement of the shipping industry's lawsuit, BCDC reverses its June 2022 decision to remove Howard Terminal from port priority designation. Howard Terminal is re-designated for maritime/industrial use. Any new plan to build housing at the site would need to start entirely from scratch. Oakland's long-range downtown plan now lists Howard Terminal for "industrial uses."

Howard Terminal is an underutilized industrial site that can be transformed into a world-class mixed-use neighborhood with a $12B private investment. 3,000 housing units, parks, retail, and office space would revitalize Oakland's waterfront. "Howard Terminal or bust."

"You have heard from your staff unequivocally and with deep research that Howard Terminal is not needed for future cargo growth. Through this commitment I ask that you give Oakland its shot." (BCDC June 2022). "Tonight's vote by the City Council was a historic moment for Oakland's future." (EIR certification Feb 2022)

City supports the project with conditions: no general fund money for infrastructure; at least 15% affordable housing (~450 units); community benefits package protecting West Oakland and Chinatown residents; protections for port jobs.

"John Fisher has done everything I've asked him to do in terms of keeping the A's in Oakland." Warned at the 2021 All-Star Game that viewing Las Vegas as a bluff was "a mistake" and that a negative July 20 city council vote could "spell the end of baseball in Oakland."

Abstained from term sheet vote; voted against EIR certification. Demanded more affordable housing (sought 35%, not 15%). The project will displace existing low-income residents in West Oakland and Chinatown without adequate mitigation. "I don't know where we go from here after doing somersaults, after receiving insults, after being disrespected."

"What we are facing here is a land grab and a billionaire's attempt to get access to public resources. [Dave Kaval] doesn't care about the city of Oakland." (Trent Willis, BCDC hearing, June 2022). Housing residents will complain about industrial port noise and truck traffic, creating a domino effect that will restrict port operations and eliminate longshore jobs.

"Project proponents have consistently ignored concerns raised by environmental justice groups, business groups, labor groups, and local advocacy groups about the impacts of the proposed stadium project." (Mike Jacob, March 2023). Filed multiple lawsuits against EIR and BCDC approval. Won a 2024 court settlement reversing BCDC's approval.

"If you play, then play by Oakland's rules. Give people the affordable housing that they need, make sure that we have clean air, and make sure that people have a place to stay." (Cherri Murphy, Oakland United). Supported housing at the site but demanded at least 35% affordable units and robust environmental mitigation.

The shipping industry coalition filed multiple lawsuits challenging BCDC's June 2022 removal of port priority designation, citing inadequate environmental analysis and arguing Howard Terminal was still needed for maritime operations. Initially lost at trial court and Court of Appeal (March 2023). However, a 2024 court settlement resulted in BCDC reversing its 2022 approval — a posthumous legal victory that definitively closed the door on housing at the site. NOTE: this is the only case in the database where litigation opponents lost in court but ultimately won the outcome through a post-collapse settlement.

Unlike most cases in this database, the primary mechanism that killed this project was not a regulatory denial but a failure to complete the discretionary development agreement negotiation. The city required: no general fund money for ~$400M infrastructure; 15% affordable housing; community benefits package. The A's required sufficient tax district revenue to fund infrastructure and subsidize the project. The impasse was never resolved. This is NOT a traditional NIMBY regulatory obstruction pattern — it is a financial negotiation failure where the A's owner ultimately preferred Las Vegas economics.

Best source for the 2024 BCDC reversal. Confirms Howard Terminal is back to industrial use and describes the settlement reversing BCDC's 2022 approval.

Best post-mortem on why the deal fell apart. Primary source for deal collapse analysis and Fisher's demands.

Day-of coverage of the Las Vegas announcement. Confirms A's spent ~$100M on prep work. Contains city spokesperson quote.

Coverage of Court of Appeal ruling upholding BCDC's approval. Contains Mike Jacob (PMSA) quote. Came three weeks before the A's signed their Las Vegas agreement. (Date approximate)

Best policy analysis of what remained to be done as of early 2023. Written weeks before the Las Vegas announcement. Lists all remaining approvals needed.

Best source for BCDC vote (June 30, 2022). Contains Schaaf's quote and Trent Willis's "land grab" quote. Primary source for critical BCDC approval and labor opposition arguments.

Coverage of 6-2 EIR certification vote. Contains Schaaf's quote and breakdown of council votes.

Best source for July 2021 term sheet vote and disconnect between city and A's positions. Contains councilmember quotes and voting record.

Pre-vote community pressure coverage. Contains Cherri Murphy quote demanding Oakland's rules. Best source for community group demands and labor opposition framing.