<?xml version="1.0" encoding="UTF-8"?><rss xmlns:dc="http://purl.org/dc/elements/1.1/" xmlns:content="http://purl.org/rss/1.0/modules/content/" xmlns:atom="http://www.w3.org/2005/Atom" version="2.0" xmlns:itunes="http://www.itunes.com/dtds/podcast-1.0.dtd" xmlns:googleplay="http://www.google.com/schemas/play-podcasts/1.0"><channel><title><![CDATA[Oakland Report: Oakland Beat - members only]]></title><description><![CDATA[Members-only content for Oakland Report donors.]]></description><link>https://www.oaklandreport.org/s/oakland-beat-members-only</link><image><url>https://substackcdn.com/image/fetch/$s_!K1bE!,w_256,c_limit,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F1c583fff-826d-4632-a5ae-f884a079b7a2_570x570.png</url><title>Oakland Report: Oakland Beat - members only</title><link>https://www.oaklandreport.org/s/oakland-beat-members-only</link></image><generator>Substack</generator><lastBuildDate>Sat, 11 Apr 2026 05:41:33 GMT</lastBuildDate><atom:link href="https://www.oaklandreport.org/feed" rel="self" type="application/rss+xml"/><copyright><![CDATA[Oakland Report]]></copyright><language><![CDATA[en]]></language><webMaster><![CDATA[oaklandreport@substack.com]]></webMaster><itunes:owner><itunes:email><![CDATA[oaklandreport@substack.com]]></itunes:email><itunes:name><![CDATA[Oakland Report]]></itunes:name></itunes:owner><itunes:author><![CDATA[Oakland Report]]></itunes:author><googleplay:owner><![CDATA[oaklandreport@substack.com]]></googleplay:owner><googleplay:email><![CDATA[oaklandreport@substack.com]]></googleplay:email><googleplay:author><![CDATA[Oakland Report]]></googleplay:author><itunes:block><![CDATA[Yes]]></itunes:block><item><title><![CDATA[City of Oakland is coordinating with public employee unions to increase property-based taxes]]></title><description><![CDATA[Service Employees International Union (SEIU) Local 1021 appears to be leading the campaign committee &#8212; and donated $200,000 for paid signature-gatherers to put the tax on the June 2026 ballot.]]></description><link>https://www.oaklandreport.org/p/city-of-oakland-is-coordinating-with</link><guid isPermaLink="false">https://www.oaklandreport.org/p/city-of-oakland-is-coordinating-with</guid><dc:creator><![CDATA[Sean S. Reinhart]]></dc:creator><pubDate>Tue, 17 Feb 2026 13:06:41 GMT</pubDate><enclosure url="https://substackcdn.com/image/fetch/$s_!S7WH!,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg" length="0" type="image/jpeg"/><content:encoded><![CDATA[<div class="captioned-image-container"><figure><a class="image-link image2 is-viewable-img" target="_blank" href="https://substackcdn.com/image/fetch/$s_!S7WH!,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg" data-component-name="Image2ToDOM"><div class="image2-inset"><picture><source type="image/webp" srcset="https://substackcdn.com/image/fetch/$s_!S7WH!,w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg 424w, https://substackcdn.com/image/fetch/$s_!S7WH!,w_848,c_limit,f_webp,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg 848w, https://substackcdn.com/image/fetch/$s_!S7WH!,w_1272,c_limit,f_webp,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg 1272w, https://substackcdn.com/image/fetch/$s_!S7WH!,w_1456,c_limit,f_webp,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg 1456w" sizes="100vw"><img src="https://substackcdn.com/image/fetch/$s_!S7WH!,w_1456,c_limit,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg" width="400" height="489.8089171974522" data-attrs="{&quot;src&quot;:&quot;https://substack-post-media.s3.amazonaws.com/public/images/5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg&quot;,&quot;srcNoWatermark&quot;:null,&quot;fullscreen&quot;:null,&quot;imageSize&quot;:null,&quot;height&quot;:1538,&quot;width&quot;:1256,&quot;resizeWidth&quot;:400,&quot;bytes&quot;:427912,&quot;alt&quot;:null,&quot;title&quot;:null,&quot;type&quot;:&quot;image/jpeg&quot;,&quot;href&quot;:null,&quot;belowTheFold&quot;:false,&quot;topImage&quot;:true,&quot;internalRedirect&quot;:&quot;https://www.oaklandreport.org/i/188257160?img=https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg&quot;,&quot;isProcessing&quot;:false,&quot;align&quot;:null,&quot;offset&quot;:false}" class="sizing-normal" alt="" srcset="https://substackcdn.com/image/fetch/$s_!S7WH!,w_424,c_limit,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg 424w, https://substackcdn.com/image/fetch/$s_!S7WH!,w_848,c_limit,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg 848w, https://substackcdn.com/image/fetch/$s_!S7WH!,w_1272,c_limit,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg 1272w, https://substackcdn.com/image/fetch/$s_!S7WH!,w_1456,c_limit,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F5ba22a69-3b2f-46f7-8d28-16d481eebe49_1256x1538.jpeg 1456w" sizes="100vw" fetchpriority="high"></picture><div class="image-link-expand"><div class="pencraft pc-display-flex pc-gap-8 pc-reset"><button tabindex="0" type="button" class="pencraft pc-reset pencraft icon-container restack-image"><svg role="img" width="20" height="20" viewBox="0 0 20 20" fill="none" stroke-width="1.5" stroke="var(--color-fg-primary)" stroke-linecap="round" stroke-linejoin="round" xmlns="http://www.w3.org/2000/svg"><g><title></title><path d="M2.53001 7.81595C3.49179 4.73911 6.43281 2.5 9.91173 2.5C13.1684 2.5 15.9537 4.46214 17.0852 7.23684L17.6179 8.67647M17.6179 8.67647L18.5002 4.26471M17.6179 8.67647L13.6473 6.91176M17.4995 12.1841C16.5378 15.2609 13.5967 17.5 10.1178 17.5C6.86118 17.5 4.07589 15.5379 2.94432 12.7632L2.41165 11.3235M2.41165 11.3235L1.5293 15.7353M2.41165 11.3235L6.38224 13.0882"></path></g></svg></button><button tabindex="0" type="button" class="pencraft pc-reset pencraft icon-container view-image"><svg xmlns="http://www.w3.org/2000/svg" width="20" height="20" viewBox="0 0 24 24" fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" class="lucide lucide-maximize2 lucide-maximize-2"><polyline points="15 3 21 3 21 9"></polyline><polyline points="9 21 3 21 3 15"></polyline><line x1="21" x2="14" y1="3" y2="10"></line><line x1="3" x2="10" y1="21" y2="14"></line></svg></button></div></div></div></a><figcaption class="image-caption">The city council has already included a hoped-for $40 million in revenue from a proposed tax increase on Oakland properties in its operating budget, even though the new tax has not even been put on the ballot for a vote yet. (Image source: Oakland Report / Adobe Stock)</figcaption></figure></div><p>Oakland City Council is aiming to collect $40 million from a new tax increase on Oakland properties. </p><p>The city council is already spending the money. </p><p>The city council has included the revenue in its operating budget for the current fiscal year, even though the new tax has not been put on the ballot for a vote yet. </p><p>As <em>Oakland Report</em> reported last week, the city&#8217;s public employee unions now are funding paid signature-gatherers to collect signatures to put a new parcel tax on the June 2026 ballot. Their proposed new tax would raise up to $40 million &#8212; the exact amount the city council budgeted. </p><div class="captioned-image-container"><figure><a class="image-link image2 is-viewable-img" target="_blank" href="https://substackcdn.com/image/fetch/$s_!ByDJ!,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F7e2e14e1-ddd3-45f2-8145-bbbb4ae20f45_4167x1875.jpeg" data-component-name="Image2ToDOM"><div class="image2-inset"><picture><source type="image/webp" srcset="https://substackcdn.com/image/fetch/$s_!ByDJ!,w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F7e2e14e1-ddd3-45f2-8145-bbbb4ae20f45_4167x1875.jpeg 424w, https://substackcdn.com/image/fetch/$s_!ByDJ!,w_848,c_limit,f_webp,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F7e2e14e1-ddd3-45f2-8145-bbbb4ae20f45_4167x1875.jpeg 848w, https://substackcdn.com/image/fetch/$s_!ByDJ!,w_1272,c_limit,f_webp,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F7e2e14e1-ddd3-45f2-8145-bbbb4ae20f45_4167x1875.jpeg 1272w, https://substackcdn.com/image/fetch/$s_!ByDJ!,w_1456,c_limit,f_webp,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F7e2e14e1-ddd3-45f2-8145-bbbb4ae20f45_4167x1875.jpeg 1456w" sizes="100vw"><img src="https://substackcdn.com/image/fetch/$s_!ByDJ!,w_1456,c_limit,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F7e2e14e1-ddd3-45f2-8145-bbbb4ae20f45_4167x1875.jpeg" width="726" height="326.60027472527474" data-attrs="{&quot;src&quot;:&quot;https://substack-post-media.s3.amazonaws.com/public/images/7e2e14e1-ddd3-45f2-8145-bbbb4ae20f45_4167x1875.jpeg&quot;,&quot;srcNoWatermark&quot;:null,&quot;fullscreen&quot;:null,&quot;imageSize&quot;:null,&quot;height&quot;:655,&quot;width&quot;:1456,&quot;resizeWidth&quot;:726,&quot;bytes&quot;:4416795,&quot;alt&quot;:null,&quot;title&quot;:null,&quot;type&quot;:&quot;image/jpeg&quot;,&quot;href&quot;:null,&quot;belowTheFold&quot;:false,&quot;topImage&quot;:false,&quot;internalRedirect&quot;:&quot;https://www.oaklandreport.org/i/188257160?img=https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F7e2e14e1-ddd3-45f2-8145-bbbb4ae20f45_4167x1875.jpeg&quot;,&quot;isProcessing&quot;:false,&quot;align&quot;:null,&quot;offset&quot;:false}" class="sizing-normal" alt="" srcset="https://substackcdn.com/image/fetch/$s_!ByDJ!,w_424,c_limit,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F7e2e14e1-ddd3-45f2-8145-bbbb4ae20f45_4167x1875.jpeg 424w, https://substackcdn.com/image/fetch/$s_!ByDJ!,w_848,c_limit,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F7e2e14e1-ddd3-45f2-8145-bbbb4ae20f45_4167x1875.jpeg 848w, https://substackcdn.com/image/fetch/$s_!ByDJ!,w_1272,c_limit,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F7e2e14e1-ddd3-45f2-8145-bbbb4ae20f45_4167x1875.jpeg 1272w, https://substackcdn.com/image/fetch/$s_!ByDJ!,w_1456,c_limit,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F7e2e14e1-ddd3-45f2-8145-bbbb4ae20f45_4167x1875.jpeg 1456w" sizes="100vw"></picture><div class="image-link-expand"><div class="pencraft pc-display-flex pc-gap-8 pc-reset"><button tabindex="0" type="button" class="pencraft pc-reset pencraft icon-container restack-image"><svg role="img" width="20" height="20" viewBox="0 0 20 20" fill="none" stroke-width="1.5" stroke="var(--color-fg-primary)" stroke-linecap="round" stroke-linejoin="round" xmlns="http://www.w3.org/2000/svg"><g><title></title><path d="M2.53001 7.81595C3.49179 4.73911 6.43281 2.5 9.91173 2.5C13.1684 2.5 15.9537 4.46214 17.0852 7.23684L17.6179 8.67647M17.6179 8.67647L18.5002 4.26471M17.6179 8.67647L13.6473 6.91176M17.4995 12.1841C16.5378 15.2609 13.5967 17.5 10.1178 17.5C6.86118 17.5 4.07589 15.5379 2.94432 12.7632L2.41165 11.3235M2.41165 11.3235L1.5293 15.7353M2.41165 11.3235L6.38224 13.0882"></path></g></svg></button><button tabindex="0" type="button" class="pencraft pc-reset pencraft icon-container view-image"><svg xmlns="http://www.w3.org/2000/svg" width="20" height="20" viewBox="0 0 24 24" fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" class="lucide lucide-maximize2 lucide-maximize-2"><polyline points="15 3 21 3 21 9"></polyline><polyline points="9 21 3 21 3 15"></polyline><line x1="21" x2="14" y1="3" y2="10"></line><line x1="3" x2="10" y1="21" y2="14"></line></svg></button></div></div></div></a></figure></div><p>Service Employees International Union (SEIU) Local 1021 appears to be leading the campaign committee &#8212; called &#8220;Oaklanders For A Safe, Clean &amp; Healthy City, Sponsored By Labor Organizations&#8221; &#8212; to put the tax increase on the 2026 ballot. </p><p>SEIU has already contributed $200,000 to the campaign. </p><p>The campaign committee&#8217;s donors also include the International Association of Fire Fighters (IAFF) Local 55 which contributed $150,000, and the International Federation of Professional and Technical Engineers (IFPTE) Local 21 which contributed $50,500. PG&amp;E contributed $50,000. </p><div class="file-embed-wrapper" data-component-name="FileToDOM"><div class="file-embed-container-reader"><div class="file-embed-container-top"><image class="file-embed-thumbnail" src="https://substackcdn.com/image/fetch/$s_!U0E1!,w_400,h_600,c_fill,f_auto,q_auto:best,fl_progressive:steep,g_auto/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fe5439027-f44e-4392-93bd-02ea20af7e1c_2200x1700.jpeg"></image><div class="file-embed-details"><div class="file-embed-details-h1">Campaign finance disclosure: Oaklanders For A Safe, Clean &amp; Healthy City, Sponsored By Labor Organizations</div><div class="file-embed-details-h2">102KB &#8729; PDF file</div></div><a class="file-embed-button wide" href="https://www.oaklandreport.org/api/v1/file/78f80a61-3df8-42a5-905e-39ee776721fc.pdf"><span class="file-embed-button-text">Download</span></a></div><div class="file-embed-description">California Form 460: Recipient Committee Campaign Statement. Submitted by "Oaklanders for a Safe, Clean &amp; Healthy City, Sponsored by Labor Organizations," Feb. 2, 2026.</div><a class="file-embed-button narrow" href="https://www.oaklandreport.org/api/v1/file/78f80a61-3df8-42a5-905e-39ee776721fc.pdf"><span class="file-embed-button-text">Download</span></a></div></div><p>Notably, with a &#8220;citizen-sponsored&#8221; ballot initiative such as the one the public unions are leading &#8212; even a parcel tax &#8212; the threshold for voter approval is a simple majority (50% plus 1). If the new tax is placed on the ballot by the city council, the approval threshold would be much higher at two-thirds (66.67%). </p><p>Based on the evidence in city documents, it is clear that the city council is aware of and has committed to placing a tax increase on the 2026 ballot to &#8220;generate an additional $40 million in ongoing revenues to maintain operations and support key systems such as 911 dispatch, IT infrastructure, and public safety.&#8221; </p><p>This is the exact same criteria, and the exact same dollar amount the public employee unions are now proposing in the parcel tax measure for which they are currently gathering signatures. </p><div class="file-embed-wrapper" data-component-name="FileToDOM"><div class="file-embed-container-reader"><div class="file-embed-container-top"><image class="file-embed-thumbnail" src="https://substackcdn.com/image/fetch/$s_!CajP!,w_400,h_600,c_fill,f_auto,q_auto:best,fl_progressive:steep,g_auto/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F67a4c757-c24e-405f-be22-ddec0d7cb5fc_1276x1649.jpeg"></image><div class="file-embed-details"><div class="file-embed-details-h1">Proposed ballot measure: Oakland Public Safety, Cleanliness Accountability Act of 2026</div><div class="file-embed-details-h2">2.86MB &#8729; PDF file</div></div><a class="file-embed-button wide" href="https://www.oaklandreport.org/api/v1/file/ff8af71b-8704-42ca-83bc-3ddb071dda0f.pdf"><span class="file-embed-button-text">Download</span></a></div><div class="file-embed-description">Oakland Safety/ Cleanliness Measure. Shall the measure to prevent longer 911 response times; keep fire stations open; prevent cuts to fire protection, police patrols, crime prevention/ investigation; address homelessness, dumping, litter/trash by levying a parcel tax of $192 on single-family and other parcels as specified, resulting in lower taxes for most homeowners, with low-income exceptions, including seniors, raising approximately $34,000,000 annually for 9 years, public disclosure, citizen oversight, independent audits be adopted?</div><a class="file-embed-button narrow" href="https://www.oaklandreport.org/api/v1/file/ff8af71b-8704-42ca-83bc-3ddb071dda0f.pdf"><span class="file-embed-button-text">Download</span></a></div></div><p>By all appearances, the city council and the public employee unions are coordinating in plain sight to increase taxes on Oaklanders by shifting the planned ballot measure from a city council-sponsored measure that requires a two-thirds vote to pass, to a &#8220;citizen-sponsored&#8221; initiative that only requires a simple majority. </p><div><hr></div><p><em>See this related article:</em></p><div class="digest-post-embed" data-attrs="{&quot;nodeId&quot;:&quot;0cf73ce9-72ef-45ed-b428-7b89e070ec16&quot;,&quot;caption&quot;:&quot;Oakland Agenda Watch provides short summaries of key items on upcoming public meeting agendas that catch our attention. Today we take a look at the city council finance and management committ&#8230;&quot;,&quot;cta&quot;:&quot;Read full story&quot;,&quot;showBylines&quot;:true,&quot;size&quot;:&quot;sm&quot;,&quot;isEditorNode&quot;:true,&quot;title&quot;:&quot;Oakland set to declare &#8220;extreme fiscal necessity&#8221; again, coordinate with unions to increase property taxes&quot;,&quot;publishedBylines&quot;:[{&quot;id&quot;:393882214,&quot;name&quot;:&quot;Sean S. Reinhart&quot;,&quot;bio&quot;:&quot;Sean S. Reinhart is a 15-year resident of Oakland with 25 years of experience in Bay Area local government, including 15 years in executive roles. He spent his professional career working to improve people&#8217;s lives through civil service.&quot;,&quot;photo_url&quot;:&quot;https://substack-post-media.s3.amazonaws.com/public/images/13370ae8-ce39-45ad-8e01-54cb82335f21_805x805.jpeg&quot;,&quot;is_guest&quot;:false,&quot;bestseller_tier&quot;:null}],&quot;post_date&quot;:&quot;2026-02-10T19:45:15.191Z&quot;,&quot;cover_image&quot;:&quot;https://substackcdn.com/image/fetch/$s_!ew5I!,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fe4047fcf-63de-4a73-8712-2746574bf94f_2048x1293.jpeg&quot;,&quot;cover_image_alt&quot;:null,&quot;canonical_url&quot;:&quot;https://www.oaklandreport.org/p/20260210-oakland-declare-extreme-fiscal-necessity&quot;,&quot;section_name&quot;:null,&quot;video_upload_id&quot;:null,&quot;id&quot;:187526394,&quot;type&quot;:&quot;newsletter&quot;,&quot;reaction_count&quot;:8,&quot;comment_count&quot;:7,&quot;publication_id&quot;:2111026,&quot;publication_name&quot;:&quot;Oakland Report&quot;,&quot;publication_logo_url&quot;:&quot;https://substackcdn.com/image/fetch/$s_!K1bE!,f_auto,q_auto:good,fl_progressive:steep/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F1c583fff-826d-4632-a5ae-f884a079b7a2_570x570.png&quot;,&quot;belowTheFold&quot;:true,&quot;youtube_url&quot;:null,&quot;show_links&quot;:null,&quot;feed_url&quot;:null}"></div><div><hr></div><p></p>]]></content:encoded></item></channel></rss>