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"content": "\u003cp>The San Francisco City Attorney’s Office announced Tuesday it has reached a $1 million settlement with a homeless services nonprofit, which it had previously \u003ca href=\"https://www.kqed.org/news/11985194\">accused of nepotism and fraud\u003c/a>.\u003c/p>\n\u003cp>Under the agreement, Providence Foundation of San Francisco admitted wrongdoing, removed employees who participated in the misconduct, reimbursed the city for fraudulent invoices and paid current and former employees who were denied holiday pay, among other concessions.\u003c/p>\n\u003cp>“I’m proud we were able to resolve this amicably,” City Attorney David Chiu told KQED. “This is a great example of how an organization can turn itself around and do the right thing.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The organization operates the Oasis Hotel, a 59-unit shelter, a navigation center, multiple voucher and housing subsidy programs and services for people experiencing homelessness. Dexter Hall, Providence’s Interim Executive Director, said the settlement was “a pivotal moment” for his organization.\u003c/p>\n\u003cp>“It’s public recognition of the transformation that we have led over this past year,” he told KQED. “Under my leadership, a new board’s leadership, as well as our talented team members, Providence has implemented some very sweeping reforms.”\u003c/p>\n\u003cp>Representatives of Providence and its lawyers did not immediately respond to KQED’s request for comment. The organization operates the Oasis Hotel, a 59-unit shelter, a navigation center, multiple voucher and housing subsidy programs and services for people experiencing homelessness.\u003c/p>\n\u003cp>It’s not the only homeless services nonprofit to come under scrutiny. Last year, \u003ca href=\"https://www.kqed.org/news/11981767\">city officials also audited HomeRise\u003c/a>, a housing provider for people exiting homelessness, accusing it of wasteful spending and mismanagement.\u003c/p>\n\u003cp>In Chiu’s investigation of Providence, his office found that previous leaders signed off on falsified invoices — totalling $105,000 of taxpayer funding — related to maintenance for the Oasis Hotel. The company submitted invoices claiming it painted the hotel’s exterior and removed deadbolt locks, despite that work not happening at all, the investigation found. Rust and fungus remained on its outer walls.[aside postID=news_11985194 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/05/230808-SanFranciscoCityHall-25-BL_qut-1020x680.jpg']Chiu’s office also accused the nonprofit of hiring family members, including children of the executive director and vice president of the board, violating an anti-nepotism provision in a city grant agreement. Separately, San Francisco’s Office of Labor Standards Enforcement started its own investigation after receiving complaints from employees who claimed labor violations.\u003c/p>\n\u003cp>The city suspended funding for Providence to operate the Oasis Hotel and its other programs and threatened to debar it, permanently cutting off future funding.\u003c/p>\n\u003cp>Hall said he and other colleagues now require more transparency and oversight for the hours employees work and how expenses are approved.\u003c/p>\n\u003cp>“With this matter behind us, we really do stand stronger, clearer and more committed than ever,” he said. “We’re not just rebuilding systems, we’re rebuilding trust, and we’re committed to doing that with our families, seniors, youth — all who deserve nothing less than dignity, stability and hope.”\u003c/p>\n\u003cp>In the case of HomeRise, the city’s report found the company had spent $12,500 on a social event and $200,000 in bonuses. The developer operates about 1,500 units across 19 properties, making up almost a third of city-funded homes.\u003c/p>\n\u003cp>But rather than cut off funding, it instead urged other city agencies to strengthen oversight of HomeRise contracts and directed the housing provider to improve how it managed city funds.\u003c/p>\n\u003cp>Chiu told KQED the city does not want to debar organizations if it doesn’t have to and called the announcement a “win-win” because Providence cooperated with the investigation and agreed to reform its practices.\u003c/p>\n\u003cp>“The city has spent an incredible amount of dollars in recent years investing in addressing the homelessness crisis in our streets, and we need to make sure that every dollar is put to good use,” he said. “I think today’s announcement is a step forward toward that accountability and assuring that public dollars are addressing the needs and crises on our streets.”\u003c/p>\n\u003cp>The Board of Supervisors is expected to approve the settlement agreement in the coming months.\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The San Francisco City Attorney’s Office announced Tuesday it has reached a $1 million settlement with a homeless services nonprofit, which it had previously \u003ca href=\"https://www.kqed.org/news/11985194\">accused of nepotism and fraud\u003c/a>.\u003c/p>\n\u003cp>Under the agreement, Providence Foundation of San Francisco admitted wrongdoing, removed employees who participated in the misconduct, reimbursed the city for fraudulent invoices and paid current and former employees who were denied holiday pay, among other concessions.\u003c/p>\n\u003cp>“I’m proud we were able to resolve this amicably,” City Attorney David Chiu told KQED. “This is a great example of how an organization can turn itself around and do the right thing.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The organization operates the Oasis Hotel, a 59-unit shelter, a navigation center, multiple voucher and housing subsidy programs and services for people experiencing homelessness. Dexter Hall, Providence’s Interim Executive Director, said the settlement was “a pivotal moment” for his organization.\u003c/p>\n\u003cp>“It’s public recognition of the transformation that we have led over this past year,” he told KQED. “Under my leadership, a new board’s leadership, as well as our talented team members, Providence has implemented some very sweeping reforms.”\u003c/p>\n\u003cp>Representatives of Providence and its lawyers did not immediately respond to KQED’s request for comment. The organization operates the Oasis Hotel, a 59-unit shelter, a navigation center, multiple voucher and housing subsidy programs and services for people experiencing homelessness.\u003c/p>\n\u003cp>It’s not the only homeless services nonprofit to come under scrutiny. Last year, \u003ca href=\"https://www.kqed.org/news/11981767\">city officials also audited HomeRise\u003c/a>, a housing provider for people exiting homelessness, accusing it of wasteful spending and mismanagement.\u003c/p>\n\u003cp>In Chiu’s investigation of Providence, his office found that previous leaders signed off on falsified invoices — totalling $105,000 of taxpayer funding — related to maintenance for the Oasis Hotel. The company submitted invoices claiming it painted the hotel’s exterior and removed deadbolt locks, despite that work not happening at all, the investigation found. Rust and fungus remained on its outer walls.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Chiu’s office also accused the nonprofit of hiring family members, including children of the executive director and vice president of the board, violating an anti-nepotism provision in a city grant agreement. Separately, San Francisco’s Office of Labor Standards Enforcement started its own investigation after receiving complaints from employees who claimed labor violations.\u003c/p>\n\u003cp>The city suspended funding for Providence to operate the Oasis Hotel and its other programs and threatened to debar it, permanently cutting off future funding.\u003c/p>\n\u003cp>Hall said he and other colleagues now require more transparency and oversight for the hours employees work and how expenses are approved.\u003c/p>\n\u003cp>“With this matter behind us, we really do stand stronger, clearer and more committed than ever,” he said. “We’re not just rebuilding systems, we’re rebuilding trust, and we’re committed to doing that with our families, seniors, youth — all who deserve nothing less than dignity, stability and hope.”\u003c/p>\n\u003cp>In the case of HomeRise, the city’s report found the company had spent $12,500 on a social event and $200,000 in bonuses. The developer operates about 1,500 units across 19 properties, making up almost a third of city-funded homes.\u003c/p>\n\u003cp>But rather than cut off funding, it instead urged other city agencies to strengthen oversight of HomeRise contracts and directed the housing provider to improve how it managed city funds.\u003c/p>\n\u003cp>Chiu told KQED the city does not want to debar organizations if it doesn’t have to and called the announcement a “win-win” because Providence cooperated with the investigation and agreed to reform its practices.\u003c/p>\n\u003cp>“The city has spent an incredible amount of dollars in recent years investing in addressing the homelessness crisis in our streets, and we need to make sure that every dollar is put to good use,” he said. “I think today’s announcement is a step forward toward that accountability and assuring that public dollars are addressing the needs and crises on our streets.”\u003c/p>\n\u003cp>The Board of Supervisors is expected to approve the settlement agreement in the coming months.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>\u003ca href=\"https://www.kqed.org/news/tag/san-francisco\">San Francisco\u003c/a> officials are touting an affordable housing project that is finally breaking ground in Potrero Hill after being in development for five years.\u003c/p>\n\u003cp>Construction is underway at 300 De Haro St., which was one of the first privately funded mixed-income housing projects in San Francisco to make use of Senate Bill 35 in streamlining its approval process.\u003c/p>\n\u003cp>Through this measure, which was introduced by Sen. Scott Wiener and signed into law in 2017, developments that allocate 10% of units to households making at or below 50% of the area’s average median income are guaranteed streamlined approval. Projects that qualify under the law are exempt from certain steps, like conducting a full environmental review under the California Environmental Quality Act.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The De Haro site was originally marked five years ago for a mixed-income development, projected to be an 11-story building with over 400 furnished and unfurnished units.\u003c/p>\n\u003cp>Although the project was originally proposed to be a mixed-income building, financial constraints emerged amid a rocky housing market, said Mark MacDonald, the CEO of DM Development, a San Francisco-based firm specializing in mixed-use development and one of the community partners spearheading the project.\u003c/p>\n\u003cfigure id=\"attachment_12053433\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12053433\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-4.jpg\" alt=\"\" width=\"2000\" height=\"1091\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-4.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-4-160x87.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-4-1536x838.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A rendering of the 300 De Haro affordable housing development. \u003ccite>(Courtesy of DM Development)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“We ended up pivoting the project from a mixed-income project to a 100% affordable housing project,” MacDonald said. “Using low-income housing tax credit financing as a way to kind of get around the challenges that the market rate developments have had.”\u003c/p>\n\u003cp>Residents who qualify to live in the building, according to MacDonald, have annual income wages between 30% and 70% of the area’s median income, “which would range from about $50,000 to $100,000.”\u003c/p>\n\u003cp>Although the project leveraged SB 35 for a streamlined process, its groundbreaking has been years in the making.[aside postID=news_12052050 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00029_TV-KQED-1.jpg']MacDonald pointed to the capital markets in San Francisco slowing down post-pandemic, as well as skyrocketing interest rates and decreased investor interest, which is “why you don’t really see any cranes in the sky in San Francisco now.”\u003c/p>\n\u003cp>Compounded with extended dialogue among the neighborhood and community, the permitting phase and entitlement process were lengthy, he said. But without SB 35, it would have taken even longer to get to groundbreaking.\u003c/p>\n\u003cp>MacDonald acknowledged that 300 De Haro became a point of contention among Potrero Hill residents upon its proposal, especially because a few small businesses like Cafe Da Fonk and Torraku Ramen, both situated at the development’s address, were given notice to vacate before groundbreaking began.\u003c/p>\n\u003cp>He said the building will have 6,000 square feet of space for retailers, but he did not specify which would operate there.\u003c/p>\n\u003cp>“We even invited some of our existing [retail] tenants at 300 De Haro back into the building should they choose to come,” he said. “We would welcome them with open arms if they do that.”\u003c/p>\n\u003cp>The Housing Action Coalition’s Executive Director Corey Smith said the community partners, which include his group, incorporated neighbors’ concerns and feedback into the process, but it’s difficult “to convince everybody that building housing is a good idea.”\u003c/p>\n\u003cfigure id=\"attachment_12053432\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12053432\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-3.jpg\" alt=\"\" width=\"2000\" height=\"1130\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-3.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-3-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-3-1536x868.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A rendering of the 300 De Haro St. affordable housing development. \u003ccite>(Courtesy of DM Development)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“When this project first got introduced, there were a number of neighbors who were very upset with it,” Smith said. But, he said, it’s important to emphasize that the project entails “more residents in the neighborhood, that’s good for small businesses.”\u003c/p>\n\u003cp>According to MacDonald and the development’s \u003ca href=\"https://300deharostreet.com/\">website\u003c/a>, the building will have a fitness center, a rooftop lounge, a coworking space, and a 7,000-square-foot yard for “green space.”\u003c/p>\n\u003cp>He said construction is projected to be complete by the summer of 2027, and that the development is already accepting names for its interest list on the website.\u003c/p>\n\u003cp>Smith said he hopes this project will inspire more builders and development firms to invest in San Francisco and its long-term economic sustainability.\u003c/p>\n\u003cp>“This project won’t solve all the problems,” he said. “But if we have a lot more projects like it, we will get closer to a solution.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003ca href=\"https://www.kqed.org/news/tag/san-francisco\">San Francisco\u003c/a> officials are touting an affordable housing project that is finally breaking ground in Potrero Hill after being in development for five years.\u003c/p>\n\u003cp>Construction is underway at 300 De Haro St., which was one of the first privately funded mixed-income housing projects in San Francisco to make use of Senate Bill 35 in streamlining its approval process.\u003c/p>\n\u003cp>Through this measure, which was introduced by Sen. Scott Wiener and signed into law in 2017, developments that allocate 10% of units to households making at or below 50% of the area’s average median income are guaranteed streamlined approval. Projects that qualify under the law are exempt from certain steps, like conducting a full environmental review under the California Environmental Quality Act.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The De Haro site was originally marked five years ago for a mixed-income development, projected to be an 11-story building with over 400 furnished and unfurnished units.\u003c/p>\n\u003cp>Although the project was originally proposed to be a mixed-income building, financial constraints emerged amid a rocky housing market, said Mark MacDonald, the CEO of DM Development, a San Francisco-based firm specializing in mixed-use development and one of the community partners spearheading the project.\u003c/p>\n\u003cfigure id=\"attachment_12053433\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12053433\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-4.jpg\" alt=\"\" width=\"2000\" height=\"1091\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-4.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-4-160x87.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-4-1536x838.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A rendering of the 300 De Haro affordable housing development. \u003ccite>(Courtesy of DM Development)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“We ended up pivoting the project from a mixed-income project to a 100% affordable housing project,” MacDonald said. “Using low-income housing tax credit financing as a way to kind of get around the challenges that the market rate developments have had.”\u003c/p>\n\u003cp>Residents who qualify to live in the building, according to MacDonald, have annual income wages between 30% and 70% of the area’s median income, “which would range from about $50,000 to $100,000.”\u003c/p>\n\u003cp>Although the project leveraged SB 35 for a streamlined process, its groundbreaking has been years in the making.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>MacDonald pointed to the capital markets in San Francisco slowing down post-pandemic, as well as skyrocketing interest rates and decreased investor interest, which is “why you don’t really see any cranes in the sky in San Francisco now.”\u003c/p>\n\u003cp>Compounded with extended dialogue among the neighborhood and community, the permitting phase and entitlement process were lengthy, he said. But without SB 35, it would have taken even longer to get to groundbreaking.\u003c/p>\n\u003cp>MacDonald acknowledged that 300 De Haro became a point of contention among Potrero Hill residents upon its proposal, especially because a few small businesses like Cafe Da Fonk and Torraku Ramen, both situated at the development’s address, were given notice to vacate before groundbreaking began.\u003c/p>\n\u003cp>He said the building will have 6,000 square feet of space for retailers, but he did not specify which would operate there.\u003c/p>\n\u003cp>“We even invited some of our existing [retail] tenants at 300 De Haro back into the building should they choose to come,” he said. “We would welcome them with open arms if they do that.”\u003c/p>\n\u003cp>The Housing Action Coalition’s Executive Director Corey Smith said the community partners, which include his group, incorporated neighbors’ concerns and feedback into the process, but it’s difficult “to convince everybody that building housing is a good idea.”\u003c/p>\n\u003cfigure id=\"attachment_12053432\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12053432\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-3.jpg\" alt=\"\" width=\"2000\" height=\"1130\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-3.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-3-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/300-De-Haro-Housing-Opportunity-Overview-3-1536x868.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A rendering of the 300 De Haro St. affordable housing development. \u003ccite>(Courtesy of DM Development)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“When this project first got introduced, there were a number of neighbors who were very upset with it,” Smith said. But, he said, it’s important to emphasize that the project entails “more residents in the neighborhood, that’s good for small businesses.”\u003c/p>\n\u003cp>According to MacDonald and the development’s \u003ca href=\"https://300deharostreet.com/\">website\u003c/a>, the building will have a fitness center, a rooftop lounge, a coworking space, and a 7,000-square-foot yard for “green space.”\u003c/p>\n\u003cp>He said construction is projected to be complete by the summer of 2027, and that the development is already accepting names for its interest list on the website.\u003c/p>\n\u003cp>Smith said he hopes this project will inspire more builders and development firms to invest in San Francisco and its long-term economic sustainability.\u003c/p>\n\u003cp>“This project won’t solve all the problems,” he said. “But if we have a lot more projects like it, we will get closer to a solution.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>\u003cem>Updated 1:21 p.m. Thursday\u003c/em>\u003c/p>\n\u003cp>For years, Bob Hughes had been eyeing a corner lot just down the street from his \u003ca href=\"https://www.kqed.org/news/tag/san-jose\">San José\u003c/a> office, where he runs a building firm.\u003c/p>\n\u003cp>The single-family property at Lantz and Foxworthy avenues — shrouded by trees and sitting on just under 12,000 square feet in a quiet residential neighborhood near Cambrian Park — seemed ripe for development. So when he got the opportunity to purchase it, Hughes immediately began thinking about how to split the lot.\u003c/p>\n\u003cp>“The original house here was just covered with foliage all across the front — large trees and plants,” he said. “You couldn’t even see the house.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Now, nearly three years later, Hughes is a few weeks away from becoming the second developer in the state to successfully take advantage of a new law that allows homeowners to sell ADUs as condos.\u003c/p>\n\u003cp>The first, on Josefa Street near San José’s downtown by developer AlphaX RE Capital, got its official certification from the city in a public ceremony on Thursday. Standing in front of a white backyard cottage with a sloping roof, Mayor Matt Mahan said the home represented “history in the making.”\u003c/p>\n\u003cp>“ADUs are affordable by design and growing in popularity across the state. And now, they can offer the most accessible form of homeownership, as well,” he said. “We are offering a proof of concept for California and hope that other cities follow San José’s lead.”\u003c/p>\n\u003cp>The law, \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240AB1033\">AB 1033\u003c/a> by former San Francisco Assemblymember Phil Ting, went into effect in 2024 and allows cities to opt into the new rules. San José became the \u003ca href=\"https://www.sjmayormatt.com/news-room/san-jose-becomes-first-city-in-california-to-implement-new-ordinance-that-opens-the-door-to-affordable-home-ownership\">first city\u003c/a> last year to adopt them. Since then, at least a handful of other cities have followed, including \u003ca href=\"https://santamonicacityca.iqm2.com/Citizens/FileOpen.aspx?Type=15&ID=1421&Inline=True\">Santa Monica\u003c/a>, \u003ca href=\"https://ecm.cityofsantacruz.com/OnBaseAgendaOnline/Meetings/ViewMeeting?id=2405&doctype=2\">Santa Cruz,\u003c/a> San Francisco and \u003ca href=\"https://www.insidesandiego.org/city-council-adopts-reforms-accessory-dwelling-unit-program\">San Diego\u003c/a>. Berkeley planning officials expect to \u003ca href=\"https://www.berkeleyside.org/2024/05/21/adus-in-berkeley-may-soon-be-sold-as-condos-under-newly-adopted-state-policy\">put forward an ordinance\u003c/a> in September to allow condo sales.\u003c/p>\n\u003cfigure id=\"attachment_12052160\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052160 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00238_TV-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00238_TV-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00238_TV-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00238_TV-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Robert Hughes, a long-time developer from the South Bay, stands outside of a condominium for sale in San José on Aug. 13, 2025. \u003ccite>(Tâm Vũ/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The goal, supporters say, is to encourage more affordable ownership opportunities in a state where just \u003ca href=\"https://www.car.org/marketdata/data/haitraditional/\">15% of households\u003c/a> could reasonably afford to purchase the median-priced single-family home, according to the California Association of Realtors.\u003c/p>\n\u003cp>Rafael Perez, board chair of the Casita Coalition, which championed the law, lauded California for making significant strides in permitting new ADUs — with over \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-element-implementation-and-apr-dashboard\">30,000 permitted last year\u003c/a>, representing a quarter of California’s projected housing stock.\u003c/p>\n\u003cp>But early iterations of the law had prohibited selling them as condos, with some exceptions. Two surveys, from UC Berkeley’s \u003ca href=\"https://www.aducalifornia.org/wp-content/uploads/2021/04/Implementing-the-Backyard-Revolution.pdf\">Terner Center for Housing Innovation\u003c/a> and the \u003ca href=\"https://southbaycities.org/south-bay-cities-council-of-governments-survey-indicates-low-percentage-of-accessory-dwelling-units-adus-in-south-bay-rental-market-affordable/\">South Bay Cities Council of Government\u003c/a>, found that about 65% of ADUs are offered as long-term rentals, either on the private market or to family and friends for free.[aside postID=news_12045685 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250623-BERKELEYMIDDLEHOUSING-03-BL-KQED.jpg']“ADUs weren’t moving the needle on homeownership as much as we would like,” Perez said. “ADU condos open up that door of possibility.”\u003c/p>\n\u003cp>But so far, city officials in Santa Monica and Santa Cruz, which adopted their versions of the law in October and January, respectively, said they had not yet received any applications. In San José, just two developers have filed applications to convert ADUs to condos — though, on Thursday, AlphaX committed to completing dozens more.\u003c/p>\n\u003cp>The paucity of enthusiasm — either from other cities looking to implement it or other property owners hoping to take advantage of it — isn’t entirely surprising, several observers said.\u003c/p>\n\u003cp>For owners with mortgages, the conversion not only requires securing lenders’ approval but also potentially devaluing the existing home, since condos are typically valued less, said Martina Davis, a planning division manager for the city of San José.\u003c/p>\n\u003cp>“If you have a big mortgage, your bank might not be OK with that,” Davis said. “Or you may look at it and say, ‘Wait, hold on, I need to retain the full value of the house.’”\u003c/p>\n\u003cp>Anecdotally, Davis said most of the interest in converting ADUs to condos in San José has come from developers for whom those obstacles may not apply. Though Hughes said the newness of the law, along with some of its provisions, has presented its own challenges.\u003c/p>\n\u003cfigure id=\"attachment_12052158\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052158\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00141_TV-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00141_TV-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00141_TV-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00141_TV-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The kitchen at 2985 Lantz Ave. in San José on Aug. 13, 2025. \u003ccite>(Tâm Vũ/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Unlike traditional condos, the law requires the ADU to receive a certificate of occupancy before undergoing condominium mapping — a process that’s taken Hughes about six months of precious time sitting on two vacant homes. And after San José officials certify the units as condos, they’ll need approval from the county, as well.\u003c/p>\n\u003cp>“I’ve got a lot of money tied up here,” he said. “I want to hurry this along.”\u003c/p>\n\u003cp>For AlphaX, the decision to use the law was more of an experiment to test whether it could work. The company had already purchased the lot and had renters living in both the main home and ADU.\u003c/p>\n\u003cp>“We are not afraid to be the pioneer,” said Jia Li, the company’s chief asset manager. “If you solve this problem, or we explore the options, then there’s all these other opportunities that could come.”[aside postID=news_11980785 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SanJose-KSM-6_qut-1020x680.jpg']But Jane Lin, chief investment officer for AlphaX, said it’s a model they think has promise. “At the end of the day, it’s just providing more housing. It’s one possible solution to help create more housing.”\u003c/p>\n\u003cp>Her company on Thursday said it hoped to complete another 85 ADU condos over the next year, which could be built for existing homeowners on lots they already own, or on lots the company purchases. Once it secures the land, Lin said, “ADUs go up fast.”\u003c/p>\n\u003cp>In Seattle, about 60% of all ADUs were sold as condos in 2024, according to a \u003ca href=\"https://seattlecitygis.maps.arcgis.com/apps/dashboards/1111d274c85e4ca48af719da4b26fe9f\">city dashboard\u003c/a>. Nick Welch, a senior planner at Seattle’s Office of Planning and Community Development, said those figures may be even higher this year because the share of ADU condos has been rising, indicating strong demand for more affordable homeownership options.\u003c/p>\n\u003cp>According to a \u003ca href=\"https://www.seattle.gov/documents/Departments/OPCD/OngoingInitiatives/EncouragingBackyardCottages/OPCD-ADU-Report-2023.pdf\">city report\u003c/a> analyzing data from 2023, the median ADU sold at about 60% of the price of the associated main home and about half as much as a new, detached home.\u003c/p>\n\u003cp>“Plenty of people want to buy homes and are priced out of the market,” Welch said. “ADUs — just by virtue of being smaller and having a smaller lot area — are obviously sold for less than a new 4,000 square-foot single-family home. And so there’s plenty of demand for that type of ownership housing.”\u003c/p>\n\u003cp>However, Perez sees scenarios where existing homeowners could also benefit from converting their home and backyard cottage into condominiums. The law makes it possible to access their home’s equity, without taking on additional debt, he said. “They can sell off the ADU and with the proceeds, pay off what was left of that mortgage and be mortgage-free, right?”\u003c/p>\n\u003cfigure id=\"attachment_12052157\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052157\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00044_TV-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00044_TV-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00044_TV-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00044_TV-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The main home property associated with the condominium for sale at 2985 Lantz Ave., in San José, on Aug. 13, 2025. \u003ccite>(Tâm Vũ/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Or, they can sell to a family member. “For families that are seeing displacement, the ability to create an entry point in the backyard that’s more affordable than the homes they can’t afford is also a way that people are able to stay in the state.”\u003c/p>\n\u003cp>Hughes said he already has a buyer for the ADU he built in San José. The three-bedroom, two-bath, nearly 1,200 square-foot home will go for just under $1.6 million, as soon as the condominium map is approved.\u003c/p>\n\u003cp>The primary home, with five bedrooms, three bathrooms and nearly 2,900 square feet, is listed for more than $3 million.\u003c/p>\n\u003cp>While certainly not cheap, Hughes said, “No place in San José is, though. I mean, realistically, they are not.”\u003c/p>\n\u003cp>Hughes had the advantage of starting with a relatively big lot, which allowed him to build two units with separate entrances and utilities, making them more akin to single-family homes than condos.\u003c/p>\n\u003cp>“It’s unique because it’s on the corner, and the lot was big enough that I could build a 1,200 square-foot ADU,” Hughes said, noting that most lots will be smaller and have shared utilities. “It’s going to be down in a lower price range just by the size. So, therefore, it is creating that affordable home for somebody to go in there.”\u003c/p>\n\u003cp>More typical is the lot on Josefa Street, where AlphaX is recording the city’s first ADU-condominium-conversion map. The main home takes over most of the lot, with the ADU at the rear of the property. The two homes share a long driveway.\u003c/p>\n\u003cp>Lin said she wasn’t sure whether the company would ultimately sell the units as condos or continue to rent them out.\u003c/p>\n\u003cp>“It’s just the beginning,” she said. “So that’s why we’re all very happy and very excited to try.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>Updated 1:21 p.m. Thursday\u003c/em>\u003c/p>\n\u003cp>For years, Bob Hughes had been eyeing a corner lot just down the street from his \u003ca href=\"https://www.kqed.org/news/tag/san-jose\">San José\u003c/a> office, where he runs a building firm.\u003c/p>\n\u003cp>The single-family property at Lantz and Foxworthy avenues — shrouded by trees and sitting on just under 12,000 square feet in a quiet residential neighborhood near Cambrian Park — seemed ripe for development. So when he got the opportunity to purchase it, Hughes immediately began thinking about how to split the lot.\u003c/p>\n\u003cp>“The original house here was just covered with foliage all across the front — large trees and plants,” he said. “You couldn’t even see the house.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Now, nearly three years later, Hughes is a few weeks away from becoming the second developer in the state to successfully take advantage of a new law that allows homeowners to sell ADUs as condos.\u003c/p>\n\u003cp>The first, on Josefa Street near San José’s downtown by developer AlphaX RE Capital, got its official certification from the city in a public ceremony on Thursday. Standing in front of a white backyard cottage with a sloping roof, Mayor Matt Mahan said the home represented “history in the making.”\u003c/p>\n\u003cp>“ADUs are affordable by design and growing in popularity across the state. And now, they can offer the most accessible form of homeownership, as well,” he said. “We are offering a proof of concept for California and hope that other cities follow San José’s lead.”\u003c/p>\n\u003cp>The law, \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240AB1033\">AB 1033\u003c/a> by former San Francisco Assemblymember Phil Ting, went into effect in 2024 and allows cities to opt into the new rules. San José became the \u003ca href=\"https://www.sjmayormatt.com/news-room/san-jose-becomes-first-city-in-california-to-implement-new-ordinance-that-opens-the-door-to-affordable-home-ownership\">first city\u003c/a> last year to adopt them. Since then, at least a handful of other cities have followed, including \u003ca href=\"https://santamonicacityca.iqm2.com/Citizens/FileOpen.aspx?Type=15&ID=1421&Inline=True\">Santa Monica\u003c/a>, \u003ca href=\"https://ecm.cityofsantacruz.com/OnBaseAgendaOnline/Meetings/ViewMeeting?id=2405&doctype=2\">Santa Cruz,\u003c/a> San Francisco and \u003ca href=\"https://www.insidesandiego.org/city-council-adopts-reforms-accessory-dwelling-unit-program\">San Diego\u003c/a>. Berkeley planning officials expect to \u003ca href=\"https://www.berkeleyside.org/2024/05/21/adus-in-berkeley-may-soon-be-sold-as-condos-under-newly-adopted-state-policy\">put forward an ordinance\u003c/a> in September to allow condo sales.\u003c/p>\n\u003cfigure id=\"attachment_12052160\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052160 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00238_TV-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00238_TV-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00238_TV-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00238_TV-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Robert Hughes, a long-time developer from the South Bay, stands outside of a condominium for sale in San José on Aug. 13, 2025. \u003ccite>(Tâm Vũ/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The goal, supporters say, is to encourage more affordable ownership opportunities in a state where just \u003ca href=\"https://www.car.org/marketdata/data/haitraditional/\">15% of households\u003c/a> could reasonably afford to purchase the median-priced single-family home, according to the California Association of Realtors.\u003c/p>\n\u003cp>Rafael Perez, board chair of the Casita Coalition, which championed the law, lauded California for making significant strides in permitting new ADUs — with over \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-element-implementation-and-apr-dashboard\">30,000 permitted last year\u003c/a>, representing a quarter of California’s projected housing stock.\u003c/p>\n\u003cp>But early iterations of the law had prohibited selling them as condos, with some exceptions. Two surveys, from UC Berkeley’s \u003ca href=\"https://www.aducalifornia.org/wp-content/uploads/2021/04/Implementing-the-Backyard-Revolution.pdf\">Terner Center for Housing Innovation\u003c/a> and the \u003ca href=\"https://southbaycities.org/south-bay-cities-council-of-governments-survey-indicates-low-percentage-of-accessory-dwelling-units-adus-in-south-bay-rental-market-affordable/\">South Bay Cities Council of Government\u003c/a>, found that about 65% of ADUs are offered as long-term rentals, either on the private market or to family and friends for free.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“ADUs weren’t moving the needle on homeownership as much as we would like,” Perez said. “ADU condos open up that door of possibility.”\u003c/p>\n\u003cp>But so far, city officials in Santa Monica and Santa Cruz, which adopted their versions of the law in October and January, respectively, said they had not yet received any applications. In San José, just two developers have filed applications to convert ADUs to condos — though, on Thursday, AlphaX committed to completing dozens more.\u003c/p>\n\u003cp>The paucity of enthusiasm — either from other cities looking to implement it or other property owners hoping to take advantage of it — isn’t entirely surprising, several observers said.\u003c/p>\n\u003cp>For owners with mortgages, the conversion not only requires securing lenders’ approval but also potentially devaluing the existing home, since condos are typically valued less, said Martina Davis, a planning division manager for the city of San José.\u003c/p>\n\u003cp>“If you have a big mortgage, your bank might not be OK with that,” Davis said. “Or you may look at it and say, ‘Wait, hold on, I need to retain the full value of the house.’”\u003c/p>\n\u003cp>Anecdotally, Davis said most of the interest in converting ADUs to condos in San José has come from developers for whom those obstacles may not apply. Though Hughes said the newness of the law, along with some of its provisions, has presented its own challenges.\u003c/p>\n\u003cfigure id=\"attachment_12052158\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052158\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00141_TV-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00141_TV-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00141_TV-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00141_TV-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The kitchen at 2985 Lantz Ave. in San José on Aug. 13, 2025. \u003ccite>(Tâm Vũ/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Unlike traditional condos, the law requires the ADU to receive a certificate of occupancy before undergoing condominium mapping — a process that’s taken Hughes about six months of precious time sitting on two vacant homes. And after San José officials certify the units as condos, they’ll need approval from the county, as well.\u003c/p>\n\u003cp>“I’ve got a lot of money tied up here,” he said. “I want to hurry this along.”\u003c/p>\n\u003cp>For AlphaX, the decision to use the law was more of an experiment to test whether it could work. The company had already purchased the lot and had renters living in both the main home and ADU.\u003c/p>\n\u003cp>“We are not afraid to be the pioneer,” said Jia Li, the company’s chief asset manager. “If you solve this problem, or we explore the options, then there’s all these other opportunities that could come.”\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>But Jane Lin, chief investment officer for AlphaX, said it’s a model they think has promise. “At the end of the day, it’s just providing more housing. It’s one possible solution to help create more housing.”\u003c/p>\n\u003cp>Her company on Thursday said it hoped to complete another 85 ADU condos over the next year, which could be built for existing homeowners on lots they already own, or on lots the company purchases. Once it secures the land, Lin said, “ADUs go up fast.”\u003c/p>\n\u003cp>In Seattle, about 60% of all ADUs were sold as condos in 2024, according to a \u003ca href=\"https://seattlecitygis.maps.arcgis.com/apps/dashboards/1111d274c85e4ca48af719da4b26fe9f\">city dashboard\u003c/a>. Nick Welch, a senior planner at Seattle’s Office of Planning and Community Development, said those figures may be even higher this year because the share of ADU condos has been rising, indicating strong demand for more affordable homeownership options.\u003c/p>\n\u003cp>According to a \u003ca href=\"https://www.seattle.gov/documents/Departments/OPCD/OngoingInitiatives/EncouragingBackyardCottages/OPCD-ADU-Report-2023.pdf\">city report\u003c/a> analyzing data from 2023, the median ADU sold at about 60% of the price of the associated main home and about half as much as a new, detached home.\u003c/p>\n\u003cp>“Plenty of people want to buy homes and are priced out of the market,” Welch said. “ADUs — just by virtue of being smaller and having a smaller lot area — are obviously sold for less than a new 4,000 square-foot single-family home. And so there’s plenty of demand for that type of ownership housing.”\u003c/p>\n\u003cp>However, Perez sees scenarios where existing homeowners could also benefit from converting their home and backyard cottage into condominiums. The law makes it possible to access their home’s equity, without taking on additional debt, he said. “They can sell off the ADU and with the proceeds, pay off what was left of that mortgage and be mortgage-free, right?”\u003c/p>\n\u003cfigure id=\"attachment_12052157\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052157\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00044_TV-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00044_TV-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00044_TV-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250813-ADUSASCONDOS_00044_TV-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The main home property associated with the condominium for sale at 2985 Lantz Ave., in San José, on Aug. 13, 2025. \u003ccite>(Tâm Vũ/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Or, they can sell to a family member. “For families that are seeing displacement, the ability to create an entry point in the backyard that’s more affordable than the homes they can’t afford is also a way that people are able to stay in the state.”\u003c/p>\n\u003cp>Hughes said he already has a buyer for the ADU he built in San José. The three-bedroom, two-bath, nearly 1,200 square-foot home will go for just under $1.6 million, as soon as the condominium map is approved.\u003c/p>\n\u003cp>The primary home, with five bedrooms, three bathrooms and nearly 2,900 square feet, is listed for more than $3 million.\u003c/p>\n\u003cp>While certainly not cheap, Hughes said, “No place in San José is, though. I mean, realistically, they are not.”\u003c/p>\n\u003cp>Hughes had the advantage of starting with a relatively big lot, which allowed him to build two units with separate entrances and utilities, making them more akin to single-family homes than condos.\u003c/p>\n\u003cp>“It’s unique because it’s on the corner, and the lot was big enough that I could build a 1,200 square-foot ADU,” Hughes said, noting that most lots will be smaller and have shared utilities. “It’s going to be down in a lower price range just by the size. So, therefore, it is creating that affordable home for somebody to go in there.”\u003c/p>\n\u003cp>More typical is the lot on Josefa Street, where AlphaX is recording the city’s first ADU-condominium-conversion map. The main home takes over most of the lot, with the ADU at the rear of the property. The two homes share a long driveway.\u003c/p>\n\u003cp>Lin said she wasn’t sure whether the company would ultimately sell the units as condos or continue to rent them out.\u003c/p>\n\u003cp>“It’s just the beginning,” she said. “So that’s why we’re all very happy and very excited to try.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"slug": "this-bill-would-extend-renter-protections-to-homes-rebuilt-after-a-disaster-some-say-it-falls-short",
"title": "This Bill Would Extend Renter Protections to Homes Rebuilt After a Disaster. Some Say It Falls Short",
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"headTitle": "This Bill Would Extend Renter Protections to Homes Rebuilt After a Disaster. Some Say It Falls Short | KQED",
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"content": "\u003cp>More than six months after the \u003ca href=\"https://www.kqed.org/news/12026682/how-we-rebuild-la-recovers-from-wildfire\">Eaton and Palisades wildfires\u003c/a> razed nearly 13,000 homes and apartments near Los Angeles, property owners are beginning the arduous process of rebuilding. \u003ca href=\"https://www.kqed.org/news/12047275/6-months-after-januarys-fires-recovery-is-just-beginning-for-many\">As they do\u003c/a>, state Senator Aisha Wahab wants to make sure renters aren’t left out.\u003c/p>\n\u003cp>Before the January fires swept in, tenants in many of the apartment buildings had certain protections, including rent control and \u003ca href=\"https://www.kqed.org/news/12005034/this-bay-area-county-approved-sweeping-protections-for-disaster-affected-tenants\">limitations\u003c/a> on when a landlord could evict them. But, under existing law, the apartments will lose those protections once rebuilt.\u003c/p>\n\u003cp>“The state legislature is not doing enough to focus on the issues that renters face,” the Fremont Democrat said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Wahab’s bill, SB 522, aims to close a loophole in the \u003ca href=\"https://www.kqed.org/news/12034212/california-lawmakers-push-lower-rent-cap-expand-protections-property-owners-worried\">Tenant Protection Act\u003c/a> of 2019, which expires in 2030. The law limits annual rent increases and restricts evictions to only “just-cause” cases, including not paying the rent, violating the lease or withdrawing the unit from the rental market. The law applies on a rolling basis to most multifamily properties built more than 15 years ago.\u003c/p>\n\u003cp>SB 522 would extend those protections to homes destroyed in a wildfire, flood or other natural disaster, rather than waiting another 15 years for the clock to restart.\u003c/p>\n\u003cp>But the proposed legislation has been contentious since it was introduced — condemned by rental property owners for going too far and criticized by tenants for not going far enough. The bill is expected to head to the Assembly floor in the coming weeks.\u003c/p>\n\u003cfigure id=\"attachment_12021263\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12021263\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Buildings are destroyed along Fair Oaks Avenue in Altadena, California, after the Eaton Fire swept through the area northeast of Los Angeles on Thursday, Jan. 9, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Property owner interest groups say it sends “the wrong message to a landlord.” Debra Carlton, executive vice president for state government affairs at the California Apartment Association, said any regulation on new development could deter a property owner from entering or returning to the rental market.\u003c/p>\n\u003cp>“State law says that, even in a new construction, you have a 15-year exemption before you fall under regulations such as just cause,” Carlton said. “So this is treating [the rebuilt units] differently, as if they’re not new.”\u003c/p>\n\u003cp>Wahab argued there is no concrete evidence that protections in her bill deter developers from rebuilding homes. Researchers from the University of Minnesota \u003ca href=\"https://www.cura.umn.edu/sites/cura.umn.edu/files/2025-03/final_the-good-case-for-_good-cause-v2.pdf\">published a study in March\u003c/a> that examined permitting activity before and after California’s Tenant Protection Act passed into law, among similar state policies in Oregon and New Hampshire. It found that permits for new construction in counties across those states did not decline, controlling for counties in neighboring states.\u003c/p>\n\u003cp>But SB 522 is still shaking off the controversy it brought when it was first introduced.[aside postID=news_12034212 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/024_SanFrancisco_Housing_07292021_qed-1020x680.jpg']Wahab’s bill previously included language that required rent-controlled units to remain that way, even after getting rebuilt. That version received strong criticism from various apartment associations, realtor groups and building trades, which argued the bill, if passed into law, would make rebuilding too expensive for rental property owners already reeling from losing their homes and dealing with insurance claims.\u003c/p>\n\u003cp>“Financing of replacement properties becomes extremely difficult if property owners do not have the ability to recover rebuilding costs through market-rate rents,” Dan Yukelson, executive director of the Apartment Association of Greater Los Angeles, wrote in an email to KQED. “Property owners will struggle to secure financing, delaying or preventing reconstruction altogether because rental income and cost recovery will be severely limited.”\u003c/p>\n\u003cp>According to Wahab’s staff, those terms were removed before the bill’s first hearing in April, despite the language still remaining in legislative digests because of a technical error to be corrected in the coming weeks. But Wahab admitted that by omitting rent control from her bill, it made it more politically palatable, especially for her colleagues in the legislature who are landlords themselves.\u003c/p>\n\u003cp>“It was largely a way to thread the needle and to provide stability for evictions — for unnecessary evictions when somebody has already faced a crisis of losing their entire home in a fire,” she said.\u003c/p>\n\u003cfigure id=\"attachment_12022580\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12022580\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/AP25016124878838-scaled-e1737665727227.jpg\" alt=\"\" width=\"2000\" height=\"1334\">\u003cfigcaption class=\"wp-caption-text\">Residents embrace in front of a fire-ravaged property after the Palisades Fire swept through the Pacific Palisades neighborhood of Los Angeles on Wednesday, Jan. 8, 2025. \u003ccite>(Etienne Laurent/AP Photo)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Tenants’ rights groups still largely support the bill — arguing that some protections are better than none — but they’re disappointed it’s now been watered down. Alfred Twu, secretary for the California Democratic Renters Council, said, “SB 522 is weaker without the rent cap.”\u003c/p>\n\u003cp>Ideally, said Joey Flegel-Mishlove with East Bay Housing Organizations, just cause eviction protections should be coupled with other policies that support renters, such as rent caps and anti-harassment protections.\u003c/p>\n\u003cp>The affordable housing advocacy group endorsed SB 522 when it was first introduced. “Rent stabilization is undermined when landlords can evict tenants without cause and set rents for new tenants at an uncontrolled level. Just Cause protections are undermined when landlords can carry out de facto evictions by raising rents to levels tenants cannot afford, forcing them to move out.”[aside postID=news_11934624 hero='https://ww2.kqed.org/app/uploads/sites/10/2022/12/GettyImages-1244095544-1020x619.jpg']Still, any renter protections that keep people housed, especially after a natural disaster, can provide relief to tenants, he added, “even if we aim to do more in the future.”\u003c/p>\n\u003cp>Lisa Geduldig benefited from similar protections when she lost her apartment in San Francisco’s Mission District to a fire in 2016.\u003c/p>\n\u003cp>Around 8:30 a.m., she said she heard a crackling sound. She went to her window and saw a little fire in the brush next door. Geduldig and 14 neighbors exited the building, figuring the fire would be put out shortly.\u003c/p>\n\u003cp>“We thought we were just going to be displaced for a year,” she said. Instead, it took more than three years to complete reconstruction on the severely damaged building. By then, she said, “There were five of us, I believe, who moved back in.”\u003c/p>\n\u003cp>She was able to return because her landlord was required to keep it rent-controlled, even after it was rebuilt. Though Geduldig would not have been covered under SB 522, even if it had been in place then, she said the bill would be more effective if it included rent control. If she had to return to her old apartment at a new, market-rate price, she wouldn’t have been able to afford it.\u003c/p>\n\u003cp>“I wouldn’t have been able to move back into the building, and I likely wouldn’t have been able to live in San Francisco,” she said.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>More than six months after the \u003ca href=\"https://www.kqed.org/news/12026682/how-we-rebuild-la-recovers-from-wildfire\">Eaton and Palisades wildfires\u003c/a> razed nearly 13,000 homes and apartments near Los Angeles, property owners are beginning the arduous process of rebuilding. \u003ca href=\"https://www.kqed.org/news/12047275/6-months-after-januarys-fires-recovery-is-just-beginning-for-many\">As they do\u003c/a>, state Senator Aisha Wahab wants to make sure renters aren’t left out.\u003c/p>\n\u003cp>Before the January fires swept in, tenants in many of the apartment buildings had certain protections, including rent control and \u003ca href=\"https://www.kqed.org/news/12005034/this-bay-area-county-approved-sweeping-protections-for-disaster-affected-tenants\">limitations\u003c/a> on when a landlord could evict them. But, under existing law, the apartments will lose those protections once rebuilt.\u003c/p>\n\u003cp>“The state legislature is not doing enough to focus on the issues that renters face,” the Fremont Democrat said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Wahab’s bill, SB 522, aims to close a loophole in the \u003ca href=\"https://www.kqed.org/news/12034212/california-lawmakers-push-lower-rent-cap-expand-protections-property-owners-worried\">Tenant Protection Act\u003c/a> of 2019, which expires in 2030. The law limits annual rent increases and restricts evictions to only “just-cause” cases, including not paying the rent, violating the lease or withdrawing the unit from the rental market. The law applies on a rolling basis to most multifamily properties built more than 15 years ago.\u003c/p>\n\u003cp>SB 522 would extend those protections to homes destroyed in a wildfire, flood or other natural disaster, rather than waiting another 15 years for the clock to restart.\u003c/p>\n\u003cp>But the proposed legislation has been contentious since it was introduced — condemned by rental property owners for going too far and criticized by tenants for not going far enough. The bill is expected to head to the Assembly floor in the coming weeks.\u003c/p>\n\u003cfigure id=\"attachment_12021263\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12021263\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/240109-CAWindStorm-043-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Buildings are destroyed along Fair Oaks Avenue in Altadena, California, after the Eaton Fire swept through the area northeast of Los Angeles on Thursday, Jan. 9, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Property owner interest groups say it sends “the wrong message to a landlord.” Debra Carlton, executive vice president for state government affairs at the California Apartment Association, said any regulation on new development could deter a property owner from entering or returning to the rental market.\u003c/p>\n\u003cp>“State law says that, even in a new construction, you have a 15-year exemption before you fall under regulations such as just cause,” Carlton said. “So this is treating [the rebuilt units] differently, as if they’re not new.”\u003c/p>\n\u003cp>Wahab argued there is no concrete evidence that protections in her bill deter developers from rebuilding homes. Researchers from the University of Minnesota \u003ca href=\"https://www.cura.umn.edu/sites/cura.umn.edu/files/2025-03/final_the-good-case-for-_good-cause-v2.pdf\">published a study in March\u003c/a> that examined permitting activity before and after California’s Tenant Protection Act passed into law, among similar state policies in Oregon and New Hampshire. It found that permits for new construction in counties across those states did not decline, controlling for counties in neighboring states.\u003c/p>\n\u003cp>But SB 522 is still shaking off the controversy it brought when it was first introduced.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Wahab’s bill previously included language that required rent-controlled units to remain that way, even after getting rebuilt. That version received strong criticism from various apartment associations, realtor groups and building trades, which argued the bill, if passed into law, would make rebuilding too expensive for rental property owners already reeling from losing their homes and dealing with insurance claims.\u003c/p>\n\u003cp>“Financing of replacement properties becomes extremely difficult if property owners do not have the ability to recover rebuilding costs through market-rate rents,” Dan Yukelson, executive director of the Apartment Association of Greater Los Angeles, wrote in an email to KQED. “Property owners will struggle to secure financing, delaying or preventing reconstruction altogether because rental income and cost recovery will be severely limited.”\u003c/p>\n\u003cp>According to Wahab’s staff, those terms were removed before the bill’s first hearing in April, despite the language still remaining in legislative digests because of a technical error to be corrected in the coming weeks. But Wahab admitted that by omitting rent control from her bill, it made it more politically palatable, especially for her colleagues in the legislature who are landlords themselves.\u003c/p>\n\u003cp>“It was largely a way to thread the needle and to provide stability for evictions — for unnecessary evictions when somebody has already faced a crisis of losing their entire home in a fire,” she said.\u003c/p>\n\u003cfigure id=\"attachment_12022580\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12022580\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/01/AP25016124878838-scaled-e1737665727227.jpg\" alt=\"\" width=\"2000\" height=\"1334\">\u003cfigcaption class=\"wp-caption-text\">Residents embrace in front of a fire-ravaged property after the Palisades Fire swept through the Pacific Palisades neighborhood of Los Angeles on Wednesday, Jan. 8, 2025. \u003ccite>(Etienne Laurent/AP Photo)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Tenants’ rights groups still largely support the bill — arguing that some protections are better than none — but they’re disappointed it’s now been watered down. Alfred Twu, secretary for the California Democratic Renters Council, said, “SB 522 is weaker without the rent cap.”\u003c/p>\n\u003cp>Ideally, said Joey Flegel-Mishlove with East Bay Housing Organizations, just cause eviction protections should be coupled with other policies that support renters, such as rent caps and anti-harassment protections.\u003c/p>\n\u003cp>The affordable housing advocacy group endorsed SB 522 when it was first introduced. “Rent stabilization is undermined when landlords can evict tenants without cause and set rents for new tenants at an uncontrolled level. Just Cause protections are undermined when landlords can carry out de facto evictions by raising rents to levels tenants cannot afford, forcing them to move out.”\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Still, any renter protections that keep people housed, especially after a natural disaster, can provide relief to tenants, he added, “even if we aim to do more in the future.”\u003c/p>\n\u003cp>Lisa Geduldig benefited from similar protections when she lost her apartment in San Francisco’s Mission District to a fire in 2016.\u003c/p>\n\u003cp>Around 8:30 a.m., she said she heard a crackling sound. She went to her window and saw a little fire in the brush next door. Geduldig and 14 neighbors exited the building, figuring the fire would be put out shortly.\u003c/p>\n\u003cp>“We thought we were just going to be displaced for a year,” she said. Instead, it took more than three years to complete reconstruction on the severely damaged building. By then, she said, “There were five of us, I believe, who moved back in.”\u003c/p>\n\u003cp>She was able to return because her landlord was required to keep it rent-controlled, even after it was rebuilt. Though Geduldig would not have been covered under SB 522, even if it had been in place then, she said the bill would be more effective if it included rent control. If she had to return to her old apartment at a new, market-rate price, she wouldn’t have been able to afford it.\u003c/p>\n\u003cp>“I wouldn’t have been able to move back into the building, and I likely wouldn’t have been able to live in San Francisco,” she said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>\u003cem>Updated 2:15 p.m. Wednesday\u003c/em>\u003c/p>\n\u003cp>Three people were rescued from an Outer Sunset house fire early Wednesday, including one person who was in critical condition after jumping out of a window to escape the flames, according to fire officials.\u003c/p>\n\u003cp>The woman who jumped out of a third-floor backyard-facing window was stable at a hospital, fire officials said. Two others were taken to hospitals for further evaluation of their injuries.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>One cat that was also rescued from the home was treated by paramedics but died of its injuries. A second lost during the blaze remains missing.\u003c/p>\n\u003cp>The two-alarm fire broke out in a three-story home on the 1300 block of 47th Avenue just after 6 a.m., then quickly spread to the homes to its right and left.\u003c/p>\n\u003cfigure id=\"attachment_12053067\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SFFD3-e1755724830333.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12053067\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SFFD3-e1755724830333.jpg\" alt=\"\" width=\"2000\" height=\"1500\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">San Francisco Fire Chief Dean Crispen on Aug. 20, 2025, in the city’s Sunset neighborhood. Crispin said that house’s wood balloon framing allowed the fire to grow quickly and posed challenges for containment. \u003ccite>(Courtesy of San Francisco Fire Department)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>San Francisco Fire Department Lt. Jonathan Baxter told reporters at the scene that one of the residents in the home where the fire originated called 911 after a smoke detector alerted them of the blaze.\u003c/p>\n\u003cp>He said officers could hear “screaming for help and windows breaking” in the background of the call.\u003c/p>\n\u003cp>“In that short time period, one person jumped from a window on the third floor for safety, two other people exited the building,” he continued.\u003c/p>\n\u003cp>Five people were displaced from multiple homes, according to San Francisco police spokesperson Samuel Menchaca.\u003c/p>\n\u003cp>Fire crews quickly extinguished the flames ripping through the neighboring homes, containing the blaze to the home where the fire originated by 7 a.m.\u003c/p>\n\u003cp>San Francisco Fire Chief Dean Crispen said that house’s wood balloon framing allowed the fire to grow quickly and posed challenges for containment.\u003c/p>\n\u003cp>Firefighters shifted to a defensive firefighting strategy outside the home, while trying to proactively extinguish the flames inside before deeming the fire under control about an hour later.\u003c/p>\n\u003cp>Menchaca said the residents’ quick response to the fire helped ensure they all made it out of their homes safely.\u003c/p>\n\u003cp>“One of the residents was prepared, heard their functioning smoke detector go off and had a plan to get outside the house,” he said.\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>One cat that was also rescued from the home was treated by paramedics but died of its injuries. A second lost during the blaze remains missing.\u003c/p>\n\u003cp>The two-alarm fire broke out in a three-story home on the 1300 block of 47th Avenue just after 6 a.m., then quickly spread to the homes to its right and left.\u003c/p>\n\u003cfigure id=\"attachment_12053067\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SFFD3-e1755724830333.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12053067\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SFFD3-e1755724830333.jpg\" alt=\"\" width=\"2000\" height=\"1500\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">San Francisco Fire Chief Dean Crispen on Aug. 20, 2025, in the city’s Sunset neighborhood. Crispin said that house’s wood balloon framing allowed the fire to grow quickly and posed challenges for containment. \u003ccite>(Courtesy of San Francisco Fire Department)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>San Francisco Fire Department Lt. Jonathan Baxter told reporters at the scene that one of the residents in the home where the fire originated called 911 after a smoke detector alerted them of the blaze.\u003c/p>\n\u003cp>He said officers could hear “screaming for help and windows breaking” in the background of the call.\u003c/p>\n\u003cp>“In that short time period, one person jumped from a window on the third floor for safety, two other people exited the building,” he continued.\u003c/p>\n\u003cp>Five people were displaced from multiple homes, according to San Francisco police spokesperson Samuel Menchaca.\u003c/p>\n\u003cp>Fire crews quickly extinguished the flames ripping through the neighboring homes, containing the blaze to the home where the fire originated by 7 a.m.\u003c/p>\n\u003cp>San Francisco Fire Chief Dean Crispen said that house’s wood balloon framing allowed the fire to grow quickly and posed challenges for containment.\u003c/p>\n\u003cp>Firefighters shifted to a defensive firefighting strategy outside the home, while trying to proactively extinguish the flames inside before deeming the fire under control about an hour later.\u003c/p>\n\u003cp>Menchaca said the residents’ quick response to the fire helped ensure they all made it out of their homes safely.\u003c/p>\n\u003cp>“One of the residents was prepared, heard their functioning smoke detector go off and had a plan to get outside the house,” he said.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>A Black real estate investor filed a federal civil rights lawsuit on Monday, alleging \u003ca href=\"https://www.kqed.org/news/tag/marin-county\">Marin County\u003c/a> officials used its permitting system to racially discriminate against him when he tried to do business in two exclusive waterfront communities.\u003c/p>\n\u003cp>Dietrick Burks said he was hit with burdensome, expensive and unlawful permitting requirements when he attempted to relocate three floating homes to affluent waterfront neighborhoods in Sausalito. His experience adds to that of \u003ca href=\"https://www.kqed.org/forum/2010101891562/racial-bias-in-home-appraisals-investigated-in-lowballed\">other Black homeowners who have reported racial discrimination\u003c/a> in the North Bay.\u003c/p>\n\u003cp>“I just wanted an opportunity,” Burks said. “It was stressful, very stressful. I just couldn’t believe it — not in the world that we live in today.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>In an emailed statement to KQED, Marin County Director of Communications Laine Hendricks said the county had not yet been served with the lawsuit, but will carefully review it and respond through the legal process once it is received. She added that the county’s building policies “are applied uniformly and are not motivated by race.”\u003c/p>\n\u003cp>According to court documents, Burks purchased three floating homes in 2019 from the \u003ca href=\"https://www.kqed.org/news/10919489/floating-home-community-vying-for-survival-in-redwood-city\">Docktown Marina\u003c/a> in Redwood City. He had planned to relocate them to Kappas Marina and Waldo Point Harbor — two waterfront communities — in Sausalito, where he would renovate and resell them.\u003c/p>\n\u003cfigure id=\"attachment_12052911\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052911\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SausalitoGetty.jpg\" alt=\"\" width=\"2000\" height=\"1338\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SausalitoGetty.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SausalitoGetty-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SausalitoGetty-1536x1028.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Sausalito on May 10, 2006. \u003ccite>(Nik Wheeler/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>When Burks renovated and sold his first floating home in Kappas Marina, he worked with a white business partner and did not face permitting issues, according to the suit. The home was sold at fair-market value.\u003c/p>\n\u003cp>But after the Kappas Marina and Waldo Point floating home communities learned that Burks was in charge of the homes’ relocation and renovation, he said he started to face targeted opposition.\u003c/p>\n\u003cp>The permitting process that followed, he told KQED, was “unreal.”\u003c/p>\n\u003cp>The lawsuit states that Bill Kelley, the county’s chief building official, worked with other county staff to change the building code, requiring all floating homes relocated to Sausalito marinas to be considered “new construction” and therefore subject to additional requirements.[aside postID=news_12036599 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/250409-LIVERMORE-BLACK-LAND-MD-10-KQED-1-1020x680.jpg']Owners of relocated homes would also have to provide extensive documentation about the history and origin of the floating home and would require a licensed marine surveyor or civil engineer to review and verify the home’s dimensions, among other new rules.\u003c/p>\n\u003cp>Burks said those rules were enforced on his projects before being formally approved by the Board of Supervisors.\u003c/p>\n\u003cp>Nor were they applied universally, he said. In the three years it took for him to relocate his first floating home to Kappas Marina, Burks said he made a lot of relationships with community members. Soon, some decided to purchase and relocate floating homes themselves.\u003c/p>\n\u003cp>“[The homes] were permitted in a fraction of the time I got my permit, without having to do a fraction of what I had to do,” he said. “And they were much larger in size and dimensions. It’s very disappointing.”\u003c/p>\n\u003cp>The lawsuit claims the delays in permitting added significant interest payments and operational costs, causing Burks to sell some of his floating homes at below-market rate values. He now awaits a court date for a preliminary hearing, which he expects will be set within 90 days of filing the lawsuit.\u003c/p>\n\u003cp>“Sometimes you have to touch the stove to remind yourself that it’s still hot,” said Andanté Pointer, Burks’ lawyer. “NIMBYism is alive and well, and this one has a racial animus tint to it.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"excerpt": "The lawsuit alleges the county’s chief building official targeted him by changing permitting requirements, which made it expensive and difficult for him to relocate his houseboats to Sausalito. ",
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"title": "Black Real Estate Investor Sues Marin County, Alleging Racism Through Red Tape | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>A Black real estate investor filed a federal civil rights lawsuit on Monday, alleging \u003ca href=\"https://www.kqed.org/news/tag/marin-county\">Marin County\u003c/a> officials used its permitting system to racially discriminate against him when he tried to do business in two exclusive waterfront communities.\u003c/p>\n\u003cp>Dietrick Burks said he was hit with burdensome, expensive and unlawful permitting requirements when he attempted to relocate three floating homes to affluent waterfront neighborhoods in Sausalito. His experience adds to that of \u003ca href=\"https://www.kqed.org/forum/2010101891562/racial-bias-in-home-appraisals-investigated-in-lowballed\">other Black homeowners who have reported racial discrimination\u003c/a> in the North Bay.\u003c/p>\n\u003cp>“I just wanted an opportunity,” Burks said. “It was stressful, very stressful. I just couldn’t believe it — not in the world that we live in today.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>In an emailed statement to KQED, Marin County Director of Communications Laine Hendricks said the county had not yet been served with the lawsuit, but will carefully review it and respond through the legal process once it is received. She added that the county’s building policies “are applied uniformly and are not motivated by race.”\u003c/p>\n\u003cp>According to court documents, Burks purchased three floating homes in 2019 from the \u003ca href=\"https://www.kqed.org/news/10919489/floating-home-community-vying-for-survival-in-redwood-city\">Docktown Marina\u003c/a> in Redwood City. He had planned to relocate them to Kappas Marina and Waldo Point Harbor — two waterfront communities — in Sausalito, where he would renovate and resell them.\u003c/p>\n\u003cfigure id=\"attachment_12052911\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052911\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SausalitoGetty.jpg\" alt=\"\" width=\"2000\" height=\"1338\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SausalitoGetty.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SausalitoGetty-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SausalitoGetty-1536x1028.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Sausalito on May 10, 2006. \u003ccite>(Nik Wheeler/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>When Burks renovated and sold his first floating home in Kappas Marina, he worked with a white business partner and did not face permitting issues, according to the suit. The home was sold at fair-market value.\u003c/p>\n\u003cp>But after the Kappas Marina and Waldo Point floating home communities learned that Burks was in charge of the homes’ relocation and renovation, he said he started to face targeted opposition.\u003c/p>\n\u003cp>The permitting process that followed, he told KQED, was “unreal.”\u003c/p>\n\u003cp>The lawsuit states that Bill Kelley, the county’s chief building official, worked with other county staff to change the building code, requiring all floating homes relocated to Sausalito marinas to be considered “new construction” and therefore subject to additional requirements.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Owners of relocated homes would also have to provide extensive documentation about the history and origin of the floating home and would require a licensed marine surveyor or civil engineer to review and verify the home’s dimensions, among other new rules.\u003c/p>\n\u003cp>Burks said those rules were enforced on his projects before being formally approved by the Board of Supervisors.\u003c/p>\n\u003cp>Nor were they applied universally, he said. In the three years it took for him to relocate his first floating home to Kappas Marina, Burks said he made a lot of relationships with community members. Soon, some decided to purchase and relocate floating homes themselves.\u003c/p>\n\u003cp>“[The homes] were permitted in a fraction of the time I got my permit, without having to do a fraction of what I had to do,” he said. “And they were much larger in size and dimensions. It’s very disappointing.”\u003c/p>\n\u003cp>The lawsuit claims the delays in permitting added significant interest payments and operational costs, causing Burks to sell some of his floating homes at below-market rate values. He now awaits a court date for a preliminary hearing, which he expects will be set within 90 days of filing the lawsuit.\u003c/p>\n\u003cp>“Sometimes you have to touch the stove to remind yourself that it’s still hot,” said Andanté Pointer, Burks’ lawyer. “NIMBYism is alive and well, and this one has a racial animus tint to it.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"slug": "san-jose-begins-clearing-columbus-park-the-citys-biggest-homeless-encampment",
"title": "San José Begins Clearing Columbus Park, the City’s Biggest Homeless Encampment",
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"headTitle": "San José Begins Clearing Columbus Park, the City’s Biggest Homeless Encampment | KQED",
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"content": "\u003cp>Under a bright morning sun, garbage trucks, tow trucks and law enforcement poured into \u003ca href=\"https://www.kqed.org/news/tag/san-jose\">San José\u003c/a>’s Columbus Park on Monday.\u003c/p>\n\u003cp>Crews of city workers wearing bright vests began taping off sections of sidewalk, raking up piles of debris and trash, disassembling tents and even ripping microwaves, solar panels and other materials out of RVs.\u003c/p>\n\u003cp>Monday morning marked the zero hour for what city officials say is a three-month plan to completely clear out the more than 100 RVs, many more tents and other forms of soft shelter from the park, where hundreds of people have lived for years.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Columbus Park is the largest single encampment in San José since The Jungle — a sprawling community that hundreds of people called home along Coyote Creek near Story and Senter roads — was dismantled in 2015.\u003c/p>\n\u003cp>City officials say the conditions at the park, which lies just south of the San José Mineta International Airport, had become untenable.\u003c/p>\n\u003cp>“Every day this encampment is allowed to persist, it puts lives at risk, especially the lives of those who call it home. The lives of children, seniors, the most vulnerable,” Mayor Matt Mahan said Monday during a press conference inside City Hall, about a six-minute drive from the park.\u003c/p>\n\u003cfigure id=\"attachment_12052738\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052738 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-02-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-02-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-02-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-02-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Rosemary Pineda rakes the ground near where the she lives in Columbus Park in San José on Aug. 18, 2025.\u003c/figcaption>\u003c/figure>\n\u003cp>The crush of RVs, vehicles and tents has dominated the space for several years, with the streets in and around the camp lined with loose trash and debris, making it unusable for recreation.\u003c/p>\n\u003cp>The conditions, city officials said, only added to the risks for people living there in close quarters, many of whom were already facing difficult and desperate situations in pricey Silicon Valley.\u003c/p>\n\u003cp>“Our homeless neighbors are living in increasingly unsafe, unmanaged conditions, including a homicide in the park last year, a pedestrian fatality just last month, and a suicide just last week. That’s why we’re moving with urgency and resolve,” Mahan said.[aside postID=news_12051236 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250626-GRANTSPASSDECISIONANNI-03-BL-KQED.jpg']The process of clearing the park has followed more than two months of in-person outreach to residents, city officials said. City workers offered park residents temporary spaces in motel rooms around the city, only about 42 of which are move-in ready now. Mahan said he expects nearly 400 will be ready within about a month.\u003c/p>\n\u003cp>The city is also building nearly 400 spaces for people that should be ready by year’s end, officials said, in the form of clusters of tiny homes or sanctioned safe camping sites, in addition to an existing safe parking site for people in RVs in the Berryessa neighborhood.\u003c/p>\n\u003cp>Some residents of the park are also being offered a roughly $2,000 buyback of their RVs in exchange for an agreement to accept temporary shelter in one of the city’s hotels or managed sites.\u003c/p>\n\u003cp>“This is a thoughtful, methodical, multi-month process of standing up safe, dignified interim housing,” Mahan said of the plan, which will include meals, case management and security.\u003c/p>\n\u003cp>“And if people are unwilling to accept that option, they will not be allowed to continue to camp in a public park. It’s as simple as that.”\u003c/p>\n\u003cfigure id=\"attachment_12052741\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052741 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-06-KQED-1.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-06-KQED-1.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-06-KQED-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-06-KQED-1-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Workers remove the belongings from an RV at Columbus Park in San José on Aug. 18, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In the last few years, San José has worked to cordon off sections of the nearby open grasslands where residents camped before, and which the city said must remain vacant due to federal aviation rules near airports.\u003c/p>\n\u003cp>But without enough shelter beds or homes for the residents, the several sweeps, cleanups and relocations have mostly shuffled around people facing homelessness onto a smaller footprint of the park, such as the former baseball diamonds and soccer fields.\u003c/p>\n\u003cp>Some Columbus Park residents told KQED on Monday they have accepted shelter offers and are happy to have the chance to move.\u003c/p>\n\u003cfigure id=\"attachment_12052680\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052680 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-11-KQED-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-11-KQED-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-11-KQED-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-11-KQED-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Emily V. packs up her belongings at Columbus Park in San José on Aug. 18, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Yeah, of course. I am looking forward to being able to be in a hotel,” Emily V., a 33-year-old who has been living at Columbus Park for about a year, said, while packing up tentpoles and a suitcase on the sidewalk.\u003c/p>\n\u003cp>“I mean, nobody really wants to camp forever, you know? It’s just one of those things that happens to you. Life happens to everybody.”\u003c/p>\n\u003cp>Others, like Fernando Alcantara, said he wasn’t given clear information about his options. Alcantara prepared to leave the park with his trailer on Monday, but instead, city crews dismantled it in front of him and hastily hoisted the shell onto a flatbed tow truck.\u003c/p>\n\u003cfigure id=\"attachment_12052674\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052674 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-05-KQED-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-05-KQED-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-05-KQED-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-05-KQED-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Fernando Alcantara speaks with a city official in front of his RV shortly before it was towed at Columbus Park in San José on Aug. 18, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“At least, can I take my stuff out? Because I have my wallet, I have money, I have everything,” in the trailer, he said. “They didn’t let me take anything. No I.D., no nothing.”\u003c/p>\n\u003cp>Alcantara’s situation highlighted some of the confusion and disarray on the ground during the large and sprawling operation. Only after his RV was confiscated did city workers determine he wasn’t offered shelter, and said they would try to connect him with an option for housing in one of the motel spaces.\u003c/p>\n\u003cp>Others who have agreed to accept a motel or tiny home space will be allowed to remain at the site until Sept. 5, or until such shelter is ready for them.\u003c/p>\n\u003cfigure id=\"attachment_12052679\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052679 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-10-KQED-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-10-KQED-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-10-KQED-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-10-KQED-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Fernando Alcantara watches as his RV is towed at Columbus Park in San José on Aug. 18, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Shaunn Cartwright, an advocate for unhoused people and a frequent critic of Mahan’s policies that prioritize interim housing instead of building permanent affordable housing, said the city’s plan to inform people fell far short of what was needed.\u003c/p>\n\u003cp>She said many people didn’t receive detailed information, including herself, about what people should do to prepare, and what choices they had, so it could be shared with residents to avoid panic.\u003c/p>\n\u003cp>“The city intentionally left everybody in the dark here. And then it made it where it was so much easier for rumors to start,” she told KQED.\u003c/p>\n\u003cfigure id=\"attachment_12052678\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052678 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-09-KQED-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-09-KQED-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-09-KQED-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-09-KQED-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Shawn Spencer relocates his belongings from where he’d been staying at Columbus Park in San José on Aug. 18, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“There’s people that work nine to five, and if you assume they take the bus, so they’re seven to seven, and they missed everything. So they didn’t get to apply for the buyback program, they didn’t get to go to the hotels or anything.”\u003c/p>\n\u003cp>The city’s director of housing, Erik Soliván, said the city is facing a “dynamic” situation, and emphasized that the park’s fluctuating population made informing all residents — a count estimated at 370 people last weekend — a challenge.\u003c/p>\n\u003cp>“We’re going to capture as many people as we can to ensure we can give them offers of shelter and service,” Soliván told KQED.\u003c/p>\n\u003cfigure id=\"attachment_12052736\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052736 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-20-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-20-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-20-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-20-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Workers clear the homeless encampment at Columbus Park in San José on Aug. 18, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Mahan said he understands the plans may not be perfect when trying to address the individual needs of people who may be struggling in different ways, but said a change must happen soon.\u003c/p>\n\u003cp>“We have to end unsheltered homelessness. We cannot, in a modern city, have thousands of people living in unmanaged conditions all over the city with trash and fires and crime. So we’ve got to get people indoors,” Mahan said.\u003c/p>\n\u003cp>“Can I promise you that as we move people indoors, none of those problems will come? No, of course not,” he said. “But it’s a lot better than the status quo today in terms of human suffering, cost, community impacts and environmental impacts.”\u003c/p>\n\u003cp>Following the cleanup work, the city plans to renovate the park with new soccer fields, pickleball and basketball courts, as well as spaces for futsal and horseshoes, officials said.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "The city is beginning to remove RVs and tents from Columbus Park in North San José, where hundreds of homeless people have lived for years. ",
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"title": "San José Begins Clearing Columbus Park, the City’s Biggest Homeless Encampment | KQED",
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"headline": "San José Begins Clearing Columbus Park, the City’s Biggest Homeless Encampment",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Under a bright morning sun, garbage trucks, tow trucks and law enforcement poured into \u003ca href=\"https://www.kqed.org/news/tag/san-jose\">San José\u003c/a>’s Columbus Park on Monday.\u003c/p>\n\u003cp>Crews of city workers wearing bright vests began taping off sections of sidewalk, raking up piles of debris and trash, disassembling tents and even ripping microwaves, solar panels and other materials out of RVs.\u003c/p>\n\u003cp>Monday morning marked the zero hour for what city officials say is a three-month plan to completely clear out the more than 100 RVs, many more tents and other forms of soft shelter from the park, where hundreds of people have lived for years.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Columbus Park is the largest single encampment in San José since The Jungle — a sprawling community that hundreds of people called home along Coyote Creek near Story and Senter roads — was dismantled in 2015.\u003c/p>\n\u003cp>City officials say the conditions at the park, which lies just south of the San José Mineta International Airport, had become untenable.\u003c/p>\n\u003cp>“Every day this encampment is allowed to persist, it puts lives at risk, especially the lives of those who call it home. The lives of children, seniors, the most vulnerable,” Mayor Matt Mahan said Monday during a press conference inside City Hall, about a six-minute drive from the park.\u003c/p>\n\u003cfigure id=\"attachment_12052738\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052738 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-02-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-02-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-02-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-02-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Rosemary Pineda rakes the ground near where the she lives in Columbus Park in San José on Aug. 18, 2025.\u003c/figcaption>\u003c/figure>\n\u003cp>The crush of RVs, vehicles and tents has dominated the space for several years, with the streets in and around the camp lined with loose trash and debris, making it unusable for recreation.\u003c/p>\n\u003cp>The conditions, city officials said, only added to the risks for people living there in close quarters, many of whom were already facing difficult and desperate situations in pricey Silicon Valley.\u003c/p>\n\u003cp>“Our homeless neighbors are living in increasingly unsafe, unmanaged conditions, including a homicide in the park last year, a pedestrian fatality just last month, and a suicide just last week. That’s why we’re moving with urgency and resolve,” Mahan said.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>The process of clearing the park has followed more than two months of in-person outreach to residents, city officials said. City workers offered park residents temporary spaces in motel rooms around the city, only about 42 of which are move-in ready now. Mahan said he expects nearly 400 will be ready within about a month.\u003c/p>\n\u003cp>The city is also building nearly 400 spaces for people that should be ready by year’s end, officials said, in the form of clusters of tiny homes or sanctioned safe camping sites, in addition to an existing safe parking site for people in RVs in the Berryessa neighborhood.\u003c/p>\n\u003cp>Some residents of the park are also being offered a roughly $2,000 buyback of their RVs in exchange for an agreement to accept temporary shelter in one of the city’s hotels or managed sites.\u003c/p>\n\u003cp>“This is a thoughtful, methodical, multi-month process of standing up safe, dignified interim housing,” Mahan said of the plan, which will include meals, case management and security.\u003c/p>\n\u003cp>“And if people are unwilling to accept that option, they will not be allowed to continue to camp in a public park. It’s as simple as that.”\u003c/p>\n\u003cfigure id=\"attachment_12052741\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052741 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-06-KQED-1.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-06-KQED-1.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-06-KQED-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-06-KQED-1-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Workers remove the belongings from an RV at Columbus Park in San José on Aug. 18, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In the last few years, San José has worked to cordon off sections of the nearby open grasslands where residents camped before, and which the city said must remain vacant due to federal aviation rules near airports.\u003c/p>\n\u003cp>But without enough shelter beds or homes for the residents, the several sweeps, cleanups and relocations have mostly shuffled around people facing homelessness onto a smaller footprint of the park, such as the former baseball diamonds and soccer fields.\u003c/p>\n\u003cp>Some Columbus Park residents told KQED on Monday they have accepted shelter offers and are happy to have the chance to move.\u003c/p>\n\u003cfigure id=\"attachment_12052680\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052680 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-11-KQED-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-11-KQED-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-11-KQED-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-11-KQED-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Emily V. packs up her belongings at Columbus Park in San José on Aug. 18, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Yeah, of course. I am looking forward to being able to be in a hotel,” Emily V., a 33-year-old who has been living at Columbus Park for about a year, said, while packing up tentpoles and a suitcase on the sidewalk.\u003c/p>\n\u003cp>“I mean, nobody really wants to camp forever, you know? It’s just one of those things that happens to you. Life happens to everybody.”\u003c/p>\n\u003cp>Others, like Fernando Alcantara, said he wasn’t given clear information about his options. Alcantara prepared to leave the park with his trailer on Monday, but instead, city crews dismantled it in front of him and hastily hoisted the shell onto a flatbed tow truck.\u003c/p>\n\u003cfigure id=\"attachment_12052674\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052674 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-05-KQED-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-05-KQED-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-05-KQED-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-05-KQED-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Fernando Alcantara speaks with a city official in front of his RV shortly before it was towed at Columbus Park in San José on Aug. 18, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“At least, can I take my stuff out? Because I have my wallet, I have money, I have everything,” in the trailer, he said. “They didn’t let me take anything. No I.D., no nothing.”\u003c/p>\n\u003cp>Alcantara’s situation highlighted some of the confusion and disarray on the ground during the large and sprawling operation. Only after his RV was confiscated did city workers determine he wasn’t offered shelter, and said they would try to connect him with an option for housing in one of the motel spaces.\u003c/p>\n\u003cp>Others who have agreed to accept a motel or tiny home space will be allowed to remain at the site until Sept. 5, or until such shelter is ready for them.\u003c/p>\n\u003cfigure id=\"attachment_12052679\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052679 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-10-KQED-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-10-KQED-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-10-KQED-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-10-KQED-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Fernando Alcantara watches as his RV is towed at Columbus Park in San José on Aug. 18, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Shaunn Cartwright, an advocate for unhoused people and a frequent critic of Mahan’s policies that prioritize interim housing instead of building permanent affordable housing, said the city’s plan to inform people fell far short of what was needed.\u003c/p>\n\u003cp>She said many people didn’t receive detailed information, including herself, about what people should do to prepare, and what choices they had, so it could be shared with residents to avoid panic.\u003c/p>\n\u003cp>“The city intentionally left everybody in the dark here. And then it made it where it was so much easier for rumors to start,” she told KQED.\u003c/p>\n\u003cfigure id=\"attachment_12052678\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052678 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-09-KQED-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-09-KQED-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-09-KQED-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-09-KQED-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Shawn Spencer relocates his belongings from where he’d been staying at Columbus Park in San José on Aug. 18, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“There’s people that work nine to five, and if you assume they take the bus, so they’re seven to seven, and they missed everything. So they didn’t get to apply for the buyback program, they didn’t get to go to the hotels or anything.”\u003c/p>\n\u003cp>The city’s director of housing, Erik Soliván, said the city is facing a “dynamic” situation, and emphasized that the park’s fluctuating population made informing all residents — a count estimated at 370 people last weekend — a challenge.\u003c/p>\n\u003cp>“We’re going to capture as many people as we can to ensure we can give them offers of shelter and service,” Soliván told KQED.\u003c/p>\n\u003cfigure id=\"attachment_12052736\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12052736 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-20-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-20-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-20-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250818-COLUMBUS-PARK-MD-20-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Workers clear the homeless encampment at Columbus Park in San José on Aug. 18, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Mahan said he understands the plans may not be perfect when trying to address the individual needs of people who may be struggling in different ways, but said a change must happen soon.\u003c/p>\n\u003cp>“We have to end unsheltered homelessness. We cannot, in a modern city, have thousands of people living in unmanaged conditions all over the city with trash and fires and crime. So we’ve got to get people indoors,” Mahan said.\u003c/p>\n\u003cp>“Can I promise you that as we move people indoors, none of those problems will come? No, of course not,” he said. “But it’s a lot better than the status quo today in terms of human suffering, cost, community impacts and environmental impacts.”\u003c/p>\n\u003cp>Following the cleanup work, the city plans to renovate the park with new soccer fields, pickleball and basketball courts, as well as spaces for futsal and horseshoes, officials said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"slug": "as-flood-risk-grows-suisun-city-weighs-annexing-california-forever-land",
"title": "As Flood Risk Grows, Suisun City Weighs Annexing California Forever Land",
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"headTitle": "As Flood Risk Grows, Suisun City Weighs Annexing California Forever Land | KQED",
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"content": "\u003cp>Becky Carroll’s earthy yellow ranch-style home faces a vast marshland filled with migratory birds and boaters. She lives in a quaint, waterside neighborhood on the edge of \u003ca href=\"https://www.kqed.org/news/12043295/suisun-city-proposes-annexing-most-of-california-forevers-new-city\">Suisun City\u003c/a>, where streets have names like Dolphin Court.\u003c/p>\n\u003cp>Even though Carroll lives right on the water, she isn’t worried that her property will flood. It hasn’t in the nearly 20 years since she and her husband moved in. And, she has faith in the marsh’s natural ability to soak up the water like a sponge.\u003c/p>\n\u003cp>“We feel very safe,” Carroll said. “We have our boat right outside our back door, so it’s perfect.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>But this neighborhood, and a large swath of the marshy city, is located in what climate scientists call one of the Bay Area’s top \u003ca href=\"https://www.greenbelt.org/hotspots/suisun-city/\">sea level rise hot spots\u003c/a>.\u003c/p>\n\u003cp>Suisun City, a working-class community on the edge of San Francisco Bay, faces a slow-moving crisis: rising seas could swallow parts of the town within decades. It also faces an imminent budget crisis threatening insolvency.\u003c/p>\n\u003cfigure id=\"attachment_12052352\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052352\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-38-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-38-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-38-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-38-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Becky Carroll looks out at the Suisun Slough from her deck in Suisun City, Solano County, on Aug. 4, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Among other solutions, city leaders are eyeing a controversial fix — annexing thousands of inland acres from California Forever, a tech billionaire-backed company — a move that could raise tax revenue and secure higher ground, but risks fierce fights over growth, climate adaptation and the city’s future.\u003c/p>\n\u003cp>For years, city officials have debated how to prepare for climate change. Suisun City Mayor Alma Hernandez, who grew up in a tan apartment blocks away from the waterfront, said that point hit home a few years back, when she hiked up a hill nearby and saw how the marsh — the \u003ca href=\"https://www.watereducation.org/aquapedia/suisun-marsh#:~:text=Suisun%20Marsh%20is%20where%20fresh,of%20plants%2C%20fish%20and%20wildlife\">largest brackish wetland\u003c/a> in California — seemed to dwarf her tiny city of about 30,000.\u003c/p>\n\u003cp>“My city will be affected by flooding, and no one really knows about it,” Hernandez said.[aside postID=news_12043295 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250513-CaliforniaForeverAnnexExplainer-38-BL_qed.jpg']City Hall and restaurants like Bab’s Delta Diner are right on the water. Hernandez is worried that the area — considered the city’s playground — could be inundated in the coming decades.\u003c/p>\n\u003cp>She wonders whether the annexation deal with California Forever could help solve both the \u003ca href=\"https://www.kqed.org/news/12044266/suisun-city-could-grow-by-9-times-its-current-size\">budget deficit threatening the city’s stability\u003c/a> and climate-induced flooding.\u003c/p>\n\u003cp>The company, which did not respond to KQED’s request for comment, is proposing to build a mega-development with tens of thousands of homes several miles inland. Unlike Suisun City, the land where California Forever wants to build does not face risks from rising seas.\u003c/p>\n\u003cp>“If we didn’t have the annexation opportunity, we would know that we would be a shrinking city over time,” Hernandez said. “And we would have nowhere else to go.”\u003c/p>\n\u003cp>Annexation of California Forever’s land could present at least two sea level rise solutions: tax revenue from future residents could help pay for potentially expensive adaptation efforts, or the project could provide housing for displaced residents.\u003c/p>\n\u003cfigure id=\"attachment_12052433\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052433\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SUISUN-SEALEVEL-RISE-KQED.gif\" alt=\"\" width=\"1920\" height=\"1240\">\u003cfigcaption class=\"wp-caption-text\">Blue indicates inundation. Models used in the state’s latest sea level rise guidance show a range of flooding scenarios. \u003ccite>(Animation by Darren Tu/KQED. Data from Our Coast, Our Future, USGS and Pacific Institute)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But climate experts argue that annexation isn’t a guaranteed fix for the city’s climate issues. Mark Lubell, a professor of environmental science and policy at UC Davis, said that while the opportunity sounds “juicy,” the development might cost too much, it may not set aside homes for displaced residents and the city might not choose to spend the tax revenue on protecting flood-prone areas.\u003c/p>\n\u003cp>“I don’t think there’s any way in which you could ever consider California Forever as a solution to Suisun City’s climate risk, either in terms of revenue generation or as a place that could be an escape hatch for climate migration,” Lubell said.\u003c/p>\n\u003cp>Last year, California Forever released a \u003ca href=\"https://www.thereporter.com/2024/07/19/solano-releases-california-forever-report/\">report\u003c/a>, claiming its project would generate billions of dollars in revenue for the county. Days later, county staff released their \u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/07/SolanoCountyReport.pdf\">own study\u003c/a>, which showed the project would cost more than it would generate.\u003c/p>\n\u003ch2>Suisun City is a sea level rise hot spot\u003c/h2>\n\u003cp>Suisun City has a long history of flooding dating back to \u003ca href=\"https://www.solanoarticles.com/history/index.php/weblog3/more/floods_of_1880s_washed_over_solano/#:~:text=On%20that%20note%2C%20the%20storm,quite%20a%20few%20winter%20battles\">the 1800s\u003c/a>. During winter months, \u003ca href=\"https://www.kqed.org/news/12018103/king-tides-foreshadow-far-wetter-future-sf-shoreline\">king tides\u003c/a> — caused by a stronger-than-normal gravitational pull when the \u003ca href=\"https://www.kqed.org/science/1955598/king-tides-are-here-why-they-happen-and-what-they-teach-us\">sun, moon and Earth align\u003c/a> — can cause the marsh to spill into the city, flooding sidewalks and roadways.\u003c/p>\n\u003cp>Those stronger tides foreshadow a far wetter future as human-caused climate change drives sea level rise. Since the 1880s, oceans have risen globally by about \u003ca href=\"https://www.climate.gov/news-features/understanding-climate/climate-change-global-sea-level\">eight inches\u003c/a> on average.\u003c/p>\n\u003cfigure id=\"attachment_12052349\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052349\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-21-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-21-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-21-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-21-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Mayor Alma Hernandez walks along a path used for Flood Walks near the Suisun Slough in Suisun City on Aug. 4, 2025. The guided walks educate residents about local flood risks, climate resilience and the city’s natural waterways. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>State regulators have mandated that every coastal city and county develop \u003ca href=\"https://www.kqed.org/science/1984830/california-mandates-coastal-cities-plan-for-future-sea-level-rise\">vulnerability assessments\u003c/a> of what’s at risk and lay out potential solutions, telling places like Suisun City to expect nearly a foot of sea level rise by 2050, in a “\u003ca href=\"https://opc.ca.gov/wp-content/uploads/2024/05/California-Sea-Level-Rise-Guidance-2024-508.pdf\">most likely\u003c/a>” scenario, and up to 6.6 feet in a worst-case scenario by the end of the century. Coastal communities also have to contend with storm surges and \u003ca href=\"https://www.kqed.org/science/1997954/lawmakers-push-to-map-groundwater-before-it-swamps-americas-infrastructure\">shallow groundwater rise\u003c/a>.\u003c/p>\n\u003cp>Jaclyn Perrin-Martinez, climate adaptation planning manager with the Bay Conservation and Development Commission, said the state agency’s maps show that with two feet of sea level rise, there will be “significant overtopping” and flooding in Suisun City, which could happen by 2050.\u003c/p>\n\u003cp>That would put much of the area south of Highway 12 under water, flooding a middle school, City Hall, downtown businesses and a rail line, impacting “some of the most vulnerable members of the community,” Hernandez said.[aside postID=science_1996746 hero='https://ww2.kqed.org/app/uploads/sites/35/2021/03/RS48091_GettyImages-507138914-qut-1020x686.jpg']Local leaders have begun to plan for sea level rise. They’re working on a \u003ca href=\"https://www.fairfieldsuisunsewer.ca.gov/public-outreach/solano-bayshore-resiliency-roundtable/#1685576399759-dd121c72-a336\">regional adaptation plan\u003c/a> with potential solutions from Vallejo to Suisun City. The Fairfield-Suisun Sewer District leads it.\u003c/p>\n\u003cp>Already, king tides push brackish water into a sewage treatment plant, minorly disrupting its operations. “The problems that we begin to see at king tides would be likely more frequent and likely more severe,” said Jordan Damerel, the local agency’s general manager.\u003c/p>\n\u003cp>Damerel said the group could complete the assessment as soon as next year, and a list of potential solutions could come in 2027. Even with Suisun City’s marshland absorbing water, rising seas could someday drown large parts of the wetland and flow into the city. Local leaders said solutions could range from sea walls to levees to pumps.\u003c/p>\n\u003cp>Damerel wants an “everyone wins scenario” where communities, businesses and sewer infrastructure are safe from floodwaters.\u003c/p>\n\u003cp>But that plan is separate from discussions around annexation. Officials from the sewer district said the vulnerability assessment would only consider Suisun City’s existing boundaries.\u003c/p>\n\u003ch2>The complicated process of moving inland\u003c/h2>\n\u003cp>Even in public discussions around the potential annexation, Suisun City officials rarely talk about flood risk.\u003c/p>\n\u003cp>During a \u003ca href=\"https://media.avcaptureall.cloud/meeting/b98f7eea-cb47-42be-a06b-f85281aa6d5a\">public meeting\u003c/a> in January, City Manager Bret Prebula, wearing a bright blue suit, briefly mentioned sea level rise in his plan to fix budget issues. He argued annexation could help the city become an attractive candidate for federal funding.\u003c/p>\n\u003cfigure id=\"attachment_12052353\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052353\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-44-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-44-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-44-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-44-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">An aerial view of the Suisun Slough in Suisun City, Solano County, on Aug. 4, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“If we do not create an area in both downtown and expansion that is worth saving, it is going to be a difficult conversation years down the line with the federal government,” Prebula said.\u003c/p>\n\u003cp>He then pointed to an even bleaker possibility: adaptation efforts might not work, and the city may not be able to stop flooding, meaning some residents and businesses may have to relocate inward.\u003c/p>\n\u003cp>Lubell, the UC Davis researcher, said that in the future, there may “have to be some retreat there given the extent of the flooding.”[aside postID=science_1984643 hero='https://ww2.kqed.org/app/uploads/sites/35/2023/10/03242023_kqed_pajaroreturning-1305-qut-1020x678.jpg']The strategy, called “\u003ca href=\"https://www.kqed.org/science/1984643/reluctant-retreat-one-familys-fight-against-climate-induced-flooding\">managed retreat\u003c/a>,” is often regarded as a last resort for cities imminently facing sea level rise. The \u003ca href=\"https://www.kqed.org/science/1945874/when-it-comes-to-wildfire-solutions-relocating-communities-is-a-tough-sell\">complicated process\u003c/a> involves residents leaving their homes, often receiving government compensation for their property and moving to higher ground.\u003c/p>\n\u003cp>While Charisma Acey, an associate professor of city and regional planning at UC Berkeley, is not opposed to the strategy, she said it is often politically charged and can be “a dirty word,” especially in a country with strong property rights.\u003c/p>\n\u003cp>“If people don’t see the water rising right now, they’re thinking the government is just trying to take land below fair market value,” Acey said. “And take their communities away.”\u003c/p>\n\u003cp>Acey added, when communities discuss how to adapt to climate change, often the most vulnerable residents are left out because participation requires time and effort, a scarce resource for people working multiple jobs or commuting long distances.\u003c/p>\n\u003cp>If managed retreat is seriously considered, Acey said city officials will have to regard solutions equitably, for homeowners and renters alike. According to data from the \u003ca href=\"https://data.census.gov/table/ACSST5Y2023.S1101?q=Suisun+City+city,+California&t=Housing\">2023 American Community Survey\u003c/a>, nearly 40% of Suisun City residents rent their homes.\u003c/p>\n\u003ch2>‘We absolutely need to look for higher ground’\u003c/h2>\n\u003cp>Involving California Forever in talks about solutions could further complicate the debate.\u003c/p>\n\u003cp>Hernandez admitted that sea level rise had not been a central issue in discussions with the company because the city’s budget crisis is “taking priority,” and the threat of insolvency is more immediate.\u003c/p>\n\u003cp>But she added, while she has the company’s attention, it’s time to address the risk of flooding as well.\u003c/p>\n\u003cfigure id=\"attachment_12052347\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052347\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-13-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-13-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-13-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-13-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Mayor Alma Hernandez sits in her office at Suisun City Hall in Suisun City, Solano County, on Aug. 4, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Many residents and advocacy groups, however, \u003ca href=\"https://www.kqed.org/news/11996536/farmers-are-divided-over-california-forevers-plan-in-solano-county\">do not trust\u003c/a> California Forever to work in their best interests, partly because of its rocky history of \u003ca href=\"https://www.nytimes.com/2023/08/25/business/land-purchases-solano-county.html\">quietly acquiring land\u003c/a>, \u003ca href=\"https://www.kqed.org/news/11970694/california-forever-lawsuit-looms-as-solano-county-farmers-fight-back\">suing farmers\u003c/a> and \u003ca href=\"https://www.kqed.org/news/11985195/billionaire-backed-bid-for-new-solano-county-city-will-likely-be-on-the-ballot\">pushing\u003c/a> — \u003ca href=\"https://www.kqed.org/news/12001435/california-forever-pulls-ballot-measure-to-build-new-city-in-solano-county-for-now\">and then pulling\u003c/a> — a ballot initiative last year.\u003c/p>\n\u003cp>Residents, including Carroll, still have questions about how the project would affect the county’s existing infrastructure and are concerned that newcomers would further crowd Highway 12, which Carroll said is already “a disaster” to drive on.\u003c/p>\n\u003cp>And she questions whether it would ever be necessary to leave her dockside home — even if seas rise.\u003c/p>\n\u003cp>“Even with a tsunami coming through,” Carroll doesn’t believe her property could flood because San Francisco Bay and the Sacramento-San Joaquin River Delta would take the brunt of high water. It would then have to go through the marsh before reaching her backyard dock.\u003c/p>\n\u003cp>Nate Huntington, a resilience manager with the environmental advocacy group Greenbelt Alliance, said the way Suisun City chooses to adapt to sea level rise should center on what residents want for their future. His organization is part of the local community coalition, Solano Together.\u003c/p>\n\u003cfigure id=\"attachment_12052356\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052356\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-58-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-58-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-58-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-58-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Nate Huntington, a member of the Solano Together coalition, sits in Suisun City, Solano County, on Aug. 4, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It shouldn’t be a decision that’s dictated by a development group that doesn’t have the land zoned how they want it right now,” he said.\u003c/p>\n\u003cp>Hernandez argued that with annexation, the city actually holds the power. Earlier this summer, she and other officials signed \u003ca href=\"https://www.kqed.org/news/12043295/suisun-city-proposes-annexing-most-of-california-forevers-new-city\">an agreement\u003c/a> that allows them to exit negotiations, no strings attached. If the annexation deal is approved, she said Suisun City will have the ultimate say in what gets built, not the developer.\u003c/p>\n\u003cp>She is eager to look for other solutions, but with annexation on the table, retreat could be worth exploring too — even if it’s a last resort.\u003c/p>\n\u003cp>“It’s really hard to hear the same individuals tell us that our downtown will be flooded in 50 years [and] also tell us, ‘But don’t look for higher ground,’” Hernandez said. “We absolutely need to look for higher ground.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "Suisun City, one of the Bay Area’s fastest-rising sea level hot spots, is weighing whether to annex a massive inland parcel from the California Forever project to boost its tax base — and potentially protect residents from climate change.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Becky Carroll’s earthy yellow ranch-style home faces a vast marshland filled with migratory birds and boaters. She lives in a quaint, waterside neighborhood on the edge of \u003ca href=\"https://www.kqed.org/news/12043295/suisun-city-proposes-annexing-most-of-california-forevers-new-city\">Suisun City\u003c/a>, where streets have names like Dolphin Court.\u003c/p>\n\u003cp>Even though Carroll lives right on the water, she isn’t worried that her property will flood. It hasn’t in the nearly 20 years since she and her husband moved in. And, she has faith in the marsh’s natural ability to soak up the water like a sponge.\u003c/p>\n\u003cp>“We feel very safe,” Carroll said. “We have our boat right outside our back door, so it’s perfect.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>But this neighborhood, and a large swath of the marshy city, is located in what climate scientists call one of the Bay Area’s top \u003ca href=\"https://www.greenbelt.org/hotspots/suisun-city/\">sea level rise hot spots\u003c/a>.\u003c/p>\n\u003cp>Suisun City, a working-class community on the edge of San Francisco Bay, faces a slow-moving crisis: rising seas could swallow parts of the town within decades. It also faces an imminent budget crisis threatening insolvency.\u003c/p>\n\u003cfigure id=\"attachment_12052352\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052352\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-38-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-38-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-38-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-38-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Becky Carroll looks out at the Suisun Slough from her deck in Suisun City, Solano County, on Aug. 4, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Among other solutions, city leaders are eyeing a controversial fix — annexing thousands of inland acres from California Forever, a tech billionaire-backed company — a move that could raise tax revenue and secure higher ground, but risks fierce fights over growth, climate adaptation and the city’s future.\u003c/p>\n\u003cp>For years, city officials have debated how to prepare for climate change. Suisun City Mayor Alma Hernandez, who grew up in a tan apartment blocks away from the waterfront, said that point hit home a few years back, when she hiked up a hill nearby and saw how the marsh — the \u003ca href=\"https://www.watereducation.org/aquapedia/suisun-marsh#:~:text=Suisun%20Marsh%20is%20where%20fresh,of%20plants%2C%20fish%20and%20wildlife\">largest brackish wetland\u003c/a> in California — seemed to dwarf her tiny city of about 30,000.\u003c/p>\n\u003cp>“My city will be affected by flooding, and no one really knows about it,” Hernandez said.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>City Hall and restaurants like Bab’s Delta Diner are right on the water. Hernandez is worried that the area — considered the city’s playground — could be inundated in the coming decades.\u003c/p>\n\u003cp>She wonders whether the annexation deal with California Forever could help solve both the \u003ca href=\"https://www.kqed.org/news/12044266/suisun-city-could-grow-by-9-times-its-current-size\">budget deficit threatening the city’s stability\u003c/a> and climate-induced flooding.\u003c/p>\n\u003cp>The company, which did not respond to KQED’s request for comment, is proposing to build a mega-development with tens of thousands of homes several miles inland. Unlike Suisun City, the land where California Forever wants to build does not face risks from rising seas.\u003c/p>\n\u003cp>“If we didn’t have the annexation opportunity, we would know that we would be a shrinking city over time,” Hernandez said. “And we would have nowhere else to go.”\u003c/p>\n\u003cp>Annexation of California Forever’s land could present at least two sea level rise solutions: tax revenue from future residents could help pay for potentially expensive adaptation efforts, or the project could provide housing for displaced residents.\u003c/p>\n\u003cfigure id=\"attachment_12052433\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052433\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/SUISUN-SEALEVEL-RISE-KQED.gif\" alt=\"\" width=\"1920\" height=\"1240\">\u003cfigcaption class=\"wp-caption-text\">Blue indicates inundation. Models used in the state’s latest sea level rise guidance show a range of flooding scenarios. \u003ccite>(Animation by Darren Tu/KQED. Data from Our Coast, Our Future, USGS and Pacific Institute)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But climate experts argue that annexation isn’t a guaranteed fix for the city’s climate issues. Mark Lubell, a professor of environmental science and policy at UC Davis, said that while the opportunity sounds “juicy,” the development might cost too much, it may not set aside homes for displaced residents and the city might not choose to spend the tax revenue on protecting flood-prone areas.\u003c/p>\n\u003cp>“I don’t think there’s any way in which you could ever consider California Forever as a solution to Suisun City’s climate risk, either in terms of revenue generation or as a place that could be an escape hatch for climate migration,” Lubell said.\u003c/p>\n\u003cp>Last year, California Forever released a \u003ca href=\"https://www.thereporter.com/2024/07/19/solano-releases-california-forever-report/\">report\u003c/a>, claiming its project would generate billions of dollars in revenue for the county. Days later, county staff released their \u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/07/SolanoCountyReport.pdf\">own study\u003c/a>, which showed the project would cost more than it would generate.\u003c/p>\n\u003ch2>Suisun City is a sea level rise hot spot\u003c/h2>\n\u003cp>Suisun City has a long history of flooding dating back to \u003ca href=\"https://www.solanoarticles.com/history/index.php/weblog3/more/floods_of_1880s_washed_over_solano/#:~:text=On%20that%20note%2C%20the%20storm,quite%20a%20few%20winter%20battles\">the 1800s\u003c/a>. During winter months, \u003ca href=\"https://www.kqed.org/news/12018103/king-tides-foreshadow-far-wetter-future-sf-shoreline\">king tides\u003c/a> — caused by a stronger-than-normal gravitational pull when the \u003ca href=\"https://www.kqed.org/science/1955598/king-tides-are-here-why-they-happen-and-what-they-teach-us\">sun, moon and Earth align\u003c/a> — can cause the marsh to spill into the city, flooding sidewalks and roadways.\u003c/p>\n\u003cp>Those stronger tides foreshadow a far wetter future as human-caused climate change drives sea level rise. Since the 1880s, oceans have risen globally by about \u003ca href=\"https://www.climate.gov/news-features/understanding-climate/climate-change-global-sea-level\">eight inches\u003c/a> on average.\u003c/p>\n\u003cfigure id=\"attachment_12052349\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052349\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-21-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-21-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-21-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-21-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Mayor Alma Hernandez walks along a path used for Flood Walks near the Suisun Slough in Suisun City on Aug. 4, 2025. The guided walks educate residents about local flood risks, climate resilience and the city’s natural waterways. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>State regulators have mandated that every coastal city and county develop \u003ca href=\"https://www.kqed.org/science/1984830/california-mandates-coastal-cities-plan-for-future-sea-level-rise\">vulnerability assessments\u003c/a> of what’s at risk and lay out potential solutions, telling places like Suisun City to expect nearly a foot of sea level rise by 2050, in a “\u003ca href=\"https://opc.ca.gov/wp-content/uploads/2024/05/California-Sea-Level-Rise-Guidance-2024-508.pdf\">most likely\u003c/a>” scenario, and up to 6.6 feet in a worst-case scenario by the end of the century. Coastal communities also have to contend with storm surges and \u003ca href=\"https://www.kqed.org/science/1997954/lawmakers-push-to-map-groundwater-before-it-swamps-americas-infrastructure\">shallow groundwater rise\u003c/a>.\u003c/p>\n\u003cp>Jaclyn Perrin-Martinez, climate adaptation planning manager with the Bay Conservation and Development Commission, said the state agency’s maps show that with two feet of sea level rise, there will be “significant overtopping” and flooding in Suisun City, which could happen by 2050.\u003c/p>\n\u003cp>That would put much of the area south of Highway 12 under water, flooding a middle school, City Hall, downtown businesses and a rail line, impacting “some of the most vulnerable members of the community,” Hernandez said.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Local leaders have begun to plan for sea level rise. They’re working on a \u003ca href=\"https://www.fairfieldsuisunsewer.ca.gov/public-outreach/solano-bayshore-resiliency-roundtable/#1685576399759-dd121c72-a336\">regional adaptation plan\u003c/a> with potential solutions from Vallejo to Suisun City. The Fairfield-Suisun Sewer District leads it.\u003c/p>\n\u003cp>Already, king tides push brackish water into a sewage treatment plant, minorly disrupting its operations. “The problems that we begin to see at king tides would be likely more frequent and likely more severe,” said Jordan Damerel, the local agency’s general manager.\u003c/p>\n\u003cp>Damerel said the group could complete the assessment as soon as next year, and a list of potential solutions could come in 2027. Even with Suisun City’s marshland absorbing water, rising seas could someday drown large parts of the wetland and flow into the city. Local leaders said solutions could range from sea walls to levees to pumps.\u003c/p>\n\u003cp>Damerel wants an “everyone wins scenario” where communities, businesses and sewer infrastructure are safe from floodwaters.\u003c/p>\n\u003cp>But that plan is separate from discussions around annexation. Officials from the sewer district said the vulnerability assessment would only consider Suisun City’s existing boundaries.\u003c/p>\n\u003ch2>The complicated process of moving inland\u003c/h2>\n\u003cp>Even in public discussions around the potential annexation, Suisun City officials rarely talk about flood risk.\u003c/p>\n\u003cp>During a \u003ca href=\"https://media.avcaptureall.cloud/meeting/b98f7eea-cb47-42be-a06b-f85281aa6d5a\">public meeting\u003c/a> in January, City Manager Bret Prebula, wearing a bright blue suit, briefly mentioned sea level rise in his plan to fix budget issues. He argued annexation could help the city become an attractive candidate for federal funding.\u003c/p>\n\u003cfigure id=\"attachment_12052353\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052353\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-44-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-44-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-44-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-44-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">An aerial view of the Suisun Slough in Suisun City, Solano County, on Aug. 4, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“If we do not create an area in both downtown and expansion that is worth saving, it is going to be a difficult conversation years down the line with the federal government,” Prebula said.\u003c/p>\n\u003cp>He then pointed to an even bleaker possibility: adaptation efforts might not work, and the city may not be able to stop flooding, meaning some residents and businesses may have to relocate inward.\u003c/p>\n\u003cp>Lubell, the UC Davis researcher, said that in the future, there may “have to be some retreat there given the extent of the flooding.”\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>The strategy, called “\u003ca href=\"https://www.kqed.org/science/1984643/reluctant-retreat-one-familys-fight-against-climate-induced-flooding\">managed retreat\u003c/a>,” is often regarded as a last resort for cities imminently facing sea level rise. The \u003ca href=\"https://www.kqed.org/science/1945874/when-it-comes-to-wildfire-solutions-relocating-communities-is-a-tough-sell\">complicated process\u003c/a> involves residents leaving their homes, often receiving government compensation for their property and moving to higher ground.\u003c/p>\n\u003cp>While Charisma Acey, an associate professor of city and regional planning at UC Berkeley, is not opposed to the strategy, she said it is often politically charged and can be “a dirty word,” especially in a country with strong property rights.\u003c/p>\n\u003cp>“If people don’t see the water rising right now, they’re thinking the government is just trying to take land below fair market value,” Acey said. “And take their communities away.”\u003c/p>\n\u003cp>Acey added, when communities discuss how to adapt to climate change, often the most vulnerable residents are left out because participation requires time and effort, a scarce resource for people working multiple jobs or commuting long distances.\u003c/p>\n\u003cp>If managed retreat is seriously considered, Acey said city officials will have to regard solutions equitably, for homeowners and renters alike. According to data from the \u003ca href=\"https://data.census.gov/table/ACSST5Y2023.S1101?q=Suisun+City+city,+California&t=Housing\">2023 American Community Survey\u003c/a>, nearly 40% of Suisun City residents rent their homes.\u003c/p>\n\u003ch2>‘We absolutely need to look for higher ground’\u003c/h2>\n\u003cp>Involving California Forever in talks about solutions could further complicate the debate.\u003c/p>\n\u003cp>Hernandez admitted that sea level rise had not been a central issue in discussions with the company because the city’s budget crisis is “taking priority,” and the threat of insolvency is more immediate.\u003c/p>\n\u003cp>But she added, while she has the company’s attention, it’s time to address the risk of flooding as well.\u003c/p>\n\u003cfigure id=\"attachment_12052347\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052347\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-13-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-13-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-13-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-13-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Mayor Alma Hernandez sits in her office at Suisun City Hall in Suisun City, Solano County, on Aug. 4, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Many residents and advocacy groups, however, \u003ca href=\"https://www.kqed.org/news/11996536/farmers-are-divided-over-california-forevers-plan-in-solano-county\">do not trust\u003c/a> California Forever to work in their best interests, partly because of its rocky history of \u003ca href=\"https://www.nytimes.com/2023/08/25/business/land-purchases-solano-county.html\">quietly acquiring land\u003c/a>, \u003ca href=\"https://www.kqed.org/news/11970694/california-forever-lawsuit-looms-as-solano-county-farmers-fight-back\">suing farmers\u003c/a> and \u003ca href=\"https://www.kqed.org/news/11985195/billionaire-backed-bid-for-new-solano-county-city-will-likely-be-on-the-ballot\">pushing\u003c/a> — \u003ca href=\"https://www.kqed.org/news/12001435/california-forever-pulls-ballot-measure-to-build-new-city-in-solano-county-for-now\">and then pulling\u003c/a> — a ballot initiative last year.\u003c/p>\n\u003cp>Residents, including Carroll, still have questions about how the project would affect the county’s existing infrastructure and are concerned that newcomers would further crowd Highway 12, which Carroll said is already “a disaster” to drive on.\u003c/p>\n\u003cp>And she questions whether it would ever be necessary to leave her dockside home — even if seas rise.\u003c/p>\n\u003cp>“Even with a tsunami coming through,” Carroll doesn’t believe her property could flood because San Francisco Bay and the Sacramento-San Joaquin River Delta would take the brunt of high water. It would then have to go through the marsh before reaching her backyard dock.\u003c/p>\n\u003cp>Nate Huntington, a resilience manager with the environmental advocacy group Greenbelt Alliance, said the way Suisun City chooses to adapt to sea level rise should center on what residents want for their future. His organization is part of the local community coalition, Solano Together.\u003c/p>\n\u003cfigure id=\"attachment_12052356\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12052356\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-58-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-58-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-58-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250804-CALIFORNIAFOREVERSUISUNCITY-58-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Nate Huntington, a member of the Solano Together coalition, sits in Suisun City, Solano County, on Aug. 4, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It shouldn’t be a decision that’s dictated by a development group that doesn’t have the land zoned how they want it right now,” he said.\u003c/p>\n\u003cp>Hernandez argued that with annexation, the city actually holds the power. Earlier this summer, she and other officials signed \u003ca href=\"https://www.kqed.org/news/12043295/suisun-city-proposes-annexing-most-of-california-forevers-new-city\">an agreement\u003c/a> that allows them to exit negotiations, no strings attached. If the annexation deal is approved, she said Suisun City will have the ultimate say in what gets built, not the developer.\u003c/p>\n\u003cp>She is eager to look for other solutions, but with annexation on the table, retreat could be worth exploring too — even if it’s a last resort.\u003c/p>\n\u003cp>“It’s really hard to hear the same individuals tell us that our downtown will be flooded in 50 years [and] also tell us, ‘But don’t look for higher ground,’” Hernandez said. “We absolutely need to look for higher ground.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>Workers at one of San Francisco’s leaders in affordable housing and social work — are forming a union to \u003ca href=\"https://www.kqed.org/news/tag/labor\">improve working conditions\u003c/a>.\u003c/p>\n\u003cp>Around 350 social workers, community organizers, desk clerks, and other employees of the Tenderloin Neighborhood Development Corporation — will form a union with the Office and Professional Employees International Union Local 29, representatives announced Tuesday.\u003c/p>\n\u003cp>“It was like hope,” said Michael Chesney, a TNDC employee of 11 years, recalling when he heard employees were forming a union. “Man, hope shot out of my body, and there was brightness and colors again in my world.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Chesney said he fought for the union for job security — because, he said, the nonprofit wanted to automate desk clerks’ roles using security cameras.\u003c/p>\n\u003cp>“That’s not a good idea,” Chesney said at a Tuesday event announcing the union. “But with the union, we have a voice now. And we can get to the table and let them know how we feel.”\u003c/p>\n\u003cp>TNDC declined to comment.\u003c/p>\n\u003cfigure id=\"attachment_12051933\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12051933 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250812-TNDC-UNION-MD-10-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250812-TNDC-UNION-MD-10-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250812-TNDC-UNION-MD-10-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250812-TNDC-UNION-MD-10-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Michael Chesney speaks at an event celebrating the creation of a union by the workers at the Tenderloin Neighborhood Development Corporation at Boeddeker Park in San Francisco on Aug. 12, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The move follows a \u003ca href=\"https://www.kqed.org/news/11928262/they-cant-live-on-their-desire-to-serve-others-more-bay-area-nonprofit-workers-are-joining-the-labor-movement\">yearslong trend \u003c/a>of a growing number of Bay Area nonprofit workers who have opted to unionize with OPEIU Local 29 in recent years — including Hamilton Families, Episcopal Community Services, Impact Justice and the LightHouse for the Blind and Visually Impaired.\u003c/p>\n\u003cp>Other nonprofit employees — including those late last year from the Anti Police-Terror Project — have also announced their intentions to form unions or unionize outside of OPEIU in a push to improve workplace conditions.\u003c/p>\n\u003cp>San Francisco Supervisor Bilal Mahmood noted that TNDC is one of the few affordable housing developers in the city that does not already have a unionized workforce.[aside postID=news_12051236 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250626-GRANTSPASSDECISIONANNI-03-BL-KQED.jpg']“They have some of the lowest number of caseworkers at TNDC relative to other affordable housing operators in the neighborhood,” Mahmood told KQED. “And when you have such a high ratio [of providers to clients], that leads to worse outcomes.”\u003c/p>\n\u003cp>Representatives from OPEIU Local 29 previously told KQED that nonprofit workers are underpaid in comparison to workers in the public and private sectors.\u003c/p>\n\u003cp>Ray Orfiano, a resident at the Kelly Cullen Community, a single-room occupancy building that TNDC operates, said replacing desk clerks wouldn’t have helped him as a resident.\u003c/p>\n\u003cp>Orfiano said that when he moved into the Kelly Cullen Community building in 2020, he was battling an alcohol addiction when COVID-19 hit. Orfiano, a self-described “germaphobe,” said he would lock himself in his room and drink.\u003c/p>\n\u003cp>He credits two workers who frequently checked on him for keeping him alive.\u003c/p>\n\u003cp>“People work from the heart — they want to do more and have more and help more,” Orfiano told KQED. “Sometimes, like social workers especially, I know they have so much work that they can’t even do that.”\u003c/p>\n\u003cp>\u003cem>KQED’s \u003c/em>\u003ca href=\"https://www.kqed.org/author/mbolanos\">\u003cem>Madi Bolaños\u003c/em>\u003c/a>\u003cem> contributed to this report. \u003c/em>\u003c/p>\n\u003cp>\u003c/p>\n",
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"excerpt": "Around 350 employees at a San Francisco affordable housing developer plan to organize with the Office and Professional Employees International Union Local 29, the union announced Tuesday. ",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Workers at one of San Francisco’s leaders in affordable housing and social work — are forming a union to \u003ca href=\"https://www.kqed.org/news/tag/labor\">improve working conditions\u003c/a>.\u003c/p>\n\u003cp>Around 350 social workers, community organizers, desk clerks, and other employees of the Tenderloin Neighborhood Development Corporation — will form a union with the Office and Professional Employees International Union Local 29, representatives announced Tuesday.\u003c/p>\n\u003cp>“It was like hope,” said Michael Chesney, a TNDC employee of 11 years, recalling when he heard employees were forming a union. “Man, hope shot out of my body, and there was brightness and colors again in my world.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Chesney said he fought for the union for job security — because, he said, the nonprofit wanted to automate desk clerks’ roles using security cameras.\u003c/p>\n\u003cp>“That’s not a good idea,” Chesney said at a Tuesday event announcing the union. “But with the union, we have a voice now. And we can get to the table and let them know how we feel.”\u003c/p>\n\u003cp>TNDC declined to comment.\u003c/p>\n\u003cfigure id=\"attachment_12051933\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12051933 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250812-TNDC-UNION-MD-10-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1334\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250812-TNDC-UNION-MD-10-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250812-TNDC-UNION-MD-10-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/250812-TNDC-UNION-MD-10-KQED-1536x1025.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Michael Chesney speaks at an event celebrating the creation of a union by the workers at the Tenderloin Neighborhood Development Corporation at Boeddeker Park in San Francisco on Aug. 12, 2025. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The move follows a \u003ca href=\"https://www.kqed.org/news/11928262/they-cant-live-on-their-desire-to-serve-others-more-bay-area-nonprofit-workers-are-joining-the-labor-movement\">yearslong trend \u003c/a>of a growing number of Bay Area nonprofit workers who have opted to unionize with OPEIU Local 29 in recent years — including Hamilton Families, Episcopal Community Services, Impact Justice and the LightHouse for the Blind and Visually Impaired.\u003c/p>\n\u003cp>Other nonprofit employees — including those late last year from the Anti Police-Terror Project — have also announced their intentions to form unions or unionize outside of OPEIU in a push to improve workplace conditions.\u003c/p>\n\u003cp>San Francisco Supervisor Bilal Mahmood noted that TNDC is one of the few affordable housing developers in the city that does not already have a unionized workforce.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“They have some of the lowest number of caseworkers at TNDC relative to other affordable housing operators in the neighborhood,” Mahmood told KQED. “And when you have such a high ratio [of providers to clients], that leads to worse outcomes.”\u003c/p>\n\u003cp>Representatives from OPEIU Local 29 previously told KQED that nonprofit workers are underpaid in comparison to workers in the public and private sectors.\u003c/p>\n\u003cp>Ray Orfiano, a resident at the Kelly Cullen Community, a single-room occupancy building that TNDC operates, said replacing desk clerks wouldn’t have helped him as a resident.\u003c/p>\n\u003cp>Orfiano said that when he moved into the Kelly Cullen Community building in 2020, he was battling an alcohol addiction when COVID-19 hit. Orfiano, a self-described “germaphobe,” said he would lock himself in his room and drink.\u003c/p>\n\u003cp>He credits two workers who frequently checked on him for keeping him alive.\u003c/p>\n\u003cp>“People work from the heart — they want to do more and have more and help more,” Orfiano told KQED. “Sometimes, like social workers especially, I know they have so much work that they can’t even do that.”\u003c/p>\n\u003cp>\u003cem>KQED’s \u003c/em>\u003ca href=\"https://www.kqed.org/author/mbolanos\">\u003cem>Madi Bolaños\u003c/em>\u003c/a>\u003cem> contributed to this report. \u003c/em>\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"slug": "an-unhoused-san-francisco-resident-navigates-a-new-era-of-street-enforcement",
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"content": "\u003cp>When Armando Herrera got out of drug treatment last year, he returned to the streets of\u003ca href=\"https://www.kqed.org/news/tag/san-francisco\"> San Francisco\u003c/a> — still unhoused, but in a better place than he’d been in years.\u003c/p>\n\u003cp>He’d kicked his addiction to alcohol and meth, regained a sense of confidence and reconnected with his kids. Ten months away from the chaos of street life had given him something like stability. But back outside, he found the ground had shifted.\u003c/p>\n\u003cp>Before rehab, he could set up his tent in one spot and leave it there for weeks. Now, the rules of survival had changed.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“You can’t leave [your tent],” he said. “The first time, they give you a warning. The second time, they give you a ticket. The third time you go to jail.”\u003c/p>\n\u003cp>So these days, he camps near an industrial building with two others, but never for very long. They arrive late, set up after dark and break down again before sunrise in a daily cycle of, as he puts it, “Go and come back, go and come back, go and come back.”\u003c/p>\n\u003cfigure id=\"attachment_12046792\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250701-GRANTSPASS-03-BL-KQED.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12046792\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250701-GRANTSPASS-03-BL-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250701-GRANTSPASS-03-BL-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250701-GRANTSPASS-03-BL-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250701-GRANTSPASS-03-BL-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Armando Herrera Vargas (left) talks with a friend at The Gubbio Project in San Francisco on July 1, 2025, with his belongings nearby. The project provides a safe place for unhoused people to rest during the day inside local churches. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>That routine has kept Herrera out of jail, but it hasn’t \u003ca href=\"https://www.kqed.org/housing\">gotten him off the street\u003c/a>.\u003c/p>\n\u003cp>A decade into homelessness, he’s navigating a new and \u003ca href=\"https://www.kqed.org/news/12046259\">more aggressive era of street enforcement\u003c/a> in San Francisco, one shaped by last year’s \u003ca href=\"https://www.kqed.org/news/11991340/supreme-court-says-laws-criminalizing-homeless-camping-do-not-violate-constitution\">U.S. Supreme Court ruling\u003c/a> giving cities broad authority to punish people for sleeping outside, even when there are no shelter beds available.\u003c/p>\n\u003cp>Since then, some 50 cities statewide have passed or strengthened anti-camping ordinances, according to a \u003ca href=\"https://papers.ssrn.com/sol3/papers.cfm?abstract_id=5257640\">May report\u003c/a> from UC Berkeley. San Francisco has \u003ca href=\"https://www.npr.org/2024/09/30/nx-s1-5094930/supreme-court-homeless-camps-san-francisco\">leaned into a tougher stance\u003c/a>.\u003c/p>\n\u003cp>Since July of last year, the city conducted at least 471 encampment sweeps and placed over 900 people into shelters. Meanwhile, police arrested more than 1,100 people for “lodging without permission,” essentially public camping, and the city’s district attorney \u003ca href=\"https://data.sfgov.org/Public-Safety/District-Attorney-Cases-Prosecuted/dcjk-vw8q/data_preview\">filed charges\u003c/a> in just over 250 of those cases. So far, about 100 \u003ca href=\"https://data.sfgov.org/Public-Safety/District-Attorney-Case-Resolutions/ynfy-z5kt/data_preview\">have been resolved\u003c/a>, most through diversion programs that allow people to avoid a criminal record if they meet certain conditions.[aside postID=news_12050701 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250722-SHELTERFAMILIES-08-BL-KQED.jpg']Those efforts have reshaped the streets and changed the lives of unhoused residents like Herrera.\u003c/p>\n\u003cp>Herrera has a warm, slightly weary demeanor, with a smile that reveals straight white teeth and deep creases around his brown eyes. He’s 53 and has lived in San Francisco for three decades. He said he moved here from Mexico City and married an American citizen. He had three kids, a home and a furniture restoration business. Then it all unraveled.\u003c/p>\n\u003cp>“It’s been kinda like chaos for the last 15 years,” he said.\u003c/p>\n\u003cp>The details and timeline of his story are a little murky. He said after the 2008 financial crisis, his business failed, then he worked for someone else in the furniture business until a job injury ended that, too. He said his wife died, and he lost contact with his kids. His disability benefits provided enough income to pay for a place to live or for food and essentials, but not both. In 2014, he lost his home.\u003c/p>\n\u003cp>For a while, he got by in cheap hotels, selling what he had until there was nothing left.\u003c/p>\n\u003cp>“That’s when I started seeing people putting tents everywhere,” he said. “I was like, ‘Well, might as well do the same,’ since I really got no place to go.”\u003c/p>\n\u003cfigure id=\"attachment_11998912\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11998912\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A man experiencing homelessness packs up his belongings in anticipation of an encampment sweep by San Francisco’s Department of Public Works around Showplace Square on Aug. 1, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>He camped with others for safety and a sense of belonging. “Being homeless and then being alone, you just feel like you don’t belong,” he said. “That’s when depression comes.”\u003c/p>\n\u003cp>Eventually, he was arrested for possessing a stolen bike — something he said he bought off the street. From jail, he entered a diversion program, which led him to rehab. That’s where he was when the Supreme Court handed down its decision.\u003c/p>\n\u003cp>Then-Mayor London Breed was among the first in the state to begin enforcing a crackdown on public camping, vowing to make people sleeping outside “so uncomfortable on the streets of San Francisco that they have to take our offer [of shelter]” in part by authorizing police to issue citations, which could lead to misdemeanors.[aside postID=news_12050263 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250722-ShelterFamilies-09-BL_qed.jpg']Back outside, Herrera found fewer tents and fewer familiar faces. “All the people that I knew back then, they’re gone,” he said. “I don’t know if it’s because they have housing now … they just totally disappear.”\u003c/p>\n\u003cp>To keep from getting ticketed, Herrera learned to stay mobile. He got a storage unit and bought an electric scooter, lashing a city garbage can to it so he could haul his supplies.\u003c/p>\n\u003cp>“You have to carry all the stuff everywhere you go,” he said. “It’s a pain in the butt being in the street and not being comfortable and not being in a place where you can lay your head and take a nap.” He said it’s exhausting to be around people constantly.\u003c/p>\n\u003cp>For all the ways the new era has made Herrera’s life harder, he said there are some upsides.\u003c/p>\n\u003cp>The crackdown on encampments has changed the way housed residents treat him. In the past, when he had a messy camp near businesses, he said owners dumped water on his tent, and once, he suspects, even set fire to it. “They were always calling the cops,” he said.\u003c/p>\n\u003cp>Now that he moves his tent daily, he said some of those same business owners smile at him. “They do treat me differently,” he said. “They always say hi.”\u003c/p>\n\u003cfigure id=\"attachment_12046789\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250617-GRANTSPASSDECISIONANNI-03-BL-KQED.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12046789\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250617-GRANTSPASSDECISIONANNI-03-BL-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250617-GRANTSPASSDECISIONANNI-03-BL-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250617-GRANTSPASSDECISIONANNI-03-BL-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250617-GRANTSPASSDECISIONANNI-03-BL-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Kathy Vaughn, a tenant organizer and peer counselor with Tenderloin Housing Clinic, stands near her apartment in the Tenderloin neighborhood of San Francisco on June 17, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In the parts of the city hardest hit by homelessness, business owners and residents have long said encampments make their lives miserable — driving away customers and forcing them to dodge syringes and human waste on the sidewalk. Some say things have improved since the sweeps ramped up. Others say not much has changed.\u003c/p>\n\u003cp>For Kathy Vaughn, a Tenderloin resident, the difference is personal.\u003c/p>\n\u003cp>“I just felt like nobody gave a damn,” she said.\u003c/p>\n\u003cp>Before, she had to walk in the street, dodging cars, to avoid the tents that stretched from her doorway to the corner store. “It was like literally a nightmare to try to get through this neighborhood,” she said.[aside postID=news_12049612 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250723-SHELTERFAMILIES-05-BL-KQED.jpg']Vaughn was homeless herself once, and said she has empathy for unhoused people, but she supports the city’s more aggressive approach. “I love my neighborhood. I love the people,” she said. “I wanna see it even better.”\u003c/p>\n\u003cp>Herrera said he didn’t like the old status quo either. He hated feeling like a nuisance.\u003c/p>\n\u003cp>“It’s better for both of us. I never thought it was a good thing,” he said of setting up camp in front of businesses and apartment buildings. “I did it because I needed it.”\u003c/p>\n\u003cp>While he may be keeping a lower profile now and making life easier for business owners and housed residents, he’s still homeless. He said he wants to work. He had a job with the Salvation Army for a few months, and eventually hopes to get back to restoring furniture.\u003c/p>\n\u003cp>“I need a place I can stay so I can go on with my life,” he said.\u003c/p>\n\u003cp>He recently got a break: his social worker told him some housing had finally opened up.\u003c/p>\n\u003cp>“I was like ‘No, I can’t believe it!’ I almost started crying,” he said. “I gave her a big hug.”\u003c/p>\n\u003cp>Herrera had few details about the offer at the time, but was expecting to move in within the next few weeks. It’s not clear if that happened. He hasn’t answered his phone since.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "A year after the Supreme Court reshaped how cities can police homelessness, San Francisco’s new era of enforcement has changed the rules of street survival. ",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>When Armando Herrera got out of drug treatment last year, he returned to the streets of\u003ca href=\"https://www.kqed.org/news/tag/san-francisco\"> San Francisco\u003c/a> — still unhoused, but in a better place than he’d been in years.\u003c/p>\n\u003cp>He’d kicked his addiction to alcohol and meth, regained a sense of confidence and reconnected with his kids. Ten months away from the chaos of street life had given him something like stability. But back outside, he found the ground had shifted.\u003c/p>\n\u003cp>Before rehab, he could set up his tent in one spot and leave it there for weeks. Now, the rules of survival had changed.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“You can’t leave [your tent],” he said. “The first time, they give you a warning. The second time, they give you a ticket. The third time you go to jail.”\u003c/p>\n\u003cp>So these days, he camps near an industrial building with two others, but never for very long. They arrive late, set up after dark and break down again before sunrise in a daily cycle of, as he puts it, “Go and come back, go and come back, go and come back.”\u003c/p>\n\u003cfigure id=\"attachment_12046792\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250701-GRANTSPASS-03-BL-KQED.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12046792\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250701-GRANTSPASS-03-BL-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250701-GRANTSPASS-03-BL-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250701-GRANTSPASS-03-BL-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250701-GRANTSPASS-03-BL-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Armando Herrera Vargas (left) talks with a friend at The Gubbio Project in San Francisco on July 1, 2025, with his belongings nearby. The project provides a safe place for unhoused people to rest during the day inside local churches. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>That routine has kept Herrera out of jail, but it hasn’t \u003ca href=\"https://www.kqed.org/housing\">gotten him off the street\u003c/a>.\u003c/p>\n\u003cp>A decade into homelessness, he’s navigating a new and \u003ca href=\"https://www.kqed.org/news/12046259\">more aggressive era of street enforcement\u003c/a> in San Francisco, one shaped by last year’s \u003ca href=\"https://www.kqed.org/news/11991340/supreme-court-says-laws-criminalizing-homeless-camping-do-not-violate-constitution\">U.S. Supreme Court ruling\u003c/a> giving cities broad authority to punish people for sleeping outside, even when there are no shelter beds available.\u003c/p>\n\u003cp>Since then, some 50 cities statewide have passed or strengthened anti-camping ordinances, according to a \u003ca href=\"https://papers.ssrn.com/sol3/papers.cfm?abstract_id=5257640\">May report\u003c/a> from UC Berkeley. San Francisco has \u003ca href=\"https://www.npr.org/2024/09/30/nx-s1-5094930/supreme-court-homeless-camps-san-francisco\">leaned into a tougher stance\u003c/a>.\u003c/p>\n\u003cp>Since July of last year, the city conducted at least 471 encampment sweeps and placed over 900 people into shelters. Meanwhile, police arrested more than 1,100 people for “lodging without permission,” essentially public camping, and the city’s district attorney \u003ca href=\"https://data.sfgov.org/Public-Safety/District-Attorney-Cases-Prosecuted/dcjk-vw8q/data_preview\">filed charges\u003c/a> in just over 250 of those cases. So far, about 100 \u003ca href=\"https://data.sfgov.org/Public-Safety/District-Attorney-Case-Resolutions/ynfy-z5kt/data_preview\">have been resolved\u003c/a>, most through diversion programs that allow people to avoid a criminal record if they meet certain conditions.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Those efforts have reshaped the streets and changed the lives of unhoused residents like Herrera.\u003c/p>\n\u003cp>Herrera has a warm, slightly weary demeanor, with a smile that reveals straight white teeth and deep creases around his brown eyes. He’s 53 and has lived in San Francisco for three decades. He said he moved here from Mexico City and married an American citizen. He had three kids, a home and a furniture restoration business. Then it all unraveled.\u003c/p>\n\u003cp>“It’s been kinda like chaos for the last 15 years,” he said.\u003c/p>\n\u003cp>The details and timeline of his story are a little murky. He said after the 2008 financial crisis, his business failed, then he worked for someone else in the furniture business until a job injury ended that, too. He said his wife died, and he lost contact with his kids. His disability benefits provided enough income to pay for a place to live or for food and essentials, but not both. In 2014, he lost his home.\u003c/p>\n\u003cp>For a while, he got by in cheap hotels, selling what he had until there was nothing left.\u003c/p>\n\u003cp>“That’s when I started seeing people putting tents everywhere,” he said. “I was like, ‘Well, might as well do the same,’ since I really got no place to go.”\u003c/p>\n\u003cfigure id=\"attachment_11998912\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11998912\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/240801-ENCAMPMENT-SWEEPS-MD-01_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A man experiencing homelessness packs up his belongings in anticipation of an encampment sweep by San Francisco’s Department of Public Works around Showplace Square on Aug. 1, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>He camped with others for safety and a sense of belonging. “Being homeless and then being alone, you just feel like you don’t belong,” he said. “That’s when depression comes.”\u003c/p>\n\u003cp>Eventually, he was arrested for possessing a stolen bike — something he said he bought off the street. From jail, he entered a diversion program, which led him to rehab. That’s where he was when the Supreme Court handed down its decision.\u003c/p>\n\u003cp>Then-Mayor London Breed was among the first in the state to begin enforcing a crackdown on public camping, vowing to make people sleeping outside “so uncomfortable on the streets of San Francisco that they have to take our offer [of shelter]” in part by authorizing police to issue citations, which could lead to misdemeanors.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Back outside, Herrera found fewer tents and fewer familiar faces. “All the people that I knew back then, they’re gone,” he said. “I don’t know if it’s because they have housing now … they just totally disappear.”\u003c/p>\n\u003cp>To keep from getting ticketed, Herrera learned to stay mobile. He got a storage unit and bought an electric scooter, lashing a city garbage can to it so he could haul his supplies.\u003c/p>\n\u003cp>“You have to carry all the stuff everywhere you go,” he said. “It’s a pain in the butt being in the street and not being comfortable and not being in a place where you can lay your head and take a nap.” He said it’s exhausting to be around people constantly.\u003c/p>\n\u003cp>For all the ways the new era has made Herrera’s life harder, he said there are some upsides.\u003c/p>\n\u003cp>The crackdown on encampments has changed the way housed residents treat him. In the past, when he had a messy camp near businesses, he said owners dumped water on his tent, and once, he suspects, even set fire to it. “They were always calling the cops,” he said.\u003c/p>\n\u003cp>Now that he moves his tent daily, he said some of those same business owners smile at him. “They do treat me differently,” he said. “They always say hi.”\u003c/p>\n\u003cfigure id=\"attachment_12046789\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250617-GRANTSPASSDECISIONANNI-03-BL-KQED.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12046789\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250617-GRANTSPASSDECISIONANNI-03-BL-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250617-GRANTSPASSDECISIONANNI-03-BL-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250617-GRANTSPASSDECISIONANNI-03-BL-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250617-GRANTSPASSDECISIONANNI-03-BL-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Kathy Vaughn, a tenant organizer and peer counselor with Tenderloin Housing Clinic, stands near her apartment in the Tenderloin neighborhood of San Francisco on June 17, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In the parts of the city hardest hit by homelessness, business owners and residents have long said encampments make their lives miserable — driving away customers and forcing them to dodge syringes and human waste on the sidewalk. Some say things have improved since the sweeps ramped up. Others say not much has changed.\u003c/p>\n\u003cp>For Kathy Vaughn, a Tenderloin resident, the difference is personal.\u003c/p>\n\u003cp>“I just felt like nobody gave a damn,” she said.\u003c/p>\n\u003cp>Before, she had to walk in the street, dodging cars, to avoid the tents that stretched from her doorway to the corner store. “It was like literally a nightmare to try to get through this neighborhood,” she said.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Vaughn was homeless herself once, and said she has empathy for unhoused people, but she supports the city’s more aggressive approach. “I love my neighborhood. I love the people,” she said. “I wanna see it even better.”\u003c/p>\n\u003cp>Herrera said he didn’t like the old status quo either. He hated feeling like a nuisance.\u003c/p>\n\u003cp>“It’s better for both of us. I never thought it was a good thing,” he said of setting up camp in front of businesses and apartment buildings. “I did it because I needed it.”\u003c/p>\n\u003cp>While he may be keeping a lower profile now and making life easier for business owners and housed residents, he’s still homeless. He said he wants to work. He had a job with the Salvation Army for a few months, and eventually hopes to get back to restoring furniture.\u003c/p>\n\u003cp>“I need a place I can stay so I can go on with my life,” he said.\u003c/p>\n\u003cp>He recently got a break: his social worker told him some housing had finally opened up.\u003c/p>\n\u003cp>“I was like ‘No, I can’t believe it!’ I almost started crying,” he said. “I gave her a big hug.”\u003c/p>\n\u003cp>Herrera had few details about the offer at the time, but was expecting to move in within the next few weeks. It’s not clear if that happened. He hasn’t answered his phone since.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>Raye Michelle Vang knows what it’s like to start over.\u003c/p>\n\u003cp>The \u003ca href=\"https://www.kqed.org/news/tag/fresno\">Fresno\u003c/a> radio host and single mom of three said she wouldn’t be where she is today without the federal housing voucher she received nearly eight years ago. At the time, she was trying to leave an abusive relationship, raising two daughters, and pregnant with a third.\u003c/p>\n\u003cp>“I just thought, you know, what am I going to do? Am I going to go homeless with three kids?” Vang said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>She applied for a voucher on a whim, expecting to wait years. Instead, she was approved in a year. It changed everything.\u003c/p>\n\u003cp>The voucher, which pays 30% of her rent, allowed her to focus on providing for her daughters’ needs: diapers, new clothes and being present. She started taking communications classes at Clovis City College, where she landed the radio hosting job.\u003c/p>\n\u003cp>Vang now hosts a two-hour daily show on Hmong Radio where she speaks “Hmonglish.” She covers everything from parenting to voting in local elections.\u003c/p>\n\u003cfigure id=\"attachment_12051150\" class=\"wp-caption aligncenter\" style=\"max-width: 1080px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12051150\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/image-8.png\" alt=\"\" width=\"1080\" height=\"504\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/image-8.png 1080w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/image-8-160x75.png 160w\" sizes=\"auto, (max-width: 1080px) 100vw, 1080px\">\u003cfigcaption class=\"wp-caption-text\">Raye Michelle Vang (right) with her daughters at the Fresno Hmong New Year celebration in December 2024. \u003ccite>(Courtesy of Raye Michelle Vang)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“I would have never even thought about trying this [radio show], because I would be working two to three jobs,” she said.\u003c/p>\n\u003cp>But now, Vang fears she and thousands of others could lose their safety net.\u003c/p>\n\u003cp>Under pressure from the Trump administration, Congress is proposing sweeping cuts to the Department of Housing and Urban Development’s budget and programs.\u003c/p>\n\u003cp>More than 900,000 Californians rely on federal housing assistance, and only 1 in 4 eligible residents currently receive help, according to the California Budget & Policy Center.[aside postID=news_12049612 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250723-SHELTERFAMILIES-05-BL-KQED.jpg']“If Congress doesn’t act, we could see tens of thousands of people, including seniors, people with disabilities, and working parents, pushed out of their homes,” said Monica Davalos, a housing policy analyst with the California Budget & Policy Center.\u003c/p>\n\u003cp>The Trump administration’s proposal aims to cap assistance at two years for able-bodied adults.\u003c/p>\n\u003cp>If implemented, that time cap could strip rental assistance from an estimated 306,800 people across the state, according to the \u003ca href=\"https://url.us.m.mimecastprotect.com/s/7_F_ClYpANik10XLs1t3izBJNg?domain=cbpp.org\">Center on Budget and Policy Priorities\u003c/a>.\u003c/p>\n\u003cp>“It’s a heinous proposal that ignores the realities of California’s housing market and what it actually takes for people to get back on their feet,” she said.\u003c/p>\n\u003cp>Neither the House nor Senate budget bills currently include that proposal, but Davalos warns that it reflects the kind of policy direction that could still shape final negotiations.\u003c/p>\n\u003cp>Congress is expected to finalize a federal budget by Oct. 1.\u003c/p>\n\u003cp>If federal cuts go through, the Fresno Housing Authority said up to 15,000 people across Fresno County could lose their homes. Other programs that help people transition off assistance, like Family Self-Sufficiency or Jobs Plus, are also on the chopping block.\u003c/p>\n\u003cfigure id=\"attachment_12051136\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12051136\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Housing advocates protest in Fresno on Dec. 11, 2021. \u003ccite>(Sasha Khoka/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It would totally restructure housing rental assistance across the state,” said Tyrone Williams, CEO of the Fresno Housing Authority. “Once they decide to cut this funding, we won’t be able to rein it back in.”\u003c/p>\n\u003cp>On top of the federal threats, Fresno is also facing the consequences of state-level setbacks.\u003c/p>\n\u003cp>In June, California’s Housing and Community Development department revoked the city’s pro-housing designation, a label that helped Fresno competitively apply for state housing grants. The city lost that status after falling behind on several key housing obligations.[aside postID=news_12049734 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/241203-FresnoCampingBan-25-BL_qed.jpg']“This doesn’t just limit funding,” said Marisa Moraza of \u003ca href=\"https://powercalifornia.org/history\">Power California\u003c/a>. “It reflects the city’s ongoing failure to meet the moment and to take bold action in a housing crisis.”\u003c/p>\n\u003cp>Advocates say Fresno’s housing strategy often focuses too much on new development and not enough on protecting the people already here.\u003c/p>\n\u003cp>“Over 50% of Fresno residents are renters,” Moraza said. “If we want to keep people housed, we have to protect them. That means rent caps, eviction defense, and deeply affordable units.”\u003c/p>\n\u003cp>Groups like Power CA Action and the Leadership Counsel for Justice and Accountability are pushing for stronger tenant protections, more community input, and investment in alternative housing models like land trusts or co-ops.\u003c/p>\n\u003cp>Vang is worried for herself and the neighbors she sees struggling.\u003c/p>\n\u003cp>“It’s like you finally catch your breath, and then you fall again,” she said. “We’re trying to get assistance. But you can’t get back on your feet in two years when you barely get a raise. You just can’t.”\u003c/p>\n\u003cp>If the voucher system is gutted, Vang would likely have to move her kids back into her parents’ house, which she called going back to “ground zero.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"excerpt": "Federal housing cuts could mean more than lost homes; they could undo years of hard-fought progress for some of the state’s most vulnerable residents.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>She applied for a voucher on a whim, expecting to wait years. Instead, she was approved in a year. It changed everything.\u003c/p>\n\u003cp>The voucher, which pays 30% of her rent, allowed her to focus on providing for her daughters’ needs: diapers, new clothes and being present. She started taking communications classes at Clovis City College, where she landed the radio hosting job.\u003c/p>\n\u003cp>Vang now hosts a two-hour daily show on Hmong Radio where she speaks “Hmonglish.” She covers everything from parenting to voting in local elections.\u003c/p>\n\u003cfigure id=\"attachment_12051150\" class=\"wp-caption aligncenter\" style=\"max-width: 1080px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12051150\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/image-8.png\" alt=\"\" width=\"1080\" height=\"504\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/image-8.png 1080w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/image-8-160x75.png 160w\" sizes=\"auto, (max-width: 1080px) 100vw, 1080px\">\u003cfigcaption class=\"wp-caption-text\">Raye Michelle Vang (right) with her daughters at the Fresno Hmong New Year celebration in December 2024. \u003ccite>(Courtesy of Raye Michelle Vang)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“I would have never even thought about trying this [radio show], because I would be working two to three jobs,” she said.\u003c/p>\n\u003cp>But now, Vang fears she and thousands of others could lose their safety net.\u003c/p>\n\u003cp>Under pressure from the Trump administration, Congress is proposing sweeping cuts to the Department of Housing and Urban Development’s budget and programs.\u003c/p>\n\u003cp>More than 900,000 Californians rely on federal housing assistance, and only 1 in 4 eligible residents currently receive help, according to the California Budget & Policy Center.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“If Congress doesn’t act, we could see tens of thousands of people, including seniors, people with disabilities, and working parents, pushed out of their homes,” said Monica Davalos, a housing policy analyst with the California Budget & Policy Center.\u003c/p>\n\u003cp>The Trump administration’s proposal aims to cap assistance at two years for able-bodied adults.\u003c/p>\n\u003cp>If implemented, that time cap could strip rental assistance from an estimated 306,800 people across the state, according to the \u003ca href=\"https://url.us.m.mimecastprotect.com/s/7_F_ClYpANik10XLs1t3izBJNg?domain=cbpp.org\">Center on Budget and Policy Priorities\u003c/a>.\u003c/p>\n\u003cp>“It’s a heinous proposal that ignores the realities of California’s housing market and what it actually takes for people to get back on their feet,” she said.\u003c/p>\n\u003cp>Neither the House nor Senate budget bills currently include that proposal, but Davalos warns that it reflects the kind of policy direction that could still shape final negotiations.\u003c/p>\n\u003cp>Congress is expected to finalize a federal budget by Oct. 1.\u003c/p>\n\u003cp>If federal cuts go through, the Fresno Housing Authority said up to 15,000 people across Fresno County could lose their homes. Other programs that help people transition off assistance, like Family Self-Sufficiency or Jobs Plus, are also on the chopping block.\u003c/p>\n\u003cfigure id=\"attachment_12051136\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12051136\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Housing advocates protest in Fresno on Dec. 11, 2021. \u003ccite>(Sasha Khoka/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It would totally restructure housing rental assistance across the state,” said Tyrone Williams, CEO of the Fresno Housing Authority. “Once they decide to cut this funding, we won’t be able to rein it back in.”\u003c/p>\n\u003cp>On top of the federal threats, Fresno is also facing the consequences of state-level setbacks.\u003c/p>\n\u003cp>In June, California’s Housing and Community Development department revoked the city’s pro-housing designation, a label that helped Fresno competitively apply for state housing grants. The city lost that status after falling behind on several key housing obligations.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“This doesn’t just limit funding,” said Marisa Moraza of \u003ca href=\"https://powercalifornia.org/history\">Power California\u003c/a>. “It reflects the city’s ongoing failure to meet the moment and to take bold action in a housing crisis.”\u003c/p>\n\u003cp>Advocates say Fresno’s housing strategy often focuses too much on new development and not enough on protecting the people already here.\u003c/p>\n\u003cp>“Over 50% of Fresno residents are renters,” Moraza said. “If we want to keep people housed, we have to protect them. That means rent caps, eviction defense, and deeply affordable units.”\u003c/p>\n\u003cp>Groups like Power CA Action and the Leadership Counsel for Justice and Accountability are pushing for stronger tenant protections, more community input, and investment in alternative housing models like land trusts or co-ops.\u003c/p>\n\u003cp>Vang is worried for herself and the neighbors she sees struggling.\u003c/p>\n\u003cp>“It’s like you finally catch your breath, and then you fall again,” she said. “We’re trying to get assistance. But you can’t get back on your feet in two years when you barely get a raise. You just can’t.”\u003c/p>\n\u003cp>If the voucher system is gutted, Vang would likely have to move her kids back into her parents’ house, which she called going back to “ground zero.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"slug": "california-affordable-housing-programs-are-on-the-chopping-block-after-supreme-court-ruling",
"title": "California Affordable Housing Programs Are on the Chopping Block After Supreme Court Ruling",
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"headTitle": "California Affordable Housing Programs Are on the Chopping Block After Supreme Court Ruling | KQED",
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"content": "\u003cp>\u003c!-- Creative Commons Attribution-NonCommercial-NoDerivatives https://creativecommons.org/licenses/by-nc-nd/4.0/ -->\u003c/p>\n\u003cp>\u003cem>This story was originally published by \u003ca href=\"https://calmatters.org/\">CalMatters\u003c/a>. \u003ca href=\"https://calmatters.org/subscribe-to-calmatters/\">Sign up\u003c/a> for their newsletters.\u003c/em>\u003c/p>\n\u003cp>East Palo Alto, like cities across California, has a law on the books that forces developers of new housing projects to foot the bill for the state’s shortage of affordable homes.\u003c/p>\n\u003cp>New residential projects need to set aside a share of the units they plan to build for lower-income renters and homeowners under the terms of the city’s “inclusionary zoning” ordinance. Builders who refuse have to instead pay a fee, ranging from the tens of thousands to hundreds of thousands of dollars.\u003c/p>\n\u003cp>An East Palo Alto homeowner filed a \u003ca href=\"https://pacificlegal.org/wp-content/uploads/2025/07/Wesley-Yu-v.-City-of-East-Palo-Alto-California_-Complaint_7.31.25.pdf\" target=\"_blank\" rel=\"noopener\">lawsuit in federal court\u003c/a> on Thursday challenging the constitutionality of that law, likening it to “extortion” — and he had a little help from the U.S. Supreme Court.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The implications of the lawsuit range far beyond the Bay Area. A \u003ca href=\"https://www.lincolninst.edu/app/uploads/legacy-files/pubfiles/thaden_wp17et1_0.pdf\" target=\"_blank\" rel=\"noopener\">2017 report\u003c/a> estimated that 149 cities and counties across California have some form of inclusionary zoning rule, though the specific terms vary. That makes it one of the most commonly used \u003ca href=\"https://calmatters.org/tag/affordable-housing/\">affordable housing\u003c/a> programs both in California and \u003ca href=\"https://www.nytimes.com/2023/08/25/business/affordable-housing-montgomery-county.html\">in the country\u003c/a>.\u003c/p>\n\u003cp>Now all that may be on the constitutional chopping block.\u003c/p>\n\u003cp>The case was filed in federal court in San Francisco by Wesley Yu, a husband and father between jobs, who was planning to build a home and backyard guest cottage for himself and his extended family on a neighboring parcel.\u003c/p>\n\u003cp>Because Yu was planning to construct two new structures, the city’s inclusionary zoning rules kicked in, requiring him to either sell or rent out one of the units at “affordable” rates or to pay a one-time fee of $54,891 to be deposited in the city’s affordable housing subsidy fund.\u003c/p>\n\u003cp>[aside postID=news_12046558 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/GavinNewsomAP3.jpg']\u003c/p>\n\u003cp>The core of Yu’s lawsuit, which was filed by the libertarian-oriented \u003ca href=\"https://pacificlegal.org/case/east-palo-alto-inclusionary-zoning/\">Pacific Legal Foundation\u003c/a>, draws on a U.S. Supreme Court ruling from last year that also emerged from a heated California housing dispute.\u003c/p>\n\u003cp>That case was brought by Placerville septuagenarian, George Sheetz, who contested that the government of El Dorado County had not done enough to justify the \u003ca href=\"https://calmatters.org/housing/2024/01/impact-fees-supreme-court/?utm_medium=email&utm_campaign=WhatMatters&utm_source=31&utm_source=ActiveCampaign&utm_medium=email&utm_content=Trump%20immigration%20crackdown%20undermines%20CA%20tenant%20protections&utm_campaign=WhatMatters\">$23,420 traffic fee\u003c/a> it placed on his home construction project.\u003c/p>\n\u003cp>\u003ca href=\"https://calmatters.org/housing/2025/07/homebuilding-development-fees/\">Sheetz’s case\u003c/a> drew on the U.S. Constitution’s Fifth Amendment, which puts limits on when the government can take private property. Decades of court rulings have said that if a local government wants to base approval of a construction permit on certain conditions, those conditions have to \u003ca href=\"https://supreme.justia.com/cases/federal/us/483/825/\">directly relate\u003c/a> to the costs associated with the development. A city, for example, might be able to hold off on approving a new dump until a developer pays an environmental clean up fee, but not a fee to fund local arts and recreation.\u003c/p>\n\u003cp>Courts have also ruled that such “exactions” on private development should be “roughly proportionate” to their cost. That is, the $23,420 that El Dorado County wanted to impose on Sheetz should match the cost of fixing the wear and tear his new home would leave on local roads.\u003c/p>\n\u003cp>The Supreme Court \u003ca href=\"https://calmatters.org/newsletter/maternal-health-california-tortillas/?utm_medium=email&utm_campaign=WhatMatters&utm_source=31&utm_source=ActiveCampaign&utm_medium=email&utm_content=Trump%20immigration%20crackdown%20undermines%20CA%20tenant%20protections&utm_campaign=WhatMatters#wm-story-1\">agreed\u003c/a> that these standards ought to apply to the impact fee.\u003c/p>\n\u003cp>Now Yu and his legal team are asking a federal judge to apply that same rule to inclusionary zoning. For East Palo Alto’s program to pass constitutional muster, the city would have to show that the $54,891 fee or the requirement to set aside new units at a discount relates to and matches the cost that Yu’s development would impose upon the city.\u003c/p>\n\u003cp>The city won’t be able to show that, said David Deerson, the lead lawyer representing Yu.\u003c/p>\n\u003cp>“New residential development doesn’t have a negative impact on housing affordability. If anything, it has a positive impact,” he said.\u003c/p>\n\u003cp>A \u003ca href=\"https://www.pew.org/en/research-and-analysis/articles/2025/07/31/new-housing-slows-rent-growth-most-for-older-more-affordable-units\">growing\u003c/a> \u003ca href=\"https://academic.oup.com/joeg/article-abstract/22/6/1309/6362685\">body\u003c/a> \u003ca href=\"https://direct.mit.edu/rest/article-abstract/105/2/359/100977/Local-Effects-of-Large-New-Apartment-Buildings-in?redirectedFrom=fulltext\">of\u003c/a> \u003ca href=\"https://papers.ssrn.com/sol3/papers.cfm?abstract_id=4906689\">economic\u003c/a> \u003ca href=\"https://vrollet.github.io/files/city_structure.pdf\">research\u003c/a> has indeed found that local market-rate development puts downward pressure on neighborhood and city-wide rents.\u003c/p>\n\u003ch2>Affordable housing in California zoning\u003c/h2>\n\u003cp>In the past, California courts have ruled that the high constitutional bar set by the Fifth Amendment \u003ca href=\"https://www.kqed.org/news/10564227/california-supreme-court-upholds-san-joses-affordable-housing-rules\">doesn’t apply\u003c/a> to inclusionary zoning programs like the one in East Palo Alto. Requiring private developers to toss in some added affordable housing isn’t an “exaction,” the courts have found, but a standard land-use restriction akin to any other zoning rule.[aside postID=news_12044014 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/024_SanFrancisco_Housing_07292021_qed-1020x680.jpg']Whether a city decides it needs more schools, apartment buildings, businesses or, in the case of inclusionary zoning, affordable housing, it has broad power under the constitution to “decide, for the good of the general welfare, that we’re going to require this,” said Mike Rawson, director of litigation at the Public Interest Law Project.\u003c/p>\n\u003cp>The state Supreme Court ruled as such most recently in 2015. The U.S. Supreme Court declined to weigh in, a tacit approval.\u003c/p>\n\u003cp>“They can always change their mind,” said Rawson. “I don’t see a basis for it, though obviously that doesn’t necessarily stop them.”\u003c/p>\n\u003cp>The composition of the court has changed since 2015, veering sharply to the right. The Sheetz decision from last year has offered new fodder for legal challenges to inclusionary zoning.\u003c/p>\n\u003cp>“Sheetz really helps out here a lot” in that campaign, said Deerson. He pointed to other challenges in \u003ca href=\"https://pacificlegal.org/wp-content/uploads/2025/05/redT-Homes-v.-City-and-County-of-Denver-Colorado_PLF-Complaint_5.29.25.pdf\" target=\"_blank\" rel=\"noopener\">Denver\u003c/a> and \u003ca href=\"https://www.wyomingnews.com/family-sues-teton-county-over-affordable-and-workforce-housing-fees/article_d7f305f2-c841-47d9-8693-1f11b3f9bf24.html\">Teton County, Wyoming\u003c/a>. “I would expect them to keep coming.”\u003c/p>\n\u003ch2>Tradeoffs in housing policy\u003c/h2>\n\u003cp>If and when the nation’s highest court takes up the issue of inclusionary zoning, it will be wading into one of the more politically charged debates in housing policy.\u003c/p>\n\u003cp>Evidence on the impact of these laws is \u003ca href=\"https://www.urban.org/sites/default/files/publication/99647/inclusionary_zoning._what_does_the_research_tell_us_about_the_effectiveness_of_local_action_2.pdf\" target=\"_blank\" rel=\"noopener\">mixed\u003c/a>. Requiring private developers to build affordable units can and regularly does result in more local housing options for lower-income tenants at no additional cost to taxpayers. By putting affordable and market-rate units side-by-side, they also promote economic and racial integration, supporters argue.\u003c/p>\n\u003cp>But inclusionary requirements can also make any given housing project less profitable, meaning that fewer units get built, leading to \u003ca href=\"https://journals.sagepub.com/doi/abs/10.1177/0042098009360683?casa_token=smwsJ6eKiBcAAAAA:LVzyoPqfS51YAopYzDnv3ASz4njmVFT0qKagHKHRoMQGIBNLE3kF1VTzrKn2fnNoIlFVffF0ZhVgTD0\">higher prices and rents overall\u003c/a>. In housing markets, like California’s, that see relatively little new development, the rate at which these programs add designated affordable units to the housing stock is also quite slow.\u003c/p>\n\u003cp>That policy debate isn’t relevant to the legal case, which will be fought and won over abstract constitutional principles. But for libertarian-leaning groups like the Pacific Legal Foundation, building industry groups and many “Yes In My Backyard” housing development advocates, an end to inclusionary zoning would be a win on both fronts.\u003c/p>\n\u003cp>“In addition to being illegal, I think that these inclusionary zoning policies are also frankly stupid,” said Deerson.\u003c/p>\n\u003cp>\u003cem>This article was \u003ca href=\"https://calmatters.org/housing/2025/08/affordable-housing-developer-fees/\">originally published on CalMatters\u003c/a> and was republished under the \u003ca href=\"https://creativecommons.org/licenses/by-nc-nd/4.0/\">Creative Commons Attribution-NonCommercial-NoDerivatives\u003c/a> license.\u003c/em>\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "Many California cities require homebuilders to create affordable housing or pay fees to support construction of those units. A new lawsuit contends those fees are unconstitutional.",
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"title": "California Affordable Housing Programs Are on the Chopping Block After Supreme Court Ruling | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003c!-- Creative Commons Attribution-NonCommercial-NoDerivatives https://creativecommons.org/licenses/by-nc-nd/4.0/ -->\u003c/p>\n\u003cp>\u003cem>This story was originally published by \u003ca href=\"https://calmatters.org/\">CalMatters\u003c/a>. \u003ca href=\"https://calmatters.org/subscribe-to-calmatters/\">Sign up\u003c/a> for their newsletters.\u003c/em>\u003c/p>\n\u003cp>East Palo Alto, like cities across California, has a law on the books that forces developers of new housing projects to foot the bill for the state’s shortage of affordable homes.\u003c/p>\n\u003cp>New residential projects need to set aside a share of the units they plan to build for lower-income renters and homeowners under the terms of the city’s “inclusionary zoning” ordinance. Builders who refuse have to instead pay a fee, ranging from the tens of thousands to hundreds of thousands of dollars.\u003c/p>\n\u003cp>An East Palo Alto homeowner filed a \u003ca href=\"https://pacificlegal.org/wp-content/uploads/2025/07/Wesley-Yu-v.-City-of-East-Palo-Alto-California_-Complaint_7.31.25.pdf\" target=\"_blank\" rel=\"noopener\">lawsuit in federal court\u003c/a> on Thursday challenging the constitutionality of that law, likening it to “extortion” — and he had a little help from the U.S. Supreme Court.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The implications of the lawsuit range far beyond the Bay Area. A \u003ca href=\"https://www.lincolninst.edu/app/uploads/legacy-files/pubfiles/thaden_wp17et1_0.pdf\" target=\"_blank\" rel=\"noopener\">2017 report\u003c/a> estimated that 149 cities and counties across California have some form of inclusionary zoning rule, though the specific terms vary. That makes it one of the most commonly used \u003ca href=\"https://calmatters.org/tag/affordable-housing/\">affordable housing\u003c/a> programs both in California and \u003ca href=\"https://www.nytimes.com/2023/08/25/business/affordable-housing-montgomery-county.html\">in the country\u003c/a>.\u003c/p>\n\u003cp>Now all that may be on the constitutional chopping block.\u003c/p>\n\u003cp>The case was filed in federal court in San Francisco by Wesley Yu, a husband and father between jobs, who was planning to build a home and backyard guest cottage for himself and his extended family on a neighboring parcel.\u003c/p>\n\u003cp>Because Yu was planning to construct two new structures, the city’s inclusionary zoning rules kicked in, requiring him to either sell or rent out one of the units at “affordable” rates or to pay a one-time fee of $54,891 to be deposited in the city’s affordable housing subsidy fund.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The core of Yu’s lawsuit, which was filed by the libertarian-oriented \u003ca href=\"https://pacificlegal.org/case/east-palo-alto-inclusionary-zoning/\">Pacific Legal Foundation\u003c/a>, draws on a U.S. Supreme Court ruling from last year that also emerged from a heated California housing dispute.\u003c/p>\n\u003cp>That case was brought by Placerville septuagenarian, George Sheetz, who contested that the government of El Dorado County had not done enough to justify the \u003ca href=\"https://calmatters.org/housing/2024/01/impact-fees-supreme-court/?utm_medium=email&utm_campaign=WhatMatters&utm_source=31&utm_source=ActiveCampaign&utm_medium=email&utm_content=Trump%20immigration%20crackdown%20undermines%20CA%20tenant%20protections&utm_campaign=WhatMatters\">$23,420 traffic fee\u003c/a> it placed on his home construction project.\u003c/p>\n\u003cp>\u003ca href=\"https://calmatters.org/housing/2025/07/homebuilding-development-fees/\">Sheetz’s case\u003c/a> drew on the U.S. Constitution’s Fifth Amendment, which puts limits on when the government can take private property. Decades of court rulings have said that if a local government wants to base approval of a construction permit on certain conditions, those conditions have to \u003ca href=\"https://supreme.justia.com/cases/federal/us/483/825/\">directly relate\u003c/a> to the costs associated with the development. A city, for example, might be able to hold off on approving a new dump until a developer pays an environmental clean up fee, but not a fee to fund local arts and recreation.\u003c/p>\n\u003cp>Courts have also ruled that such “exactions” on private development should be “roughly proportionate” to their cost. That is, the $23,420 that El Dorado County wanted to impose on Sheetz should match the cost of fixing the wear and tear his new home would leave on local roads.\u003c/p>\n\u003cp>The Supreme Court \u003ca href=\"https://calmatters.org/newsletter/maternal-health-california-tortillas/?utm_medium=email&utm_campaign=WhatMatters&utm_source=31&utm_source=ActiveCampaign&utm_medium=email&utm_content=Trump%20immigration%20crackdown%20undermines%20CA%20tenant%20protections&utm_campaign=WhatMatters#wm-story-1\">agreed\u003c/a> that these standards ought to apply to the impact fee.\u003c/p>\n\u003cp>Now Yu and his legal team are asking a federal judge to apply that same rule to inclusionary zoning. For East Palo Alto’s program to pass constitutional muster, the city would have to show that the $54,891 fee or the requirement to set aside new units at a discount relates to and matches the cost that Yu’s development would impose upon the city.\u003c/p>\n\u003cp>The city won’t be able to show that, said David Deerson, the lead lawyer representing Yu.\u003c/p>\n\u003cp>“New residential development doesn’t have a negative impact on housing affordability. If anything, it has a positive impact,” he said.\u003c/p>\n\u003cp>A \u003ca href=\"https://www.pew.org/en/research-and-analysis/articles/2025/07/31/new-housing-slows-rent-growth-most-for-older-more-affordable-units\">growing\u003c/a> \u003ca href=\"https://academic.oup.com/joeg/article-abstract/22/6/1309/6362685\">body\u003c/a> \u003ca href=\"https://direct.mit.edu/rest/article-abstract/105/2/359/100977/Local-Effects-of-Large-New-Apartment-Buildings-in?redirectedFrom=fulltext\">of\u003c/a> \u003ca href=\"https://papers.ssrn.com/sol3/papers.cfm?abstract_id=4906689\">economic\u003c/a> \u003ca href=\"https://vrollet.github.io/files/city_structure.pdf\">research\u003c/a> has indeed found that local market-rate development puts downward pressure on neighborhood and city-wide rents.\u003c/p>\n\u003ch2>Affordable housing in California zoning\u003c/h2>\n\u003cp>In the past, California courts have ruled that the high constitutional bar set by the Fifth Amendment \u003ca href=\"https://www.kqed.org/news/10564227/california-supreme-court-upholds-san-joses-affordable-housing-rules\">doesn’t apply\u003c/a> to inclusionary zoning programs like the one in East Palo Alto. Requiring private developers to toss in some added affordable housing isn’t an “exaction,” the courts have found, but a standard land-use restriction akin to any other zoning rule.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Whether a city decides it needs more schools, apartment buildings, businesses or, in the case of inclusionary zoning, affordable housing, it has broad power under the constitution to “decide, for the good of the general welfare, that we’re going to require this,” said Mike Rawson, director of litigation at the Public Interest Law Project.\u003c/p>\n\u003cp>The state Supreme Court ruled as such most recently in 2015. The U.S. Supreme Court declined to weigh in, a tacit approval.\u003c/p>\n\u003cp>“They can always change their mind,” said Rawson. “I don’t see a basis for it, though obviously that doesn’t necessarily stop them.”\u003c/p>\n\u003cp>The composition of the court has changed since 2015, veering sharply to the right. The Sheetz decision from last year has offered new fodder for legal challenges to inclusionary zoning.\u003c/p>\n\u003cp>“Sheetz really helps out here a lot” in that campaign, said Deerson. He pointed to other challenges in \u003ca href=\"https://pacificlegal.org/wp-content/uploads/2025/05/redT-Homes-v.-City-and-County-of-Denver-Colorado_PLF-Complaint_5.29.25.pdf\" target=\"_blank\" rel=\"noopener\">Denver\u003c/a> and \u003ca href=\"https://www.wyomingnews.com/family-sues-teton-county-over-affordable-and-workforce-housing-fees/article_d7f305f2-c841-47d9-8693-1f11b3f9bf24.html\">Teton County, Wyoming\u003c/a>. “I would expect them to keep coming.”\u003c/p>\n\u003ch2>Tradeoffs in housing policy\u003c/h2>\n\u003cp>If and when the nation’s highest court takes up the issue of inclusionary zoning, it will be wading into one of the more politically charged debates in housing policy.\u003c/p>\n\u003cp>Evidence on the impact of these laws is \u003ca href=\"https://www.urban.org/sites/default/files/publication/99647/inclusionary_zoning._what_does_the_research_tell_us_about_the_effectiveness_of_local_action_2.pdf\" target=\"_blank\" rel=\"noopener\">mixed\u003c/a>. Requiring private developers to build affordable units can and regularly does result in more local housing options for lower-income tenants at no additional cost to taxpayers. By putting affordable and market-rate units side-by-side, they also promote economic and racial integration, supporters argue.\u003c/p>\n\u003cp>But inclusionary requirements can also make any given housing project less profitable, meaning that fewer units get built, leading to \u003ca href=\"https://journals.sagepub.com/doi/abs/10.1177/0042098009360683?casa_token=smwsJ6eKiBcAAAAA:LVzyoPqfS51YAopYzDnv3ASz4njmVFT0qKagHKHRoMQGIBNLE3kF1VTzrKn2fnNoIlFVffF0ZhVgTD0\">higher prices and rents overall\u003c/a>. In housing markets, like California’s, that see relatively little new development, the rate at which these programs add designated affordable units to the housing stock is also quite slow.\u003c/p>\n\u003cp>That policy debate isn’t relevant to the legal case, which will be fought and won over abstract constitutional principles. But for libertarian-leaning groups like the Pacific Legal Foundation, building industry groups and many “Yes In My Backyard” housing development advocates, an end to inclusionary zoning would be a win on both fronts.\u003c/p>\n\u003cp>“In addition to being illegal, I think that these inclusionary zoning policies are also frankly stupid,” said Deerson.\u003c/p>\n\u003cp>\u003cem>This article was \u003ca href=\"https://calmatters.org/housing/2025/08/affordable-housing-developer-fees/\">originally published on CalMatters\u003c/a> and was republished under the \u003ca href=\"https://creativecommons.org/licenses/by-nc-nd/4.0/\">Creative Commons Attribution-NonCommercial-NoDerivatives\u003c/a> license.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"meta": {
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"source": "BBC World Service"
},
"link": "/radio/program/bbc-world-service",
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"rss": "https://podcasts.files.bbci.co.uk/p02nq0gn.rss"
}
},
"californiareport": {
"id": "californiareport",
"title": "The California Report",
"tagline": "California, day by day",
"info": "KQED’s statewide radio news program providing daily coverage of issues, trends and public policy decisions.",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/The-California-Report-Podcast-Tile-703x703-1.jpg",
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"officialWebsiteLink": "/californiareport",
"meta": {
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"source": "kqed",
"order": 8
},
"link": "/californiareport",
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"amazon": "https://music.amazon.com/podcasts/26099305-72af-4542-9dde-ac1807fe36d5/kqed-s-the-california-report",
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}
},
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"id": "californiareportmagazine",
"title": "The California Report Magazine",
"tagline": "Your state, your stories",
"info": "Every week, The California Report Magazine takes you on a road trip for the ears: to visit the places and meet the people who make California unique. The in-depth storytelling podcast from the California Report.",
"airtime": "FRI 4:30pm-5pm, 6:30pm-7pm, 11pm-11:30pm",
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"officialWebsiteLink": "/californiareportmagazine",
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"order": 10
},
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"google": "https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5tZWdhcGhvbmUuZm0vS1FJTkM3NjkwNjk1OTAz",
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},
"city-arts": {
"id": "city-arts",
"title": "City Arts & Lectures",
"info": "A one-hour radio program to hear celebrated writers, artists and thinkers address contemporary ideas and values, often discussing the creative process. Please note: tapes or transcripts are not available",
"imageSrc": "https://ww2.kqed.org/radio/wp-content/uploads/sites/50/2018/05/cityartsandlecture-300x300.jpg",
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"airtime": "SUN 1pm-2pm, TUE 10pm, WED 1am",
"meta": {
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"source": "City Arts & Lectures"
},
"link": "https://www.cityarts.net",
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"rss": "https://www.cityarts.net/feed/"
}
},
"closealltabs": {
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"officialWebsiteLink": "/podcasts/closealltabs",
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"order": 1
},
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"id": "code-switch-life-kit",
"title": "Code Switch / Life Kit",
"info": "\u003cem>Code Switch\u003c/em>, which listeners will hear in the first part of the hour, has fearless and much-needed conversations about race. Hosted by journalists of color, the show tackles the subject of race head-on, exploring how it impacts every part of society — from politics and pop culture to history, sports and more.\u003cbr />\u003cbr />\u003cem>Life Kit\u003c/em>, which will be in the second part of the hour, guides you through spaces and feelings no one prepares you for — from finances to mental health, from workplace microaggressions to imposter syndrome, from relationships to parenting. The show features experts with real world experience and shares their knowledge. Because everyone needs a little help being human.\u003cbr />\u003cbr />\u003ca href=\"https://www.npr.org/podcasts/510312/codeswitch\">\u003cem>Code Switch\u003c/em> offical site and podcast\u003c/a>\u003cbr />\u003ca href=\"https://www.npr.org/lifekit\">\u003cem>Life Kit\u003c/em> offical site and podcast\u003c/a>\u003cbr />",
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"meta": {
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"id": "commonwealth-club",
"title": "Commonwealth Club of California Podcast",
"info": "The Commonwealth Club of California is the nation's oldest and largest public affairs forum. As a non-partisan forum, The Club brings to the public airwaves diverse viewpoints on important topics. The Club's weekly radio broadcast - the oldest in the U.S., dating back to 1924 - is carried across the nation on public radio stations and is now podcasting. Our website archive features audio of our recent programs, as well as selected speeches from our long and distinguished history. This podcast feed is usually updated twice a week and is always un-edited.",
"airtime": "THU 10pm, FRI 1am",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Commonwealth-Club-Podcast-Tile-360x360-1.jpg",
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"meta": {
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"source": "Commonwealth Club of California"
},
"link": "/radio/program/commonwealth-club",
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"google": "https://podcasts.google.com/feed/aHR0cDovL3d3dy5jb21tb253ZWFsdGhjbHViLm9yZy9hdWRpby9wb2RjYXN0L3dlZWtseS54bWw",
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"id": "forum",
"title": "Forum",
"tagline": "The conversation starts here",
"info": "KQED’s live call-in program discussing local, state, national and international issues, as well as in-depth interviews.",
"airtime": "MON-FRI 9am-11am, 10pm-11pm",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Forum-Podcast-Tile-703x703-1.jpg",
"imageAlt": "KQED Forum with Mina Kim and Alexis Madrigal",
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"source": "kqed",
"order": 9
},
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"google": "https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5tZWdhcGhvbmUuZm0vS1FJTkM5NTU3MzgxNjMz",
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"freakonomics-radio": {
"id": "freakonomics-radio",
"title": "Freakonomics Radio",
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"imageSrc": "https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/freakonomicsRadio.png",
"officialWebsiteLink": "http://freakonomics.com/",
"airtime": "SUN 1am-2am, SAT 3pm-4pm",
"meta": {
"site": "radio",
"source": "WNYC"
},
"link": "/radio/program/freakonomics-radio",
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"apple": "https://itunes.apple.com/us/podcast/freakonomics-radio/id354668519",
"tuneIn": "https://tunein.com/podcasts/WNYC-Podcasts/Freakonomics-Radio-p272293/",
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},
"fresh-air": {
"id": "fresh-air",
"title": "Fresh Air",
"info": "Hosted by Terry Gross, \u003cem>Fresh Air from WHYY\u003c/em> is the Peabody Award-winning weekday magazine of contemporary arts and issues. One of public radio's most popular programs, Fresh Air features intimate conversations with today's biggest luminaries.",
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"apple": "https://itunes.apple.com/WebObjects/MZStore.woa/wa/viewPodcast?s=143441&mt=2&id=214089682&at=11l79Y&ct=nprdirectory",
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"here-and-now": {
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"info": "A live production of NPR and WBUR Boston, in collaboration with stations across the country, Here & Now reflects the fluid world of news as it's happening in the middle of the day, with timely, in-depth news, interviews and conversation. Hosted by Robin Young, Jeremy Hobson and Tonya Mosley.",
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},
"hidden-brain": {
"id": "hidden-brain",
"title": "Hidden Brain",
"info": "Shankar Vedantam uses science and storytelling to reveal the unconscious patterns that drive human behavior, shape our choices and direct our relationships.",
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"airtime": "SUN 7pm-8pm",
"meta": {
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"source": "NPR"
},
"link": "/radio/program/hidden-brain",
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},
"how-i-built-this": {
"id": "how-i-built-this",
"title": "How I Built This with Guy Raz",
"info": "Guy Raz dives into the stories behind some of the world's best known companies. How I Built This weaves a narrative journey about innovators, entrepreneurs and idealists—and the movements they built.",
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"officialWebsiteLink": "https://www.npr.org/podcasts/510313/how-i-built-this",
"airtime": "SUN 7:30pm-8pm",
"meta": {
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"source": "npr"
},
"link": "/radio/program/how-i-built-this",
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"apple": "https://itunes.apple.com/us/podcast/how-i-built-this-with-guy-raz/id1150510297?mt=2",
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},
"hyphenacion": {
"id": "hyphenacion",
"title": "Hyphenación",
"tagline": "Where conversation and cultura meet",
"info": "What kind of no sabo word is Hyphenación? For us, it’s about living within a hyphenation. Like being a third-gen Mexican-American from the Texas border now living that Bay Area Chicano life. Like Xorje! Each week we bring together a couple of hyphenated Latinos to talk all about personal life choices: family, careers, relationships, belonging … everything is on the table. ",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2025/03/Hyphenacion_FinalAssets_PodcastTile.png",
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"officialWebsiteLink": "/podcasts/hyphenacion",
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"order": 15
},
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},
"jerrybrown": {
"id": "jerrybrown",
"title": "The Political Mind of Jerry Brown",
"tagline": "Lessons from a lifetime in politics",
"info": "The Political Mind of Jerry Brown brings listeners the wisdom of the former Governor, Mayor, and presidential candidate. Scott Shafer interviewed Brown for more than 40 hours, covering the former governor's life and half-century in the political game – and Brown has some lessons he'd like to share. ",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/The-Political-Mind-of-Jerry-Brown-Podcast-Tile-703x703-1.jpg",
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"officialWebsiteLink": "/podcasts/jerrybrown",
"meta": {
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"order": 18
},
"link": "/podcasts/jerrybrown",
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}
},
"latino-usa": {
"id": "latino-usa",
"title": "Latino USA",
"airtime": "MON 1am-2am, SUN 6pm-7pm",
"info": "Latino USA, the radio journal of news and culture, is the only national, English-language radio program produced from a Latino perspective.",
"imageSrc": "https://ww2.kqed.org/radio/wp-content/uploads/sites/50/2018/04/latinoUsa.jpg",
"officialWebsiteLink": "http://latinousa.org/",
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"source": "npr"
},
"link": "/radio/program/latino-usa",
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"apple": "https://itunes.apple.com/WebObjects/MZStore.woa/wa/viewPodcast?s=143441&mt=2&id=79681317&at=11l79Y&ct=nprdirectory",
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"rss": "https://feeds.npr.org/510016/podcast.xml"
}
},
"marketplace": {
"id": "marketplace",
"title": "Marketplace",
"info": "Our flagship program, helmed by Kai Ryssdal, examines what the day in money delivered, through stories, conversations, newsworthy numbers and more. Updated Monday through Friday at about 3:30 p.m. PT.",
"airtime": "MON-FRI 4pm-4:30pm, MON-WED 6:30pm-7pm",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Marketplace-Podcast-Tile-360x360-1.jpg",
"officialWebsiteLink": "https://www.marketplace.org/",
"meta": {
"site": "news",
"source": "American Public Media"
},
"link": "/radio/program/marketplace",
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"rss": "https://feeds.publicradio.org/public_feeds/marketplace-pm/rss/rss"
}
},
"masters-of-scale": {
"id": "masters-of-scale",
"title": "Masters of Scale",
"info": "Masters of Scale is an original podcast in which LinkedIn co-founder and Greylock Partner Reid Hoffman sets out to describe and prove theories that explain how great entrepreneurs take their companies from zero to a gazillion in ingenious fashion.",
"airtime": "Every other Wednesday June 12 through October 16 at 8pm (repeats Thursdays at 2am)",
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"officialWebsiteLink": "https://mastersofscale.com/",
"meta": {
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"source": "WaitWhat"
},
"link": "/radio/program/masters-of-scale",
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"rss": "https://rss.art19.com/masters-of-scale"
}
},
"mindshift": {
"id": "mindshift",
"title": "MindShift",
"tagline": "A podcast about the future of learning and how we raise our kids",
"info": "The MindShift podcast explores the innovations in education that are shaping how kids learn. Hosts Ki Sung and Katrina Schwartz introduce listeners to educators, researchers, parents and students who are developing effective ways to improve how kids learn. We cover topics like how fed-up administrators are developing surprising tactics to deal with classroom disruptions; how listening to podcasts are helping kids develop reading skills; the consequences of overparenting; and why interdisciplinary learning can engage students on all ends of the traditional achievement spectrum. This podcast is part of the MindShift education site, a division of KQED News. KQED is an NPR/PBS member station based in San Francisco. You can also visit the MindShift website for episodes and supplemental blog posts or tweet us \u003ca href=\"https://twitter.com/MindShiftKQED\">@MindShiftKQED\u003c/a> or visit us at \u003ca href=\"/mindshift\">MindShift.KQED.org\u003c/a>",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Mindshift-Podcast-Tile-703x703-1.jpg",
"imageAlt": "KQED MindShift: How We Will Learn",
"officialWebsiteLink": "/mindshift/",
"meta": {
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"source": "kqed",
"order": 12
},
"link": "/podcasts/mindshift",
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"google": "https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5tZWdhcGhvbmUuZm0vS1FJTkM1NzY0NjAwNDI5",
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}
},
"morning-edition": {
"id": "morning-edition",
"title": "Morning Edition",
"info": "\u003cem>Morning Edition\u003c/em> takes listeners around the country and the world with multi-faceted stories and commentaries every weekday. Hosts Steve Inskeep, David Greene and Rachel Martin bring you the latest breaking news and features to prepare you for the day.",
"airtime": "MON-FRI 3am-9am",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Morning-Edition-Podcast-Tile-360x360-1.jpg",
"officialWebsiteLink": "https://www.npr.org/programs/morning-edition/",
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"link": "/radio/program/morning-edition"
},
"onourwatch": {
"id": "onourwatch",
"title": "On Our Watch",
"tagline": "Deeply-reported investigative journalism",
"info": "For decades, the process for how police police themselves has been inconsistent – if not opaque. In some states, like California, these proceedings were completely hidden. After a new police transparency law unsealed scores of internal affairs files, our reporters set out to examine these cases and the shadow world of police discipline. On Our Watch brings listeners into the rooms where officers are questioned and witnesses are interrogated to find out who this system is really protecting. Is it the officers, or the public they've sworn to serve?",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/On-Our-Watch-Podcast-Tile-703x703-1.jpg",
"imageAlt": "On Our Watch from NPR and KQED",
"officialWebsiteLink": "/podcasts/onourwatch",
"meta": {
"site": "news",
"source": "kqed",
"order": 11
},
"link": "/podcasts/onourwatch",
"subscribe": {
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"google": "https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5ucHIub3JnLzUxMDM2MC9wb2RjYXN0LnhtbD9zYz1nb29nbGVwb2RjYXN0cw",
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"rss": "https://feeds.npr.org/510360/podcast.xml"
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