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"content": "\u003cp>The Pacifica City Council narrowly approved an ordinance that will temporarily protect tenants from high rent increases and certain evictions, while the city works out details of a possible ballot measure for November.\u003c/p>\n\u003cp>The peninsula city is the \u003ca href=\"https://ww2.kqed.org/news/2016/11/09/bay-area-cities-appear-to-split-on-multiple-rent-control-measures/\" target=\"_blank\">latest in the Bay Area\u003c/a> to adopt similar renter protections that limit the amount landlords can raise rents. Opponents argue the laws hurt small landlords and prevent future development, while supporters say it's one of the few ways to protect residents from being displaced. The debate over rent control in Pacifica -- where a third of residents are renters -- is likely to be as contentious as it has been in other cities, where lawsuits have been filed.\u003c/p>\n\u003cp>\"I think these rent stabilization issues are contentious in any city they're brought up,\" said Councilman John Keener, who supported the ordinance in Monday's 3-2 vote.\u003c/p>\n\u003cp>Pacifica has seen a 51 percent rise in rents from 2010 to 2015, while household income has not kept pace, \u003ca href=\"http://pacificacityca.iqm2.com/Citizens/FileOpen.aspx?Type=14&ID=1137&Inline=True\" target=\"_blank\">according to city staffers\u003c/a>.\u003c/p>\n\u003cp>\"We've tried to draft this in a way that's fair to property owners and tenants,\" Keener said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The temporary ordinance -- its provisions begin in 45 days -- limits rent increases to the Bay Area's consumer price index, which is 3.4 percent. Property owners can petition for an increase up to 10 percent, subject to approval from a panel yet to be established.\u003c/p>\n\u003cp>The law also mandates that evictions have a just cause, such as if a tenant fails to pay rent or is involved in criminal activity. Pacifica's ordinance covers only about 16 percent of the city's housing stock, or 2,288 units. It exempts single-family homes, condominiums, duplexes and in-law units.\u003c/p>\n\u003cp>Pacifica staffers estimate the startup costs to establish and run the rent commission that would rule on renter and landlord petitions would be $697,300. Under the ballot proposal there would be a $19 monthly fee charged to landlords for each unit, which could be passed on to tenants that would pay to keep the city's rent program running.\u003c/p>\n\u003cp>Pacifica Mayor Mike O'Neill opposed the temporary rent control ordinance, saying there are mom-and-pop landlords who aren't charging the high rents.\u003c/p>\n\u003cp>\"You get the corporations who come in and they buy the big 50-unit apartments and they jack the price up,\" he said.\u003c/p>\n\u003cp>Still, O'Neill said that pending final language, he would support the issue moving to the ballot for voters in November.\u003c/p>\n\u003cp>The council will likely vote on whether to place permanent rent stabilization and eviction laws on the ballot during their May council meeting. There are still some legal issues left to work out, Keener said.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Last November, \u003ca href=\"https://ww2.kqed.org/news/2016/11/09/bay-area-cities-appear-to-split-on-multiple-rent-control-measures/\" target=\"_blank\">five Bay Area cities\u003c/a> placed rent control on the ballot. Mountain View and Richmond passed their renter-supported measures. The measures failed in Burlingame and San Mateo. Alameda passed a city-supported measure, which tenant groups argue doesn't go far enough to protect renters.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The Pacifica City Council narrowly approved an ordinance that will temporarily protect tenants from high rent increases and certain evictions, while the city works out details of a possible ballot measure for November.\u003c/p>\n\u003cp>The peninsula city is the \u003ca href=\"https://ww2.kqed.org/news/2016/11/09/bay-area-cities-appear-to-split-on-multiple-rent-control-measures/\" target=\"_blank\">latest in the Bay Area\u003c/a> to adopt similar renter protections that limit the amount landlords can raise rents. Opponents argue the laws hurt small landlords and prevent future development, while supporters say it's one of the few ways to protect residents from being displaced. The debate over rent control in Pacifica -- where a third of residents are renters -- is likely to be as contentious as it has been in other cities, where lawsuits have been filed.\u003c/p>\n\u003cp>\"I think these rent stabilization issues are contentious in any city they're brought up,\" said Councilman John Keener, who supported the ordinance in Monday's 3-2 vote.\u003c/p>\n\u003cp>Pacifica has seen a 51 percent rise in rents from 2010 to 2015, while household income has not kept pace, \u003ca href=\"http://pacificacityca.iqm2.com/Citizens/FileOpen.aspx?Type=14&ID=1137&Inline=True\" target=\"_blank\">according to city staffers\u003c/a>.\u003c/p>\n\u003cp>\"We've tried to draft this in a way that's fair to property owners and tenants,\" Keener said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The temporary ordinance -- its provisions begin in 45 days -- limits rent increases to the Bay Area's consumer price index, which is 3.4 percent. Property owners can petition for an increase up to 10 percent, subject to approval from a panel yet to be established.\u003c/p>\n\u003cp>The law also mandates that evictions have a just cause, such as if a tenant fails to pay rent or is involved in criminal activity. Pacifica's ordinance covers only about 16 percent of the city's housing stock, or 2,288 units. It exempts single-family homes, condominiums, duplexes and in-law units.\u003c/p>\n\u003cp>Pacifica staffers estimate the startup costs to establish and run the rent commission that would rule on renter and landlord petitions would be $697,300. Under the ballot proposal there would be a $19 monthly fee charged to landlords for each unit, which could be passed on to tenants that would pay to keep the city's rent program running.\u003c/p>\n\u003cp>Pacifica Mayor Mike O'Neill opposed the temporary rent control ordinance, saying there are mom-and-pop landlords who aren't charging the high rents.\u003c/p>\n\u003cp>\"You get the corporations who come in and they buy the big 50-unit apartments and they jack the price up,\" he said.\u003c/p>\n\u003cp>Still, O'Neill said that pending final language, he would support the issue moving to the ballot for voters in November.\u003c/p>\n\u003cp>The council will likely vote on whether to place permanent rent stabilization and eviction laws on the ballot during their May council meeting. There are still some legal issues left to work out, Keener said.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Last November, \u003ca href=\"https://ww2.kqed.org/news/2016/11/09/bay-area-cities-appear-to-split-on-multiple-rent-control-measures/\" target=\"_blank\">five Bay Area cities\u003c/a> placed rent control on the ballot. Mountain View and Richmond passed their renter-supported measures. The measures failed in Burlingame and San Mateo. Alameda passed a city-supported measure, which tenant groups argue doesn't go far enough to protect renters.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "What Gas Leak? Buyers in Porter Ranch Snap Up Luxury Homes",
"title": "What Gas Leak? Buyers in Porter Ranch Snap Up Luxury Homes",
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"content": "\u003cp>It’s no secret the Southern California real estate market is hot right now, but some may be surprised by the popularity of one particular neighborhood: Porter Ranch. Barely 18 months after a broken well caused \u003ca href=\"http://www.scpr.org/topics/porter-ranch-gas-leak\">the country's worst-ever natural gas leak, \u003c/a>homebuyers seem to be shrugging off the risks, especially people in the market for high-end properties.\u003c/p>\n\u003cp>\"I told my wife we were going to buy this house even if we had to wear a gas mask,\" said Gabriel Barajas, as the couple toured a 5,272-square-foot model home similar to the one they'll move into this summer. Barajas, who grew up in the San Fernando Valley, said, \"I always wanted to have a house up in the hills and I finally bought it.\"\u003c/p>\n\u003cp>The Barajas' home is one of more than 1,400 that Toll Brothers Inc. plans to build over the coming years \u003ca href=\"https://www.tollbrothers.com/luxury-homes-for-sale/California/Porter-Ranch\">as part of a planned community\u003c/a> that sits about a mile from where the gas leak occurred, according to the company. When the project is complete, the development will feature 3,400 homes and condos.\u003c/p>\n\u003cp>\"I know that they wouldn’t be building these homes if we were in danger,\" said Erica Barajas.\u003c/p>\n\u003cp>[audio src=\"http://www.kqed.org/.stream/anon/radio/tcr/2017/04/2017-04-07f-tcr.mp3\" Image=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2016/09/AlisoProtest-800x533.jpg\" Title=\"What Gas Leak? Buyers in Porter Ranch Snap Up Luxury Homes\" program=\"The California Report\"]\u003c/p>\n\u003cp>Toll Brothers completed its takeover of the Porter Ranch development in 2014, more than a year before the gas leak.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"It was an inopportune time,\" said Toll Brothers Division Vice President Frank Su. \"Toll Brothers has a significant investment here in Porter Ranch.\"\u003c/p>\n\u003cp>The four-month leak was finally capped in February 2016, and some Porter Ranch residents \u003ca href=\"http://www.latimes.com/opinion/op-ed/la-oe-hibino-porter-ranch-aliso-canyon-close-20170301-story.html\">still complain about health effects from the Aliso Canyon gas storage field\u003c/a>. But the episode seems to be of little concern to many people looking to buy Toll Brothers' homes.\u003c/p>\n\u003caside class=\"pullquote alignright\">'I believe as a whole the public in general doesn't really pay attention to it.'\u003ccite>Ken Sampson, real estate agent\u003c/cite>\u003c/aside>\n\u003cp>Toll Brothers says it has sold four houses this year for more than $2 million in Porter Ranch, and has four more that will close soon, all record-high prices for the area. The firm's most basic houses go for just under $1 million. Most feature grand staircases, closets bigger than studio apartments and kitchens more suited to a restaurant than serving a family.\u003c/p>\n\u003cp>The strength of the market seems to have surprised even Toll Brothers executives, \u003ca href=\"https://seekingalpha.com/article/3922186-toll-brothers-tol-douglas-c-yearley-jr-q1-2016-results-earnings-call-transcript?part=single\">who boasted in a conference call with investors last year\u003c/a> that the company didn’t have to offer discounts after the leak.\u003c/p>\n\u003cp>\"We have made no downward adjustments in our pricing,\" said Toll Brothers CEO Douglas C. Yearley Jr. \"It should absolutely be business as usual with typical Southern California pricing power and great action.\"\u003c/p>\n\u003ch2>The Forgotten Leak\u003c/h2>\n\u003cp>Longtime Porter Ranch real estate agent Ken Sampson says these days he rarely gets questions about the well.\u003c/p>\n\u003cp>\"A year ago it was on everyone’s mind,\" he said. \"Maybe one out of 15 asks about it today. It was a shock to all of us that the facility was even there, but I believe as a whole the public in general doesn’t really pay attention to it.\"\u003c/p>\n\u003cp>There are still lots of current Porter Ranch residents who are paying very close attention to the situation, and some of them moved away from the area.\u003c/p>\n\u003cp>[contextly_sidebar id=\"sbeXA5dZQxdOzS4NAFYcc4R2mz4KE02R\"]\u003c/p>\n\u003cp>Laurie Carrigan is one of those who relocated; last month she moved her three dogs and six kids to a house farther away from the gas field. Carrigan says her family was still getting sick despite the ruptured well having been capped so long ago.\u003c/p>\n\u003cp>\"People that actually have experienced the grief and the doctor’s appointments and the constant rashes and nosebleeds are not willing to buy a house in Porter Ranch,\" said Carrigan. \"They’re willing to get as far away as possible.\"\u003c/p>\n\u003cp>She’s not selling her old house yet because her home value has been slower to recover, something analysts say is common with houses closer to Aliso Canyon. That in turn leads to higher average sales prices.\u003c/p>\n\u003cp>\"We do see fewer sales the closer you get to the actual gas leak, but because those sales aren’t happening they’re not affecting the prices,\" said Daren Blomquist, vice president of RealtyTrac.\u003c/p>\n\u003cp>Overall, home sales are up 18 percent in Porter Ranch over the past year, according to RealtyTrac.\u003c/p>\n\u003cp>\"People are buying houses again,\" said Carrigan, who is a real estate agent. But because she doesn’t want others to go through what she has, she recently found herself in the strange position of steering a client away from buying in the Toll Brothers development.\u003c/p>\n\u003cp>[contextly_sidebar id=\"6PkzKIRPeGeUMtAzuCoC2wa1P3rnJIdT\"]\u003c/p>\n\u003cp>\"I told them, 'Don't buy until you know for sure. You have two small kids. Don't do it.' \"\u003c/p>\n\u003cp>She said it’s tough to convince clients to stay away because they're hearing from Toll Brothers that everything is fixed.\u003c/p>\n\u003cp>\"If it’s fixed you assume it’s OK,\" said Carrigan, who added that besides unanswered questions about what caused the blowout, \"there are still elevated spikes\" of natural gas emanating from Aliso Canyon.\u003c/p>\n\u003ch2>'The Most Regulated Facility in the Entire Country'\u003c/h2>\n\u003cp>Toll Brothers’ Frank Su acknowledges he still has concerns about the storage field.\u003c/p>\n\u003cp>\"The gas leak was not great, and we still have concerns about the future and safeness of the facility,\" he said.\u003c/p>\n\u003cp>Toll Brothers agents emphasize to perspective buyers the level of regulatory oversight at Aliso Canyon, said Su.\u003c/p>\n\u003cp>\"We tell them the leak has been capped, the facility has been there for 50-plus years and it's probably the most regulated facility in the entire country. We feel like it’s going to be very safe in the future,\" said Su, adding that for most potential buyers, \"that’s enough for them.\"\u003c/p>\n\u003cp>[contextly_sidebar id=\"obu8bvSDUt4Bu2PsutCZr6HrXtGuVcVH\"]\u003c/p>\n\u003cp>Su said he wouldn’t be recommending Porter Ranch if he didn’t happily live there with his family for the past three years.\u003c/p>\n\u003cp>\"We were here during the leak and my kids weren’t affected,\" said Su. \"Porter Ranch is still a great place. It’s not a horrible place.\"\u003c/p>\n\u003cp>It’s also the rare place in Los Angeles where there are top schools, low crime rates and the ability to customize a home with a view from the ground up -- pluses that outweigh risks for many with the means to purchase a home here.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>This week, \u003ca href=\"http://www.latimes.com/politics/essential/la-pol-ca-essential-politics-updates-senate-committee-approves-aliso-canyon-1491335506-htmlstory.html\">a state Senate committee approved an emergency bill\u003c/a> that would keep Aliso Canyon closed until regulators complete a study into what caused the leak. Southern California Gas Co. opposes the measure. It maintains the storage field can operate safely while the study is underway.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>It’s no secret the Southern California real estate market is hot right now, but some may be surprised by the popularity of one particular neighborhood: Porter Ranch. Barely 18 months after a broken well caused \u003ca href=\"http://www.scpr.org/topics/porter-ranch-gas-leak\">the country's worst-ever natural gas leak, \u003c/a>homebuyers seem to be shrugging off the risks, especially people in the market for high-end properties.\u003c/p>\n\u003cp>\"I told my wife we were going to buy this house even if we had to wear a gas mask,\" said Gabriel Barajas, as the couple toured a 5,272-square-foot model home similar to the one they'll move into this summer. Barajas, who grew up in the San Fernando Valley, said, \"I always wanted to have a house up in the hills and I finally bought it.\"\u003c/p>\n\u003cp>The Barajas' home is one of more than 1,400 that Toll Brothers Inc. plans to build over the coming years \u003ca href=\"https://www.tollbrothers.com/luxury-homes-for-sale/California/Porter-Ranch\">as part of a planned community\u003c/a> that sits about a mile from where the gas leak occurred, according to the company. When the project is complete, the development will feature 3,400 homes and condos.\u003c/p>\n\u003cp>\"I know that they wouldn’t be building these homes if we were in danger,\" said Erica Barajas.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"It was an inopportune time,\" said Toll Brothers Division Vice President Frank Su. \"Toll Brothers has a significant investment here in Porter Ranch.\"\u003c/p>\n\u003cp>The four-month leak was finally capped in February 2016, and some Porter Ranch residents \u003ca href=\"http://www.latimes.com/opinion/op-ed/la-oe-hibino-porter-ranch-aliso-canyon-close-20170301-story.html\">still complain about health effects from the Aliso Canyon gas storage field\u003c/a>. But the episode seems to be of little concern to many people looking to buy Toll Brothers' homes.\u003c/p>\n\u003caside class=\"pullquote alignright\">'I believe as a whole the public in general doesn't really pay attention to it.'\u003ccite>Ken Sampson, real estate agent\u003c/cite>\u003c/aside>\n\u003cp>Toll Brothers says it has sold four houses this year for more than $2 million in Porter Ranch, and has four more that will close soon, all record-high prices for the area. The firm's most basic houses go for just under $1 million. Most feature grand staircases, closets bigger than studio apartments and kitchens more suited to a restaurant than serving a family.\u003c/p>\n\u003cp>The strength of the market seems to have surprised even Toll Brothers executives, \u003ca href=\"https://seekingalpha.com/article/3922186-toll-brothers-tol-douglas-c-yearley-jr-q1-2016-results-earnings-call-transcript?part=single\">who boasted in a conference call with investors last year\u003c/a> that the company didn’t have to offer discounts after the leak.\u003c/p>\n\u003cp>\"We have made no downward adjustments in our pricing,\" said Toll Brothers CEO Douglas C. Yearley Jr. \"It should absolutely be business as usual with typical Southern California pricing power and great action.\"\u003c/p>\n\u003ch2>The Forgotten Leak\u003c/h2>\n\u003cp>Longtime Porter Ranch real estate agent Ken Sampson says these days he rarely gets questions about the well.\u003c/p>\n\u003cp>\"A year ago it was on everyone’s mind,\" he said. \"Maybe one out of 15 asks about it today. It was a shock to all of us that the facility was even there, but I believe as a whole the public in general doesn’t really pay attention to it.\"\u003c/p>\n\u003cp>There are still lots of current Porter Ranch residents who are paying very close attention to the situation, and some of them moved away from the area.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>Laurie Carrigan is one of those who relocated; last month she moved her three dogs and six kids to a house farther away from the gas field. Carrigan says her family was still getting sick despite the ruptured well having been capped so long ago.\u003c/p>\n\u003cp>\"People that actually have experienced the grief and the doctor’s appointments and the constant rashes and nosebleeds are not willing to buy a house in Porter Ranch,\" said Carrigan. \"They’re willing to get as far away as possible.\"\u003c/p>\n\u003cp>She’s not selling her old house yet because her home value has been slower to recover, something analysts say is common with houses closer to Aliso Canyon. That in turn leads to higher average sales prices.\u003c/p>\n\u003cp>\"We do see fewer sales the closer you get to the actual gas leak, but because those sales aren’t happening they’re not affecting the prices,\" said Daren Blomquist, vice president of RealtyTrac.\u003c/p>\n\u003cp>Overall, home sales are up 18 percent in Porter Ranch over the past year, according to RealtyTrac.\u003c/p>\n\u003cp>\"People are buying houses again,\" said Carrigan, who is a real estate agent. But because she doesn’t want others to go through what she has, she recently found herself in the strange position of steering a client away from buying in the Toll Brothers development.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>\"I told them, 'Don't buy until you know for sure. You have two small kids. Don't do it.' \"\u003c/p>\n\u003cp>She said it’s tough to convince clients to stay away because they're hearing from Toll Brothers that everything is fixed.\u003c/p>\n\u003cp>\"If it’s fixed you assume it’s OK,\" said Carrigan, who added that besides unanswered questions about what caused the blowout, \"there are still elevated spikes\" of natural gas emanating from Aliso Canyon.\u003c/p>\n\u003ch2>'The Most Regulated Facility in the Entire Country'\u003c/h2>\n\u003cp>Toll Brothers’ Frank Su acknowledges he still has concerns about the storage field.\u003c/p>\n\u003cp>\"The gas leak was not great, and we still have concerns about the future and safeness of the facility,\" he said.\u003c/p>\n\u003cp>Toll Brothers agents emphasize to perspective buyers the level of regulatory oversight at Aliso Canyon, said Su.\u003c/p>\n\u003cp>\"We tell them the leak has been capped, the facility has been there for 50-plus years and it's probably the most regulated facility in the entire country. We feel like it’s going to be very safe in the future,\" said Su, adding that for most potential buyers, \"that’s enough for them.\"\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>Su said he wouldn’t be recommending Porter Ranch if he didn’t happily live there with his family for the past three years.\u003c/p>\n\u003cp>\"We were here during the leak and my kids weren’t affected,\" said Su. \"Porter Ranch is still a great place. It’s not a horrible place.\"\u003c/p>\n\u003cp>It’s also the rare place in Los Angeles where there are top schools, low crime rates and the ability to customize a home with a view from the ground up -- pluses that outweigh risks for many with the means to purchase a home here.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>A judge in Santa Clara County heard arguments -- but did not rule -- Tuesday in a case that will determine whether rent control can move forward in Mountain View.\u003c/p>\n\u003cp>The California Apartment Association already has been\u003ca href=\"http://www.mercurynews.com/2016/12/23/mountain-view-rent-control-measure-sidelined-by-judges-order/\" target=\"_blank\"> granted a temporary restraining\u003c/a> order against Mountain View's \u003ca href=\"http://www.mountainview.gov/depts/comdev/preservation/rentstabilization.asp\" target=\"_blank\">Measure V\u003c/a>, which would limit rent increases to the consumer price index for certain properties and make it harder to evict tenants. If the judge rules in favor of the landlord group, the measure would be further delayed while the case works its way through the court.\u003c/p>\n\u003cp>The CAA and other opponents of rent control argue that landlords \u003ca href=\"https://ww2.kqed.org/news/2016/10/06/is-rent-control-fair-the-question-at-the-heart-of-the-debate/\" target=\"_blank\">are not responsible\u003c/a> for the regional housing crisis, while supporters often point out that rising rents have outpaced incomes.\u003c/p>\n\u003cp>Mountain View was one of five Bay Area cities that placed rent control on the ballot last fall in order to prevent displacement of residents. Between \u003ca href=\"http://www.mountainview.gov/civicax/filebank/blobdload.aspx?BlobID=13463\" target=\"_blank\">2011 and 2015\u003c/a>, rents in the city increased 52.7 percent, according to estimates by RealFacts.\u003c/p>\n\u003cp>Measure V passed with \u003ca href=\"https://ww2.kqed.org/news/2016/11/09/bay-area-cities-appear-to-split-on-multiple-rent-control-measures/\" target=\"_blank\">approximately 53 percent\u003c/a> of the vote last fall.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The measure would roll back rents to October 2015 levels for tenants who were in their rentals before that time.\u003c/p>\n\u003cp>\"It does deprive the property owner of due process and a fair rate of return on their property,\" said Joshua Howard, senior vice president for the California Apartment Association in Northern California, which has poured hundreds of thousands of dollars into opposing rent control.\u003c/p>\n\u003cp>Howard said owners expecting a certain income from rent who have made improvements to their properties would be financially harmed if rents were rolled back. He adds that October 2015 is an arbitrary date, although that's when the city says the \"\u003ca href=\"http://www.mountainview.gov/civicax/filebank/blobdload.aspx?BlobID=13463\" target=\"_blank\">public outcry\u003c/a>\" about rising rents began.\u003c/p>\n\u003cp>Earlier this year, a judge \u003ca href=\"http://www.eastbaytimes.com/2017/02/15/richmond-judge-rejects-effort-to-halt-rent-control/\" target=\"_blank\">refused to grant\u003c/a> a preliminary injunction against a rent control measure passed by Richmond voters. The CAA is also trying to prevent another rent control measure from being passed in Santa Rosa's upcoming June election.\u003c/p>\n\u003cp>\"I feel very optimistic,\" said Juliet Brodie, a Stanford Law School professor who helped counsel renter advocates in Mountain View. \"The California Apartment Association is throwing old arguments against the wall hoping something's going to stick.\"\u003c/p>\n\u003cp>Brodie said there's no telling when the judge will rule on the preliminary injunction. But the judge in the Richmond case took a couple of weeks. Brodie said she'd be surprised if it took that long.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>More than a dozen California cities have some form of rent stabilization, according to a 2015 report from the \u003ca href=\"http://www.lao.ca.gov/Reports/2016/3345/Low-Income-Housing-020816.pdf\" target=\"_blank\">Legislative Analyst's Office\u003c/a>. The report said that rent control does little to address the housing shortage and that it would \"likely discourage new construction.\" But building more housing -- something both sides agree needs to happen -- could take years, and there are countless stories about tenants being priced out of the Bay Area.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>A judge in Santa Clara County heard arguments -- but did not rule -- Tuesday in a case that will determine whether rent control can move forward in Mountain View.\u003c/p>\n\u003cp>The California Apartment Association already has been\u003ca href=\"http://www.mercurynews.com/2016/12/23/mountain-view-rent-control-measure-sidelined-by-judges-order/\" target=\"_blank\"> granted a temporary restraining\u003c/a> order against Mountain View's \u003ca href=\"http://www.mountainview.gov/depts/comdev/preservation/rentstabilization.asp\" target=\"_blank\">Measure V\u003c/a>, which would limit rent increases to the consumer price index for certain properties and make it harder to evict tenants. If the judge rules in favor of the landlord group, the measure would be further delayed while the case works its way through the court.\u003c/p>\n\u003cp>The CAA and other opponents of rent control argue that landlords \u003ca href=\"https://ww2.kqed.org/news/2016/10/06/is-rent-control-fair-the-question-at-the-heart-of-the-debate/\" target=\"_blank\">are not responsible\u003c/a> for the regional housing crisis, while supporters often point out that rising rents have outpaced incomes.\u003c/p>\n\u003cp>Mountain View was one of five Bay Area cities that placed rent control on the ballot last fall in order to prevent displacement of residents. Between \u003ca href=\"http://www.mountainview.gov/civicax/filebank/blobdload.aspx?BlobID=13463\" target=\"_blank\">2011 and 2015\u003c/a>, rents in the city increased 52.7 percent, according to estimates by RealFacts.\u003c/p>\n\u003cp>Measure V passed with \u003ca href=\"https://ww2.kqed.org/news/2016/11/09/bay-area-cities-appear-to-split-on-multiple-rent-control-measures/\" target=\"_blank\">approximately 53 percent\u003c/a> of the vote last fall.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The measure would roll back rents to October 2015 levels for tenants who were in their rentals before that time.\u003c/p>\n\u003cp>\"It does deprive the property owner of due process and a fair rate of return on their property,\" said Joshua Howard, senior vice president for the California Apartment Association in Northern California, which has poured hundreds of thousands of dollars into opposing rent control.\u003c/p>\n\u003cp>Howard said owners expecting a certain income from rent who have made improvements to their properties would be financially harmed if rents were rolled back. He adds that October 2015 is an arbitrary date, although that's when the city says the \"\u003ca href=\"http://www.mountainview.gov/civicax/filebank/blobdload.aspx?BlobID=13463\" target=\"_blank\">public outcry\u003c/a>\" about rising rents began.\u003c/p>\n\u003cp>Earlier this year, a judge \u003ca href=\"http://www.eastbaytimes.com/2017/02/15/richmond-judge-rejects-effort-to-halt-rent-control/\" target=\"_blank\">refused to grant\u003c/a> a preliminary injunction against a rent control measure passed by Richmond voters. The CAA is also trying to prevent another rent control measure from being passed in Santa Rosa's upcoming June election.\u003c/p>\n\u003cp>\"I feel very optimistic,\" said Juliet Brodie, a Stanford Law School professor who helped counsel renter advocates in Mountain View. \"The California Apartment Association is throwing old arguments against the wall hoping something's going to stick.\"\u003c/p>\n\u003cp>Brodie said there's no telling when the judge will rule on the preliminary injunction. But the judge in the Richmond case took a couple of weeks. Brodie said she'd be surprised if it took that long.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>More than a dozen California cities have some form of rent stabilization, according to a 2015 report from the \u003ca href=\"http://www.lao.ca.gov/Reports/2016/3345/Low-Income-Housing-020816.pdf\" target=\"_blank\">Legislative Analyst's Office\u003c/a>. The report said that rent control does little to address the housing shortage and that it would \"likely discourage new construction.\" But building more housing -- something both sides agree needs to happen -- could take years, and there are countless stories about tenants being priced out of the Bay Area.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "To Create Affordable Housing, Lawmakers Eye Ending Tax Breaks for Vacation Homes",
"title": "To Create Affordable Housing, Lawmakers Eye Ending Tax Breaks for Vacation Homes",
"headTitle": "The California Report | KQED News",
"content": "\u003cp>Lifelong Californian Lori Thompson is well aware of the state’s dire affordable housing problem. She’s just wondering why she’s the one who has to pay to fix it.\u003c/p>\n\u003cp>After her daughter moved to Reno to escape high rents in the Monterey Peninsula, Thompson and her husband decided last December to purchase a $360,000 cabin in South Lake Tahoe. It will allow them to spend summers where Thompson used to vacation as a child and to be closer to their grandchildren.\u003c/p>\n\u003cp>But now, as the state grapples with nearly \u003ca href=\"http://www.mckinsey.com/global-themes/urbanization/closing-californias-housing-gap\">6 million\u003c/a> California households struggling to afford housing, legislators are turning to people like the Thompsons as a logical source of revenue -- owners of a second home who deduct the interest they pay on it from their state income taxes.\u003c/p>\n\u003cp>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180AB71\">AB 71\u003c/a> would eliminate that deduction and channel the gains -- at least $220 million annually, according to initial estimates by the state Franchise Tax Board -- to a state affordable housing program. Supporters say that would cover the cost of creating 3,000 new units of affordable housing, and it could \u003ca href=\"http://nonprofithousing.org/nph-priority-bill-2017-bring-california-home-act/\">leverage\u003c/a> $600 million to $1 billion in additional federal housing dollars.\u003c/p>\n\u003cp>“During this housing crisis we have to be sure everyone has a roof over their heads before we provide tax breaks to people with two roofs,” said the bill’s sponsor, Democratic Assemblyman David Chiu of San Francisco.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>[HousingNeeds]\u003c/p>\n\u003cp>Thompson acknowledges California’s housing crisis needs attention -- because of soaring Silicon Valley apartment rental rates, she and her husband invited a college student who attends their church to live rent-free in their San Jose home. But she’s adamant that taxing vacation homes is not the answer -- and that without the mortgage interest deduction, she might not have ever bought a second property in the first place.\u003c/p>\n\u003cp>“There’s a lot of people I know who have second homes in California. They’re not wealthy but they’re comfortable,” said Thompson, a 61-year-old retiree. “My husband and I don’t drive expensive fancy cars. We chose a second home over traveling.”\u003c/p>\n\u003cp>AB 71, which last week cleared the Assembly’s housing committee, would apply only to Californians who spend a significant amount of time in their second homes. Those who rent out second properties could continue to deduct mortgage interest from their state tax returns (the Internal Revenue Service defines a rental property as a property where the owner spends less than 10 percent of time compared to rental tenants.)\u003c/p>\n\u003cp>Currently, Californians can deduct interest from up to $1 million in mortgage debt.\u003c/p>\n\u003cp>Given that Gov. Jerry Brown and Democratic lawmakers failed to reach a compromise on affordable housing funding last year, Assembly and Senate Democrats now are championing a fleet of bills to address California’s soaring housing costs. Legislators already have sent more than 100 housing-related bills to the Assembly Housing and Community Development Committee alone -- well above the number introduced last year.\u003c/p>\n\u003ch2>Where are these second homes, and who owns them?\u003c/h2>\n\u003cp>While traditionally considered an untouchable third rail of tax policy, the mortgage interest deduction has come under \u003ca href=\"https://qz.com/851483/trump-wants-to-cap-the-mortgage-interest-deductions-says-treasury-apointee-steve-mnuchin/\">renewed\u003c/a> \u003ca href=\"https://www.aol.com/article/2013/03/29/mortgage-interest-tax-deduction-Common-Sense-Housing-Investment-Act/20518913/\">scrutiny\u003c/a> of late, precisely because the deduction disproportionately benefits wealthy homeowners.\u003c/p>\n\u003cp>Nearly three-quarters of the tax benefit from mortgage interest deductions at the federal level go to households with cash incomes above $100,000, according to the \u003ca href=\"http://www.taxpolicycenter.org/model-estimates/major-individual-income-tax-expenditures-2011/tax-expenditure-benefits-mortgage-1\">Tax Policy Center\u003c/a>.\u003c/p>\n\u003cp>AB 71 targets an affluent group of Californians -- those wealthy enough to afford a second house and not use it primarily for rental income. But it wouldn’t necessarily affect the richest of the rich, who may not need to finance a second property. Over the past 10 years, about 44 percent of second homes not used for rentals were purchased without a mortgage, according to data from the California Association of Realtors.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe width=\"100%\" height=\"520\" frameborder=\"0\" src=\"https://mlevin.carto.com/viz/0146a2b5-fcd3-4904-a36f-28148c68e67b/embed_map\" scrolling=\"yes\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>Based on data from the federal home lender Fannie Mae (and not their own internal tax data), the Franchise Tax Board estimates that 195,000 homeowners would be affected by AB 71. On average, each of these second homeowners reduces his or her taxes by about $1,140 annually by taking advantage of the second mortgage interest deduction. That’s in addition to the sizable tax breaks they receive at the federal level on both their properties, which disproportionately benefit households with high incomes.\u003c/p>\n\u003cp>The state lacks a surprising amount of data on second homeowners, including their average income. So while it’s safe to assume that second homeowners are more wealthy than your average California taxpayer, by how much more remains unknown. The National Association of Realtors estimates that nationally, second home buyers have a median household income of about $91,000.\u003c/p>\n\u003cp>As for their location within California, certain regions contain high concentrations of second homes. In tiny Alpine County, home of the Kirkwood Mountain ski resort, more than 70 percent of the housing stock is comprised of vacation homes, according to U.S. Census data analyzed by the National Association of Home Builders. More than half of the homes in Mono County, near Mammoth Mountain, are seasonal.\u003c/p>\n\u003cp>That has led to concern from some of these regions that the bill could exact a hefty toll of their local economies and housing markets.\u003c/p>\n\u003cp>\"Local county assessors from my district have relayed their concerns regarding the removal of the (second mortgage interest deduction) and the potential impacts it could have for property values throughout California,\" said Republican Assemblyman Frank Bigelow, whose district includes all of Alpine and Mono counties.\u003c/p>\n\u003ch2>The revenue rub and the governor\u003c/h2>\n\u003cp>Bigelow and legislators from both sides of the aisle supported a 2015 bill Chiu sponsored that increased funding for the state Low Income Housing Tax Credit program by $300 million, but it did not eliminate the mortgage interest deduction on second homes. After it won near-unanimous passage in both chambers, Gov. Brown vetoed the bill, noting that it lacked a way to pay for itself.\u003c/p>\n\u003cp>While Brown has not taken a position on the new bill, Chiu expressed confidence that eliminating the second mortgage interest deduction would appease the fiscally cautious governor. “I have received every indication that if we are successful in passing this, that the governor will consider it seriously,” he said.\u003c/p>\n\u003cp>But while attaching a new revenue source to affordable housing may satisfy the governor, it means the bill faces a precarious political path through the Legislature, where it needs a two-thirds approval vote in both chambers because it is a tax measure.\u003c/p>\n\u003cp>That means supporters can’t afford to lose moderate Democratic votes in the Assembly or Senate, and will need to deflect the potent lobbying influence of the California Association of Realtors, which opposes the bill. The Realtors contributed $1.1 million to state legislative candidates in 2016, including $723,000 to Democrats, according to data from the National Institute on Money in Politics.\u003c/p>\n\u003cp>[Realtors]\u003c/p>\n\u003cp>Chiu “is trying to do the right thing,” said Stan Wieg, the association’s vice president. “He’s looking for a source of funding. We just think it’s misdirected.”\u003c/p>\n\u003cp>A spokesman for Assemblyman Jim Cooper of Elk Grove, co-chair of the Assembly moderate Democratic caucus, said that he had not yet had time to study the bill.\u003c/p>\n\u003ch2>Trump complicates 'dire need' for housing dollars\u003c/h2>\n\u003cp>Even with its designated new funding source, AB 71 could face pushback from the governor’s office on the amount of revenue the bill forecasts.\u003c/p>\n\u003cp>The state will be on the hook for $300 million in additional state housing funds regardless of how much money the elimination of the second mortgage interest deduction actually brings in. But the Franchise Tax Board did not incorporate into its initial revenue forecast any possible behavioral responses to the bill -- such as a drop in the number of people buying second homes, or more second homeowners converting their properties to rentals.\u003c/p>\n\u003cp>Affordable housing advocates across the state argue that the $300 million would provide a small but critical boost to the state’s affordable housing supply, given the state’s urgent need and looming federal housing programs cuts.\u003c/p>\n\u003cp>The Trump administration is \u003ca href=\"https://www.washingtonpost.com/politics/trump-administration-considers-6-billion-cut-to-hud-budget/2017/03/08/1757e8e8-03ab-11e7-b1e9-a05d3c21f7cf_story.html?utm_term=.23a9107f8718\">reportedly\u003c/a> mulling a proposal to cut $6 billion from the U.S. Department of Housing and Urban Development, a dramatic rollback that could affect multiple affordable housing programs in California.\u003c/p>\n\u003cp>AB 71 would direct $300 million to the state’s low-income housing tax credit program, which pairs state tax credits with federal tax credits to attract investors in low income housing projects.\u003c/p>\n\u003cp>While \u003ca href=\"http://www.latimes.com/politics/la-pol-ca-trump-tax-affordable-housing-20170226-story.html\">investor demand\u003c/a> for affordable housing tax credits could be waning, the U.S. tax credit program is one of the few federal housing programs receiving significant bipartisan support and not on Trump’s chopping block. That makes affordable housing advocates all the more eager to tap one of the remaining reliable sources of federal funds.\u003c/p>\n\u003cp>“In the face of greater cuts to federal funding through the HUD budget, California needs affordable housing investments at the state level now more than ever,” said Sarah Brundage, state and local policy director for the affordable housing developer and advocacy group Enterprise Community Partners, Inc.\u003c/p>\n\u003cp>“The (tax credit program) in California and nationally is currently the greatest investment we make in housing. So this build would play a crucial role in ensuring developments can pencil out.”\u003c/p>\n\u003cp>Other pending California bills take a different approach to funding affordable housing. One, by Democratic Sen. Toni Atkins of San Diego, would levy a $75 recording fee on real estate documents, excluding property sales. The California Association of Realtors supports that bill, but it’s opposed by mortgage lenders and county recorders.\u003c/p>\n\u003cp>While maintaining that the governor has not taken any position on AB 71, a spokeswoman for Brown said that the governor is generally supportive of the Atkins bill.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cstrong>\u003cem>CALmatters.org is a nonprofit, nonpartisan media venture explaining California policies and politics.\u003c/em>\u003c/strong>\u003c/p>\n\n",
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"nprByline": "\u003cstrong>\u003ca href=\"https://calmatters.org/about/staff/matt-levin/\">Matt Levin\u003c/a>\u003cbr>\u003ca href=\"https://calmatters.org/\">CALmatters\u003c/a>\u003c/strong>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Lifelong Californian Lori Thompson is well aware of the state’s dire affordable housing problem. She’s just wondering why she’s the one who has to pay to fix it.\u003c/p>\n\u003cp>After her daughter moved to Reno to escape high rents in the Monterey Peninsula, Thompson and her husband decided last December to purchase a $360,000 cabin in South Lake Tahoe. It will allow them to spend summers where Thompson used to vacation as a child and to be closer to their grandchildren.\u003c/p>\n\u003cp>But now, as the state grapples with nearly \u003ca href=\"http://www.mckinsey.com/global-themes/urbanization/closing-californias-housing-gap\">6 million\u003c/a> California households struggling to afford housing, legislators are turning to people like the Thompsons as a logical source of revenue -- owners of a second home who deduct the interest they pay on it from their state income taxes.\u003c/p>\n\u003cp>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180AB71\">AB 71\u003c/a> would eliminate that deduction and channel the gains -- at least $220 million annually, according to initial estimates by the state Franchise Tax Board -- to a state affordable housing program. Supporters say that would cover the cost of creating 3,000 new units of affordable housing, and it could \u003ca href=\"http://nonprofithousing.org/nph-priority-bill-2017-bring-california-home-act/\">leverage\u003c/a> $600 million to $1 billion in additional federal housing dollars.\u003c/p>\n\u003cp>“During this housing crisis we have to be sure everyone has a roof over their heads before we provide tax breaks to people with two roofs,” said the bill’s sponsor, Democratic Assemblyman David Chiu of San Francisco.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>[HousingNeeds]\u003c/p>\n\u003cp>Thompson acknowledges California’s housing crisis needs attention -- because of soaring Silicon Valley apartment rental rates, she and her husband invited a college student who attends their church to live rent-free in their San Jose home. But she’s adamant that taxing vacation homes is not the answer -- and that without the mortgage interest deduction, she might not have ever bought a second property in the first place.\u003c/p>\n\u003cp>“There’s a lot of people I know who have second homes in California. They’re not wealthy but they’re comfortable,” said Thompson, a 61-year-old retiree. “My husband and I don’t drive expensive fancy cars. We chose a second home over traveling.”\u003c/p>\n\u003cp>AB 71, which last week cleared the Assembly’s housing committee, would apply only to Californians who spend a significant amount of time in their second homes. Those who rent out second properties could continue to deduct mortgage interest from their state tax returns (the Internal Revenue Service defines a rental property as a property where the owner spends less than 10 percent of time compared to rental tenants.)\u003c/p>\n\u003cp>Currently, Californians can deduct interest from up to $1 million in mortgage debt.\u003c/p>\n\u003cp>Given that Gov. Jerry Brown and Democratic lawmakers failed to reach a compromise on affordable housing funding last year, Assembly and Senate Democrats now are championing a fleet of bills to address California’s soaring housing costs. Legislators already have sent more than 100 housing-related bills to the Assembly Housing and Community Development Committee alone -- well above the number introduced last year.\u003c/p>\n\u003ch2>Where are these second homes, and who owns them?\u003c/h2>\n\u003cp>While traditionally considered an untouchable third rail of tax policy, the mortgage interest deduction has come under \u003ca href=\"https://qz.com/851483/trump-wants-to-cap-the-mortgage-interest-deductions-says-treasury-apointee-steve-mnuchin/\">renewed\u003c/a> \u003ca href=\"https://www.aol.com/article/2013/03/29/mortgage-interest-tax-deduction-Common-Sense-Housing-Investment-Act/20518913/\">scrutiny\u003c/a> of late, precisely because the deduction disproportionately benefits wealthy homeowners.\u003c/p>\n\u003cp>Nearly three-quarters of the tax benefit from mortgage interest deductions at the federal level go to households with cash incomes above $100,000, according to the \u003ca href=\"http://www.taxpolicycenter.org/model-estimates/major-individual-income-tax-expenditures-2011/tax-expenditure-benefits-mortgage-1\">Tax Policy Center\u003c/a>.\u003c/p>\n\u003cp>AB 71 targets an affluent group of Californians -- those wealthy enough to afford a second house and not use it primarily for rental income. But it wouldn’t necessarily affect the richest of the rich, who may not need to finance a second property. Over the past 10 years, about 44 percent of second homes not used for rentals were purchased without a mortgage, according to data from the California Association of Realtors.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe width=\"100%\" height=\"520\" frameborder=\"0\" src=\"https://mlevin.carto.com/viz/0146a2b5-fcd3-4904-a36f-28148c68e67b/embed_map\" scrolling=\"yes\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>Based on data from the federal home lender Fannie Mae (and not their own internal tax data), the Franchise Tax Board estimates that 195,000 homeowners would be affected by AB 71. On average, each of these second homeowners reduces his or her taxes by about $1,140 annually by taking advantage of the second mortgage interest deduction. That’s in addition to the sizable tax breaks they receive at the federal level on both their properties, which disproportionately benefit households with high incomes.\u003c/p>\n\u003cp>The state lacks a surprising amount of data on second homeowners, including their average income. So while it’s safe to assume that second homeowners are more wealthy than your average California taxpayer, by how much more remains unknown. The National Association of Realtors estimates that nationally, second home buyers have a median household income of about $91,000.\u003c/p>\n\u003cp>As for their location within California, certain regions contain high concentrations of second homes. In tiny Alpine County, home of the Kirkwood Mountain ski resort, more than 70 percent of the housing stock is comprised of vacation homes, according to U.S. Census data analyzed by the National Association of Home Builders. More than half of the homes in Mono County, near Mammoth Mountain, are seasonal.\u003c/p>\n\u003cp>That has led to concern from some of these regions that the bill could exact a hefty toll of their local economies and housing markets.\u003c/p>\n\u003cp>\"Local county assessors from my district have relayed their concerns regarding the removal of the (second mortgage interest deduction) and the potential impacts it could have for property values throughout California,\" said Republican Assemblyman Frank Bigelow, whose district includes all of Alpine and Mono counties.\u003c/p>\n\u003ch2>The revenue rub and the governor\u003c/h2>\n\u003cp>Bigelow and legislators from both sides of the aisle supported a 2015 bill Chiu sponsored that increased funding for the state Low Income Housing Tax Credit program by $300 million, but it did not eliminate the mortgage interest deduction on second homes. After it won near-unanimous passage in both chambers, Gov. Brown vetoed the bill, noting that it lacked a way to pay for itself.\u003c/p>\n\u003cp>While Brown has not taken a position on the new bill, Chiu expressed confidence that eliminating the second mortgage interest deduction would appease the fiscally cautious governor. “I have received every indication that if we are successful in passing this, that the governor will consider it seriously,” he said.\u003c/p>\n\u003cp>But while attaching a new revenue source to affordable housing may satisfy the governor, it means the bill faces a precarious political path through the Legislature, where it needs a two-thirds approval vote in both chambers because it is a tax measure.\u003c/p>\n\u003cp>That means supporters can’t afford to lose moderate Democratic votes in the Assembly or Senate, and will need to deflect the potent lobbying influence of the California Association of Realtors, which opposes the bill. The Realtors contributed $1.1 million to state legislative candidates in 2016, including $723,000 to Democrats, according to data from the National Institute on Money in Politics.\u003c/p>\n\u003cp>[Realtors]\u003c/p>\n\u003cp>Chiu “is trying to do the right thing,” said Stan Wieg, the association’s vice president. “He’s looking for a source of funding. We just think it’s misdirected.”\u003c/p>\n\u003cp>A spokesman for Assemblyman Jim Cooper of Elk Grove, co-chair of the Assembly moderate Democratic caucus, said that he had not yet had time to study the bill.\u003c/p>\n\u003ch2>Trump complicates 'dire need' for housing dollars\u003c/h2>\n\u003cp>Even with its designated new funding source, AB 71 could face pushback from the governor’s office on the amount of revenue the bill forecasts.\u003c/p>\n\u003cp>The state will be on the hook for $300 million in additional state housing funds regardless of how much money the elimination of the second mortgage interest deduction actually brings in. But the Franchise Tax Board did not incorporate into its initial revenue forecast any possible behavioral responses to the bill -- such as a drop in the number of people buying second homes, or more second homeowners converting their properties to rentals.\u003c/p>\n\u003cp>Affordable housing advocates across the state argue that the $300 million would provide a small but critical boost to the state’s affordable housing supply, given the state’s urgent need and looming federal housing programs cuts.\u003c/p>\n\u003cp>The Trump administration is \u003ca href=\"https://www.washingtonpost.com/politics/trump-administration-considers-6-billion-cut-to-hud-budget/2017/03/08/1757e8e8-03ab-11e7-b1e9-a05d3c21f7cf_story.html?utm_term=.23a9107f8718\">reportedly\u003c/a> mulling a proposal to cut $6 billion from the U.S. Department of Housing and Urban Development, a dramatic rollback that could affect multiple affordable housing programs in California.\u003c/p>\n\u003cp>AB 71 would direct $300 million to the state’s low-income housing tax credit program, which pairs state tax credits with federal tax credits to attract investors in low income housing projects.\u003c/p>\n\u003cp>While \u003ca href=\"http://www.latimes.com/politics/la-pol-ca-trump-tax-affordable-housing-20170226-story.html\">investor demand\u003c/a> for affordable housing tax credits could be waning, the U.S. tax credit program is one of the few federal housing programs receiving significant bipartisan support and not on Trump’s chopping block. That makes affordable housing advocates all the more eager to tap one of the remaining reliable sources of federal funds.\u003c/p>\n\u003cp>“In the face of greater cuts to federal funding through the HUD budget, California needs affordable housing investments at the state level now more than ever,” said Sarah Brundage, state and local policy director for the affordable housing developer and advocacy group Enterprise Community Partners, Inc.\u003c/p>\n\u003cp>“The (tax credit program) in California and nationally is currently the greatest investment we make in housing. So this build would play a crucial role in ensuring developments can pencil out.”\u003c/p>\n\u003cp>Other pending California bills take a different approach to funding affordable housing. One, by Democratic Sen. Toni Atkins of San Diego, would levy a $75 recording fee on real estate documents, excluding property sales. The California Association of Realtors supports that bill, but it’s opposed by mortgage lenders and county recorders.\u003c/p>\n\u003cp>While maintaining that the governor has not taken any position on AB 71, a spokeswoman for Brown said that the governor is generally supportive of the Atkins bill.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cstrong>\u003cem>CALmatters.org is a nonprofit, nonpartisan media venture explaining California policies and politics.\u003c/em>\u003c/strong>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "To Attract Teachers, Pricey School Districts Are Becoming Their Landlords",
"title": "To Attract Teachers, Pricey School Districts Are Becoming Their Landlords",
"headTitle": "The California Report | KQED News",
"content": "\u003cp>Rizi Manzon is a teacher, so naturally, he has a lot to worry about: a stack of homework assignments to grade, a week’s worth of culinary arts classes to prepare for, kitchen supplies to purchase on his own time and dime. And the assorted crises, dramas and anxieties of the 36 teenagers in his care at Wilcox High School in Santa Clara.\u003c/p>\n\u003cp>But unlike most public school educators in California’s Silicon Valley, one thing Manzon doesn’t need to worry about is how he’s going to pay rent this month.\u003c/p>\n\u003cp>Instead, as one of Santa Clara Unified School District’s 822 teachers and specialists, he is one of the lucky few who get to call “Casa del Maestro” home. A picturesque plot of 70 suburban townhouses, bracketed by cherry blossoms and palm trees, this is the district’s answer to the Bay Area’s affordable housing crisis. To lure qualified teachers, the district provides below-market housing located on district property to new employees for up to seven years -- if they can score a spot.\u003c/p>\n\u003cp>For teachers like Manzon, who gave up a career as a chef in Orange County to take the job at Wilcox, the move probably wouldn’t have penciled out without the district’s generous subsidized digs.\u003c/p>\n\u003cp>\"It would have been a hard sell for sure,\" he says. \"I would have had to come to terms with living in Gilroy.\"\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>No offense to Gilroy. But along with the stresses of the job, not to mention Manzon’s personal challenges -- he's a veteran who \"did some time in the sandbox\" in Iraq and lives with his emotional support animal, Koa -- a twice-daily hourlong commute, along with the familiar angst of finding housing in the Bay Area on a teacher's salary, are extra stressors he's happy to do without.\u003c/p>\n\u003cp>Casa del Maestro, a radical experiment in teacher recruitment and retainment, is due to celebrate its 15th anniversary this year. But as school districts in the state's pricey coastal enclaves struggle to attract and keep qualified teachers, many are considering Santa Clara’s “if you build it, they will come” model to teacher retainment.\u003c/p>\n\u003cp>And now they have the support of Sacramento.\u003c/p>\n\u003cfigure id=\"attachment_11340137\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11340137\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/03/MarkLeno-800x533.jpg\" alt='Mark Leno, author of the \"Teacher Housing Act of 2016.\"' width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Mark Leno, author of the \"Teacher Housing Act of 2016.\" \u003ccite>(Max Whittaker/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Last fall, the governor signed the “\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201520160SB1413\">Teacher Housing Act of 2016\u003c/a>” to make it easier for school districts to get into the landlording business. Authored by Mark Leno, the former Democratic state senator from San Francisco, the law gives districts explicit permission to set aside housing exclusively for its employees and, crucially, to take advantage of state and federal low-income housing tax credits to develop these projects. Under prior law, projects that make use of these low-income housing subsidies had to be open to all tenants who met the income guidelines, to prevent public funds from subsidizing housing discrimination. The new law makes an exception for teachers and district employees.\u003c/p>\n\u003cp>For the state, extending those tax credits to school employees is a zero-sum game -- it designates a fixed amount for the program. What it does mean, however, is less money for other low-income people who would otherwise take advantage of such subsidies.\u003c/p>\n\u003cp>Not everyone, of course, agrees that teachers should be the focal point of affordable housing policy. In areas where the supply of housing is constrained, providing special access to teachers necessarily comes at the expense of others who are just as inconvenienced by high rents and long commutes, if not more so.\u003c/p>\n\u003cp>“I’m a teacher, so I love teachers. But this pick-and-choose mentality about professions that we value and professions that we don’t seems kind of crazy,” says Paavo Monkkonen, a professor of urban planning at UCLA. “We don’t want to allow all our service workers to live near us -- just the ones we deem more ‘acceptable’ and more ‘meritorious.’ ”\u003c/p>\n\u003cp>But for many lawmakers, it’s an appealing way to kill two birds with one stone: tackle affordable housing while simultaneously addressing the teacher shortage plaguing California districts.\u003c/p>\n\u003cp>“There’s a lot of interest in doing this now, given the conflux of rapidly increasing housing prices coupled with a growing teacher shortage in so many districts” says Jeff Vincent, the deputy director and co-founder of the Center for Cities & Schools at UC Berkeley. “And those things are clearly related.”\u003c/p>\n\u003cp>A recent \u003ca href=\"https://learningpolicyinstitute.org/product/ca-teacher-shortage-persistent-problem-brief\">survey\u003c/a> by the Learning Policy Institute and the California School Boards Association found three-quarters of public schools across the state reported being unable to fill all of their teacher positions with qualified, credentialed faculty.\u003c/p>\n\u003cp>That comes at a cost for students -- particularly those who attend schools serving mostly low-income households, where turnover is highest. But the cost is also financial. According to a \u003ca href=\"http://nctaf.org/wp-content/uploads/NCTAFCostofTeacherTurnoverpolicybrief.pdf\">report\u003c/a> by the National Commission on Teaching and America's Future, Los Angeles Unified School District pays an additional $94 million per year in recruitment, hiring and training costs just to keep up with staff attrition. In San Francisco and Oakland, the annual price tag is over $11 million and $12 million, respectively.\u003c/p>\n\u003cp>The academic literature is equivocal about the connection between the cost of housing and teacher turnover.\u003c/p>\n\u003cp>“We know that teachers who are in schools with higher compensation are more likely to stay,” says Anne Podolsky, a policy analyst at the Learning Policy Institute. “So if you think about housing incentives as just one form of compensation, we might have reason to believe that that would be associated with teachers who are going to stay in their schools longer.”\u003c/p>\n\u003cp>Podolsky points to a national survey that found one in four former teachers said that they would consider returning to the profession if it offered housing incentives.\u003c/p>\n\u003cp>“We know that it’s successful because we continue to have waitlists,” says Jennifer Dericco, a spokesperson for Santa Clara’s school district.\u003c/p>\n\u003cp>Now, it may be San Francisco’s turn. With some of the highest housing prices in the country and teacher attrition \u003ca href=\"http://citiesandschools.berkeley.edu/uploads/SFUSD_PLUS_Brief_2016_FINAL_.pdf\">rates\u003c/a> that hover around 10 percent every year, San Francisco seems a likely candidate for a robust teacher housing program. In 2015, the city’s mayor, Ed Lee, \u003ca href=\"http://www.bizjournals.com/sanfrancisco/blog/real-estate/2015/10/affordable-housings-sf-teachers-middle-class.html\">announced\u003c/a> plans to build 100 new apartments specifically for teachers on district property. The new law allows the mayor and school district to take one step closer to that goal.\u003c/p>\n\u003cp>Other districts may follow suit.\u003c/p>\n\u003cp>[TeacherSalaryRent]\u003c/p>\n\u003cp>“Anywhere in the Bay Area you’re going to have challenges for housing, and you hear of teachers driving long distances to get to work everyday,” says Debra Carlton, senior vice president of public affairs for the California Apartment Association, a rental housing trade group. “This bill is step number one; step number two is making sure that your local officials, your school districts, et cetera, see it as just as important as San Francisco does.”\u003c/p>\n\u003cp>But it’s also clear that low-income housing tax credits -- the affordable housing subsidies that the Teacher Housing Act now allows districts and their co-developers to draw from -- are finite. Last year, the State Treasurer’s Office received 163 qualifying applications for its competitive low-income housing tax credit, but only had the resources to fund 82 of them.\u003c/p>\n\u003cp>And it’s not even clear that most teachers would qualify for subsidized units. According to Mark Stivers, who heads the California Tax Credit Allocation Committee at the Treasurer’s Office, the rents charged at complexes constructed or renovated with low-income tax credit support range from 30 percent to 60 percent of an area’s median income. That puts the upper income \u003ca href=\"http://sfmohcd.org/sites/default/files/Documents/MOH/2016_AMI_IncomeLimits-SanFranHMFA.pdf\">threshold\u003c/a> in a city like San Francisco at $45,250 for one person. Certainly some teachers make less than this, but the district’s \u003ca href=\"http://www.cde.ca.gov/ds/fd/cs/documents/j90summary1516.pdf\">average\u003c/a> salary is $67,537.\u003c/p>\n\u003cp>Given the complexities, costs and delays associated with constructing housing specifically for teachers, there’s an obvious question: “Why not pay them more?” says Monkkonen. “That would be the easier thing to do.”\u003c/p>\n\u003cp>But is also assumes that schools could negotiate such a targeted pay hike with their respective teacher unions. And whereas districts cover operational costs like salaries with funds from the state, which vary little from year to year, districts can be more creative in funding capital projects. For example, Santa Clara’s district paid for the Casa del Maestro project by issuing “certificates of participation” -- financial instruments in which rent payments are divided up and paid directly to investors.\u003c/p>\n\u003cp>Beyond these purely financial considerations, there are other reasons that school districts may prefer brick and mortar, says Lindsay Maple, a graduate student researcher at UC Berkeley’s Center for Cities & Schools and a former teacher in Oakland and East Palo Alto.\u003c/p>\n\u003cp>“This is a very visible way to commit and to show that they’re dedicated to finding a solution,” she says. Simply providing a plan to build housing may in and of itself serve as a recruitment and retainment tool. Plus, it’s more likely to grab the attention and sympathy of voters.\u003c/p>\n\u003cp>Still, she’s skeptical that housing is the most effective solution, on a dollar-for-dollar basis.\u003c/p>\n\u003cp>“If you have a school district with 6,500 teachers and you’re going to build a building with 100 units -- do the cost-benefit analysis,” she says. “Does that really impact student outcomes on such a level where (a housing project) makes sense when you’re using that much money?”\u003c/p>\n\u003cp>In any case, for school districts, housing can be a risky business. When the Santa Clara district built Casa del Maestro, it funded the nearly $6.5 million construction project with borrowed money, with the interest payments on those bonds paid for entirely with rental payments from the teacher tenants. The financial transactions, along with the day-to-day operations of the housing complex, are managed by independent third parties. According to the district, this is all designed to protect district dollars. But it’s also a unique -- and uniquely complex -- arrangement that other districts may have a difficult time replicating.\u003c/p>\n\u003cp>And school districts will ultimately confront what is already obvious to developers: Building new housing in urban California is really hard.\u003c/p>\n\u003cp>The Cupertino Union School District discovered as much when it announced plans to convert a former elementary school into teacher housing in 2015, only to \u003ca href=\"http://www.nbcbayarea.com/news/local/CupertinoUnion-School-District-Abandons-Teacher-Housing-Project-Cites-Tensions-381578961.html\">drop\u003c/a> the idea in the face of fierce opposition from local residents who opposed giving up school land for residential development, and questioned whether new housing would actually retain teachers.\u003c/p>\n\u003cp>Likewise, the Oakland Unified School District announced its own \u003ca href=\"http://abc7news.com/realestate/oakland-school-district-creates-plan-for-affordable-housing-for-teachers/973340/\">teacher workforce housing\u003c/a> initiative two years ago, only to see the plan stall for lack of a developer.\u003c/p>\n\u003cp>And while the Los Angeles Unified School District has had more success in developing affordable housing projects than any other district in the state, of the three housing complexes on district land, \u003ca href=\"http://www.latimes.com/local/education/la-me-edu-teacher-housing-20161019-snap-story.html\">none\u003c/a> can count a district teacher as a tenant. Because the projects were financed in part with state and federal affordable housing tax credits, the units have gone to lower-earning district employees, such as cafeteria workers and teacher assistants.\u003c/p>\n\u003cp>On top of the complications that confound housing developments across the state, local ordinances and regulations may pose further obstacles.\u003c/p>\n\u003cp>Take Berkeley, which is considering a workforce housing initiative. Whereas a project like Casa del Maestro is based on the notion that subsidized housing should be provided to new teachers for a limited time (seven years), after which the tenancy agreement ends, as Maple from the Center for Cities & Schools points out, this would certainly violate Berkeley’s “just cause” eviction regulations.\u003c/p>\n\u003cp>“The development idea is sexy at the moment,” says UC Berkeley’s Vincent. “But districts need to be really careful in understanding their risks associated with these developments.”\u003c/p>\n\u003cp>Vincent applauds what Santa Clara has done: Rather than placing young, inexperienced teachers in “dorm-style housing” for short period of time, the Casa del Maestro seems designed to keep educators in the district for the long term. But he wonders how many school districts possess the expertise to pull it off.\u003c/p>\n\u003cp>“It’s extremely complicated -- and they can get hosed pretty easily,” he says. “Most districts aren’t set up to be landlords.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cem>Ben Christopher is a contributing writer at CALmatters.org—a nonprofit, nonpartisan media venture explaining California policies and politics.\u003c/em>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Rizi Manzon is a teacher, so naturally, he has a lot to worry about: a stack of homework assignments to grade, a week’s worth of culinary arts classes to prepare for, kitchen supplies to purchase on his own time and dime. And the assorted crises, dramas and anxieties of the 36 teenagers in his care at Wilcox High School in Santa Clara.\u003c/p>\n\u003cp>But unlike most public school educators in California’s Silicon Valley, one thing Manzon doesn’t need to worry about is how he’s going to pay rent this month.\u003c/p>\n\u003cp>Instead, as one of Santa Clara Unified School District’s 822 teachers and specialists, he is one of the lucky few who get to call “Casa del Maestro” home. A picturesque plot of 70 suburban townhouses, bracketed by cherry blossoms and palm trees, this is the district’s answer to the Bay Area’s affordable housing crisis. To lure qualified teachers, the district provides below-market housing located on district property to new employees for up to seven years -- if they can score a spot.\u003c/p>\n\u003cp>For teachers like Manzon, who gave up a career as a chef in Orange County to take the job at Wilcox, the move probably wouldn’t have penciled out without the district’s generous subsidized digs.\u003c/p>\n\u003cp>\"It would have been a hard sell for sure,\" he says. \"I would have had to come to terms with living in Gilroy.\"\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>No offense to Gilroy. But along with the stresses of the job, not to mention Manzon’s personal challenges -- he's a veteran who \"did some time in the sandbox\" in Iraq and lives with his emotional support animal, Koa -- a twice-daily hourlong commute, along with the familiar angst of finding housing in the Bay Area on a teacher's salary, are extra stressors he's happy to do without.\u003c/p>\n\u003cp>Casa del Maestro, a radical experiment in teacher recruitment and retainment, is due to celebrate its 15th anniversary this year. But as school districts in the state's pricey coastal enclaves struggle to attract and keep qualified teachers, many are considering Santa Clara’s “if you build it, they will come” model to teacher retainment.\u003c/p>\n\u003cp>And now they have the support of Sacramento.\u003c/p>\n\u003cfigure id=\"attachment_11340137\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11340137\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/03/MarkLeno-800x533.jpg\" alt='Mark Leno, author of the \"Teacher Housing Act of 2016.\"' width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/03/MarkLeno-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Mark Leno, author of the \"Teacher Housing Act of 2016.\" \u003ccite>(Max Whittaker/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Last fall, the governor signed the “\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201520160SB1413\">Teacher Housing Act of 2016\u003c/a>” to make it easier for school districts to get into the landlording business. Authored by Mark Leno, the former Democratic state senator from San Francisco, the law gives districts explicit permission to set aside housing exclusively for its employees and, crucially, to take advantage of state and federal low-income housing tax credits to develop these projects. Under prior law, projects that make use of these low-income housing subsidies had to be open to all tenants who met the income guidelines, to prevent public funds from subsidizing housing discrimination. The new law makes an exception for teachers and district employees.\u003c/p>\n\u003cp>For the state, extending those tax credits to school employees is a zero-sum game -- it designates a fixed amount for the program. What it does mean, however, is less money for other low-income people who would otherwise take advantage of such subsidies.\u003c/p>\n\u003cp>Not everyone, of course, agrees that teachers should be the focal point of affordable housing policy. In areas where the supply of housing is constrained, providing special access to teachers necessarily comes at the expense of others who are just as inconvenienced by high rents and long commutes, if not more so.\u003c/p>\n\u003cp>“I’m a teacher, so I love teachers. But this pick-and-choose mentality about professions that we value and professions that we don’t seems kind of crazy,” says Paavo Monkkonen, a professor of urban planning at UCLA. “We don’t want to allow all our service workers to live near us -- just the ones we deem more ‘acceptable’ and more ‘meritorious.’ ”\u003c/p>\n\u003cp>But for many lawmakers, it’s an appealing way to kill two birds with one stone: tackle affordable housing while simultaneously addressing the teacher shortage plaguing California districts.\u003c/p>\n\u003cp>“There’s a lot of interest in doing this now, given the conflux of rapidly increasing housing prices coupled with a growing teacher shortage in so many districts” says Jeff Vincent, the deputy director and co-founder of the Center for Cities & Schools at UC Berkeley. “And those things are clearly related.”\u003c/p>\n\u003cp>A recent \u003ca href=\"https://learningpolicyinstitute.org/product/ca-teacher-shortage-persistent-problem-brief\">survey\u003c/a> by the Learning Policy Institute and the California School Boards Association found three-quarters of public schools across the state reported being unable to fill all of their teacher positions with qualified, credentialed faculty.\u003c/p>\n\u003cp>That comes at a cost for students -- particularly those who attend schools serving mostly low-income households, where turnover is highest. But the cost is also financial. According to a \u003ca href=\"http://nctaf.org/wp-content/uploads/NCTAFCostofTeacherTurnoverpolicybrief.pdf\">report\u003c/a> by the National Commission on Teaching and America's Future, Los Angeles Unified School District pays an additional $94 million per year in recruitment, hiring and training costs just to keep up with staff attrition. In San Francisco and Oakland, the annual price tag is over $11 million and $12 million, respectively.\u003c/p>\n\u003cp>The academic literature is equivocal about the connection between the cost of housing and teacher turnover.\u003c/p>\n\u003cp>“We know that teachers who are in schools with higher compensation are more likely to stay,” says Anne Podolsky, a policy analyst at the Learning Policy Institute. “So if you think about housing incentives as just one form of compensation, we might have reason to believe that that would be associated with teachers who are going to stay in their schools longer.”\u003c/p>\n\u003cp>Podolsky points to a national survey that found one in four former teachers said that they would consider returning to the profession if it offered housing incentives.\u003c/p>\n\u003cp>“We know that it’s successful because we continue to have waitlists,” says Jennifer Dericco, a spokesperson for Santa Clara’s school district.\u003c/p>\n\u003cp>Now, it may be San Francisco’s turn. With some of the highest housing prices in the country and teacher attrition \u003ca href=\"http://citiesandschools.berkeley.edu/uploads/SFUSD_PLUS_Brief_2016_FINAL_.pdf\">rates\u003c/a> that hover around 10 percent every year, San Francisco seems a likely candidate for a robust teacher housing program. In 2015, the city’s mayor, Ed Lee, \u003ca href=\"http://www.bizjournals.com/sanfrancisco/blog/real-estate/2015/10/affordable-housings-sf-teachers-middle-class.html\">announced\u003c/a> plans to build 100 new apartments specifically for teachers on district property. The new law allows the mayor and school district to take one step closer to that goal.\u003c/p>\n\u003cp>Other districts may follow suit.\u003c/p>\n\u003cp>[TeacherSalaryRent]\u003c/p>\n\u003cp>“Anywhere in the Bay Area you’re going to have challenges for housing, and you hear of teachers driving long distances to get to work everyday,” says Debra Carlton, senior vice president of public affairs for the California Apartment Association, a rental housing trade group. “This bill is step number one; step number two is making sure that your local officials, your school districts, et cetera, see it as just as important as San Francisco does.”\u003c/p>\n\u003cp>But it’s also clear that low-income housing tax credits -- the affordable housing subsidies that the Teacher Housing Act now allows districts and their co-developers to draw from -- are finite. Last year, the State Treasurer’s Office received 163 qualifying applications for its competitive low-income housing tax credit, but only had the resources to fund 82 of them.\u003c/p>\n\u003cp>And it’s not even clear that most teachers would qualify for subsidized units. According to Mark Stivers, who heads the California Tax Credit Allocation Committee at the Treasurer’s Office, the rents charged at complexes constructed or renovated with low-income tax credit support range from 30 percent to 60 percent of an area’s median income. That puts the upper income \u003ca href=\"http://sfmohcd.org/sites/default/files/Documents/MOH/2016_AMI_IncomeLimits-SanFranHMFA.pdf\">threshold\u003c/a> in a city like San Francisco at $45,250 for one person. Certainly some teachers make less than this, but the district’s \u003ca href=\"http://www.cde.ca.gov/ds/fd/cs/documents/j90summary1516.pdf\">average\u003c/a> salary is $67,537.\u003c/p>\n\u003cp>Given the complexities, costs and delays associated with constructing housing specifically for teachers, there’s an obvious question: “Why not pay them more?” says Monkkonen. “That would be the easier thing to do.”\u003c/p>\n\u003cp>But is also assumes that schools could negotiate such a targeted pay hike with their respective teacher unions. And whereas districts cover operational costs like salaries with funds from the state, which vary little from year to year, districts can be more creative in funding capital projects. For example, Santa Clara’s district paid for the Casa del Maestro project by issuing “certificates of participation” -- financial instruments in which rent payments are divided up and paid directly to investors.\u003c/p>\n\u003cp>Beyond these purely financial considerations, there are other reasons that school districts may prefer brick and mortar, says Lindsay Maple, a graduate student researcher at UC Berkeley’s Center for Cities & Schools and a former teacher in Oakland and East Palo Alto.\u003c/p>\n\u003cp>“This is a very visible way to commit and to show that they’re dedicated to finding a solution,” she says. Simply providing a plan to build housing may in and of itself serve as a recruitment and retainment tool. Plus, it’s more likely to grab the attention and sympathy of voters.\u003c/p>\n\u003cp>Still, she’s skeptical that housing is the most effective solution, on a dollar-for-dollar basis.\u003c/p>\n\u003cp>“If you have a school district with 6,500 teachers and you’re going to build a building with 100 units -- do the cost-benefit analysis,” she says. “Does that really impact student outcomes on such a level where (a housing project) makes sense when you’re using that much money?”\u003c/p>\n\u003cp>In any case, for school districts, housing can be a risky business. When the Santa Clara district built Casa del Maestro, it funded the nearly $6.5 million construction project with borrowed money, with the interest payments on those bonds paid for entirely with rental payments from the teacher tenants. The financial transactions, along with the day-to-day operations of the housing complex, are managed by independent third parties. According to the district, this is all designed to protect district dollars. But it’s also a unique -- and uniquely complex -- arrangement that other districts may have a difficult time replicating.\u003c/p>\n\u003cp>And school districts will ultimately confront what is already obvious to developers: Building new housing in urban California is really hard.\u003c/p>\n\u003cp>The Cupertino Union School District discovered as much when it announced plans to convert a former elementary school into teacher housing in 2015, only to \u003ca href=\"http://www.nbcbayarea.com/news/local/CupertinoUnion-School-District-Abandons-Teacher-Housing-Project-Cites-Tensions-381578961.html\">drop\u003c/a> the idea in the face of fierce opposition from local residents who opposed giving up school land for residential development, and questioned whether new housing would actually retain teachers.\u003c/p>\n\u003cp>Likewise, the Oakland Unified School District announced its own \u003ca href=\"http://abc7news.com/realestate/oakland-school-district-creates-plan-for-affordable-housing-for-teachers/973340/\">teacher workforce housing\u003c/a> initiative two years ago, only to see the plan stall for lack of a developer.\u003c/p>\n\u003cp>And while the Los Angeles Unified School District has had more success in developing affordable housing projects than any other district in the state, of the three housing complexes on district land, \u003ca href=\"http://www.latimes.com/local/education/la-me-edu-teacher-housing-20161019-snap-story.html\">none\u003c/a> can count a district teacher as a tenant. Because the projects were financed in part with state and federal affordable housing tax credits, the units have gone to lower-earning district employees, such as cafeteria workers and teacher assistants.\u003c/p>\n\u003cp>On top of the complications that confound housing developments across the state, local ordinances and regulations may pose further obstacles.\u003c/p>\n\u003cp>Take Berkeley, which is considering a workforce housing initiative. Whereas a project like Casa del Maestro is based on the notion that subsidized housing should be provided to new teachers for a limited time (seven years), after which the tenancy agreement ends, as Maple from the Center for Cities & Schools points out, this would certainly violate Berkeley’s “just cause” eviction regulations.\u003c/p>\n\u003cp>“The development idea is sexy at the moment,” says UC Berkeley’s Vincent. “But districts need to be really careful in understanding their risks associated with these developments.”\u003c/p>\n\u003cp>Vincent applauds what Santa Clara has done: Rather than placing young, inexperienced teachers in “dorm-style housing” for short period of time, the Casa del Maestro seems designed to keep educators in the district for the long term. But he wonders how many school districts possess the expertise to pull it off.\u003c/p>\n\u003cp>“It’s extremely complicated -- and they can get hosed pretty easily,” he says. “Most districts aren’t set up to be landlords.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cem>Ben Christopher is a contributing writer at CALmatters.org—a nonprofit, nonpartisan media venture explaining California policies and politics.\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Advocates Push State to Restore Funds for Disabled Californians",
"title": "Advocates Push State to Restore Funds for Disabled Californians",
"headTitle": "The California Report | KQED News",
"content": "\u003cp>Wilma Brown is one of 1.3 million Californians trying to make ends meet on just $895 a month.\u003c/p>\n\u003cp>The 61-year-old became homeless seven years ago, when she finally summoned the courage to leave an abusive relationship.\u003c/p>\n\u003cp>\"I just left, packed up everything and left everything behind, and just left hoping I would never see this person again,\" she said. \"And I’ve been homeless ever since.\"\u003c/p>\n\u003cp>A few years later, Brown had to stop working -- she had a job in retail -- after she hurt her back. Since then, she’s been on a government program known as Supplemental Security Income (SSI).\u003c/p>\n\u003caside class=\"pullquote alignright\">'Even $10 is a big difference when you are on the streets looking for food. It could mean transportation, it could mean maybe even getting your clothes washed.'\u003c/aside>\n\u003cp>The program provides cash grants to 1.3 million low-income Californians who can’t work and don’t qualify for Social Security. It’s funded largely by the federal government, but California kicks in a couple of hundred dollars a month to help supplement the federal portion.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Couples are eligible for $1,510 a month. Single adults like Brown get $895 a month -- an income that puts her below the federal poverty line. In California, SSI recipients are not eligible to receive food stamps.\u003c/p>\n\u003cp>\"It’s really tough, just living paycheck to paycheck, not knowing where your next meal is coming from,\" said Brown, who also suffers from debilitating depression if she's not on the right medication.\u003c/p>\n\u003cp>[audio src=\"http://www.kqed.org/.stream/anon/radio/tcr/2017/03/2017-03-01d-tcr.mp3\" Image=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/Wilma-800x701.jpg\" Title=\"Advocates Push State to Restore Funds for Disabled Californians\" program=\"The California Report\"]\u003c/p>\n\u003cp>While housing and other costs in California have soared in recent years as the economy rebounded from the Great Recession, Brown's monthly check is actually smaller than it would have been eight years ago.\u003c/p>\n\u003cp>In 2009, as the economy crashed, the state starting slashing public programs to grapple with huge budget shortfalls. The SSI program was one of those on the chopping block.\u003c/p>\n\u003cp>Starting in 2010, the state began cutting its portion of the monthly payments, then at a high of $233 a month. By 2012, that state portion had fallen by $77 a month to $156 -- the minimum required under federal law.\u003c/p>\n\u003cp>Janny Castillo works with seniors and others at St. Mary’s Center in Oakland, a nonprofit that provides services to at-risk seniors, including Brown. She said every dollar counts when you're living on a fixed income like Brown.\u003c/p>\n\u003cp>\"Even $10 is a big difference when you are on the streets looking for food. It could mean transportation, it could mean maybe even getting your clothes washed. Can you imagine not being able to wear clean clothes?\" she said.\u003c/p>\n\u003cp>Castillo is among the advocates pushing lawmakers and the governor to increase the state payments to SSI recipients. They note that the program has grown by 72,000 people over the past decade, as more Californians were pushed into poverty by the recession.\u003c/p>\n\u003cp>As state leaders gear up for this spring's budget season, though, it seems unlikely they'll be able to convince Gov. Jerry Brown to increase the payments.\u003c/p>\n\u003cp>[contextly_sidebar id=\"BLMbe5DdATincUuOTvZdBSjWYUZplh3X\"]\u003c/p>\n\u003cp>Brown has \u003ca href=\"https://ww2.kqed.org/news/2017/01/10/governor-jerry-brown-says-state-should-plan-for-rainy-budget-days/\" target=\"_blank\">struck a note of caution\u003c/a> this year: His administration is forecasting a $1.6 billion budget shortfall next fiscal year, and is also bracing for potential cuts to health care and other federally funded programs by Republicans in Congress and President Donald Trump.\u003c/p>\n\u003cp>H.D. Palmer, a spokesman for the Department of Finance, noted that Brown did modestly increase the state's portion this year, offering SSI recipients the first cost-of-living increase in 12 years.\u003c/p>\n\u003cp>The bump? Four dollars a month.\u003c/p>\n\u003cp>Palmer said the governor has worked hard to restore cuts made during the recession and has added back $18 billion a year since 2012 to anti-poverty programs, including expanding health care to the poor, increasing the minimum wage and expanding eligibility for the state's welfare-to-work program.\u003c/p>\n\u003cp>Palmer says this year's cost-of-living increases for SSI recipients are part of that -- but that it would be hard to go any further.\u003c/p>\n\u003cp>\"If the grant levels were to be restored to their pre-recession levels, the cost to the general fund for that alone would probably run in the neighborhood of several billion dollars,\" Palmer said. \"So the question is where do you take those monies from? Do you take them out of health and human services? Do you take them out of education programs? What other part of the budget do we cut?\"\u003c/p>\n\u003cp>[contextly_sidebar id=\"Me7QQgndCn7Dwjvuwr6KVnuLQaYPx5cL\"]\u003c/p>\n\u003cp>But advocates for the poor argue that SSI recipients are among the state's most vulnerable and deserve to be a priority in state budget discussions.\u003c/p>\n\u003cp>\"The population is predominantly women from communities of color -- black, Latina, Asian-American women -- who have faced the challenges we heard from Wilma,\" said Andrew Cheyne, director of government affairs for the California Association of Food Banks.\u003c/p>\n\u003cp>\"Maybe they have had to care for family members, maybe they have experienced barriers in the labor force and job market, which has prevented folks from being able to save for an older age, and now they are forced to live on an inhuman amount.\"\u003c/p>\n\u003cp>Cheyne said people on SSI all over the state are living on the edge, even in places with lower costs of living.\u003c/p>\n\u003cp>\"In Humboldt County ... 40 percent of food bank clientele are folks who are living on SSI,\" he said. \"Because every month, the monthly check doesn't go far enough and the first thing they cut back on, because they have to, is food.\"\u003c/p>\n\u003cp>In the meantime, Wilma Brown is getting help from St. Mary's Center -- they placed her in temporary housing, and offer meals and other support. And she's trying to put a tiny bit away each month so that eventually she can afford to rent a permanent home.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\"I am hoping to have enough saved for first and last month's rent,\" Brown said. \"It's hopeful. I am feeling optimistic ... but it would be a good help, a great help, if they could give us more money.\"\u003c/p>\n\n",
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"excerpt": "The SSI program gives grants to 1.3 million low-income Californians who are unable to work and don’t qualify for Social Security. But today, recipients get less than they did in 2009.",
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"description": "The SSI program gives grants to 1.3 million low-income Californians who are unable to work and don’t qualify for Social Security. But today, recipients get less than they did in 2009.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Wilma Brown is one of 1.3 million Californians trying to make ends meet on just $895 a month.\u003c/p>\n\u003cp>The 61-year-old became homeless seven years ago, when she finally summoned the courage to leave an abusive relationship.\u003c/p>\n\u003cp>\"I just left, packed up everything and left everything behind, and just left hoping I would never see this person again,\" she said. \"And I’ve been homeless ever since.\"\u003c/p>\n\u003cp>A few years later, Brown had to stop working -- she had a job in retail -- after she hurt her back. Since then, she’s been on a government program known as Supplemental Security Income (SSI).\u003c/p>\n\u003caside class=\"pullquote alignright\">'Even $10 is a big difference when you are on the streets looking for food. It could mean transportation, it could mean maybe even getting your clothes washed.'\u003c/aside>\n\u003cp>The program provides cash grants to 1.3 million low-income Californians who can’t work and don’t qualify for Social Security. It’s funded largely by the federal government, but California kicks in a couple of hundred dollars a month to help supplement the federal portion.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Couples are eligible for $1,510 a month. Single adults like Brown get $895 a month -- an income that puts her below the federal poverty line. In California, SSI recipients are not eligible to receive food stamps.\u003c/p>\n\u003cp>\"It’s really tough, just living paycheck to paycheck, not knowing where your next meal is coming from,\" said Brown, who also suffers from debilitating depression if she's not on the right medication.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>While housing and other costs in California have soared in recent years as the economy rebounded from the Great Recession, Brown's monthly check is actually smaller than it would have been eight years ago.\u003c/p>\n\u003cp>In 2009, as the economy crashed, the state starting slashing public programs to grapple with huge budget shortfalls. The SSI program was one of those on the chopping block.\u003c/p>\n\u003cp>Starting in 2010, the state began cutting its portion of the monthly payments, then at a high of $233 a month. By 2012, that state portion had fallen by $77 a month to $156 -- the minimum required under federal law.\u003c/p>\n\u003cp>Janny Castillo works with seniors and others at St. Mary’s Center in Oakland, a nonprofit that provides services to at-risk seniors, including Brown. She said every dollar counts when you're living on a fixed income like Brown.\u003c/p>\n\u003cp>\"Even $10 is a big difference when you are on the streets looking for food. It could mean transportation, it could mean maybe even getting your clothes washed. Can you imagine not being able to wear clean clothes?\" she said.\u003c/p>\n\u003cp>Castillo is among the advocates pushing lawmakers and the governor to increase the state payments to SSI recipients. They note that the program has grown by 72,000 people over the past decade, as more Californians were pushed into poverty by the recession.\u003c/p>\n\u003cp>As state leaders gear up for this spring's budget season, though, it seems unlikely they'll be able to convince Gov. Jerry Brown to increase the payments.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>Brown has \u003ca href=\"https://ww2.kqed.org/news/2017/01/10/governor-jerry-brown-says-state-should-plan-for-rainy-budget-days/\" target=\"_blank\">struck a note of caution\u003c/a> this year: His administration is forecasting a $1.6 billion budget shortfall next fiscal year, and is also bracing for potential cuts to health care and other federally funded programs by Republicans in Congress and President Donald Trump.\u003c/p>\n\u003cp>H.D. Palmer, a spokesman for the Department of Finance, noted that Brown did modestly increase the state's portion this year, offering SSI recipients the first cost-of-living increase in 12 years.\u003c/p>\n\u003cp>The bump? Four dollars a month.\u003c/p>\n\u003cp>Palmer said the governor has worked hard to restore cuts made during the recession and has added back $18 billion a year since 2012 to anti-poverty programs, including expanding health care to the poor, increasing the minimum wage and expanding eligibility for the state's welfare-to-work program.\u003c/p>\n\u003cp>Palmer says this year's cost-of-living increases for SSI recipients are part of that -- but that it would be hard to go any further.\u003c/p>\n\u003cp>\"If the grant levels were to be restored to their pre-recession levels, the cost to the general fund for that alone would probably run in the neighborhood of several billion dollars,\" Palmer said. \"So the question is where do you take those monies from? Do you take them out of health and human services? Do you take them out of education programs? What other part of the budget do we cut?\"\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>But advocates for the poor argue that SSI recipients are among the state's most vulnerable and deserve to be a priority in state budget discussions.\u003c/p>\n\u003cp>\"The population is predominantly women from communities of color -- black, Latina, Asian-American women -- who have faced the challenges we heard from Wilma,\" said Andrew Cheyne, director of government affairs for the California Association of Food Banks.\u003c/p>\n\u003cp>\"Maybe they have had to care for family members, maybe they have experienced barriers in the labor force and job market, which has prevented folks from being able to save for an older age, and now they are forced to live on an inhuman amount.\"\u003c/p>\n\u003cp>Cheyne said people on SSI all over the state are living on the edge, even in places with lower costs of living.\u003c/p>\n\u003cp>\"In Humboldt County ... 40 percent of food bank clientele are folks who are living on SSI,\" he said. \"Because every month, the monthly check doesn't go far enough and the first thing they cut back on, because they have to, is food.\"\u003c/p>\n\u003cp>In the meantime, Wilma Brown is getting help from St. Mary's Center -- they placed her in temporary housing, and offer meals and other support. And she's trying to put a tiny bit away each month so that eventually she can afford to rent a permanent home.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"I am hoping to have enough saved for first and last month's rent,\" Brown said. \"It's hopeful. I am feeling optimistic ... but it would be a good help, a great help, if they could give us more money.\"\u003c/p>\n\n\u003c/div>\u003c/p>",
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"title": "San Jose Flood: Thousands Still Waiting for OK to Go Home",
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"content": "\u003cp>\u003cstrong>Update, 9:55 a.m. Thursday:\u003c/strong> Most of the 14,000 people forced to leave their homes by flooding southeast of downtown San Jose have been allowed to go home, city officials say.\u003c/p>\n\u003cp>But the city said Thursday morning that about 3,800 people from 1,100 residences are still under mandatory evacuation orders as crews work to pump water out of their inundated neighborhoods.\u003c/p>\n\u003cp>The city announced that much of an area west and north of a mandatory evacuation zone north of Interstate 280 and west of U.S. 101 had escaped serious flooding, and residents there were allowed to return.\u003c/p>\n\u003cp>But three areas remain evacuated — \u003ca href=\"http://sanjoseca.gov/DocumentCenter/View/66354\" target=\"_blank\">see the city’s official map\u003c/a> — as authorities try to drain standing water left behind after Coyote Creek, swollen with floodwater spilling from Anderson Reservoir, overflowed on Tuesday.\u003c/p>\n\u003cp>Those neighborhoods include the neighborhood immediately surrounding William Street Park, just south of downtown; the Rock Springs area, where flooding first occurred Tuesday afternoon; and three mobile home parks near Old Oakland Road in north San Jose.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Of the three areas still under mandatory evacuation orders, Rock Springs appeared to be the hardest hit. Floodwaters were the deepest there, and a sewage pumping station that serves the neighborhood was inundated and knocked out of service.\u003c/p>\n\u003cp>City officials say they expect the bill for repairs to flooded property to be in the tens of millions of dollars.\u003c/p>\n\u003cp>On KQED’s \u003cem>Forum\u003c/em> program Thursday morning, San Jose Mayor Sam Liccardo said the city needs to work with the Santa Clara Valley Water District, which operates Anderson Reservoir, to find out why the available streamflow data for Coyote Creek failed to alert officials to the potential for widespread flooding.\u003c/p>\n\u003cp>“There are some technical issues that need to be resolved, and we need to figure quickly, because I know rains will continue this season,” Liccardo said.\u003c/p>\n\u003cp>Jim Fiedler, the water district’s chief operating officer, also appeared on \u003cem>Forum\u003c/em>. He disputed suggestions that his agency was responsible for stream conditions near Rock Springs that some city officials have said may have contributed to flooding there.\u003c/p>\n\u003cp>“The particular stretch around one of those areas in question is property that’s not owned by the water district,” Fiedler said. “The area by Rock Springs in fact is owned by the city of San Jose. In fact, much of the stream land … unless there’s been improvements made over the years, are not owned by the district, so we don’t regularly maintain those.”\u003c/p>\n\u003cp>\u003cstrong>Update, 5:10 p.m. Wednesday:\u003c/strong> City officials say they’re going house to house in neighborhoods inundated by floodwaters late Tuesday and early Wednesday to assess the extent of damage and decide when residents can return home.\u003c/p>\n\u003cp>Fire Department and other city crews are also pumping water out of mobile home parks and other areas where water that surged outside the banks of Coyote Creek has not receded naturally.\u003c/p>\n\u003cp>Although the city has issued \u003ca href=\"http://sanjoseca.gov/DocumentCenter/View/66339\" target=\"_blank\">a checklist\u003c/a> of procedures for residents when they return to flooded homes, officials still haven’t said when the 14,000 people forced to leave their homes will be able to return.\u003c/p>\n\u003cp>“There will be people allowed to return tonight,” said Dave Sykes, director of the city’s emergency operations center. Those areas cleared for residents to return would be posted on the city’s website, he said.\u003c/p>\n\u003cp>Most of those evacuated were from three areas, the city said:\u003c/p>\n\u003cul>\n\u003cli>Mobile home parks near Old Oakland Road: South Bay Mobile Home Park, Golden Wheel, and River Bend Mobile Home Park\u003c/li>\n\u003cli>Neighborhoods near Williams Street Park\u003c/li>\n\u003cli>Rock Springs neighborhood\u003c/li>\n\u003c/ul>\n\u003cp>Assistant Fire Chief Robert Sapien said continuing concern about water that had been contaminated as it flowed the 30 miles from over-full Anderson Reservoir to San Francisco Bay was cited as the chief reason the mandatory evacuation order was still in place.\u003c/p>\n\u003cp>“The water between Anderson Lake to the end point of the bay in San Jose means it has traveled through every product source available between those two points,” Sapien said. “That includes vehicle fuels, oils, any homes that may have had pesticides, any sewage backups that may have occurred, anything that was in the creekways.”\u003c/p>\n\u003cp>Sapien advised anyone who comes into contact with the water to wash thoroughly.\u003c/p>\n\u003cp>Other developments:\u003c/p>\n\u003cul>\n\u003cli>The city said it would maintain emergency shelters at Evergreen High School and James Lick High School. Two other shelters were closed because they were lightly used, officials said.\u003c/li>\n\u003cli>The San Jose Water Co., which provides drinking water to the inundated area, advised customers its supplies are uncontaminated and safe to consume.\u003c/li>\n\u003cli>The city of San Jose has established a fund to help those affected by the flood. Donations can be made through the San Jose mayor’s office — or \u003ca href=\"http://www.sjmayor.org\" target=\"_blank\">http://www.sjmayor.org\u003c/a> — or the Silicon Valley Community Foundation — or \u003ca href=\"https://www.siliconvalleycf.org/sjflood\" target=\"_blank\">https://www.siliconvalleycf.org/sjflood\u003c/a>.\u003c/li>\n\u003c/ul>\n\u003cp>\u003cstrong>Update, 12:20 p.m.:\u003c/strong> San Jose officials say residents forced to leave their homes late Tuesday and early Wednesday by inundation along Coyote Creek should not return immediately because of concern about contaminated floodwater.\u003c/p>\n\u003cp>“The water is not safe,” Mayor Sam Liccardo said during a media briefing Wednesday morning. “There is contamination in this water, and the contamination runs the gamut” from gasoline and oil to raw sewage.\u003c/p>\n\u003cp>“It is not safe for people to go into the water to go back to their homes,” Liccardo said.\u003c/p>\n\u003cp>He added that the city was looking at whether it had done enough to alert residents along the path of the creek, which overflowed because of flood releases from the Santa Clara County Water District’s Anderson Reservoir, that they might have to evacuate their homes.\u003c/p>\n\u003cp>“If the first time that a resident is aware that they need to get out of a home is when they see a firefighter in a boat, then clearly there’s been a failure,” Liccardo said. “We are assessing what it is that happened that led to that failure.”\u003c/p>\n\u003cp>The mayor said about 400 residents had been rescued from their homes by emergency crews in boats.\u003c/p>\n\u003cp>City officials expressed uncertainty about exactly why the flooding happened when and where it happened. From \u003ca href=\"http://www.mercurynews.com/2017/02/22/san-jose-flood-update-mandatory-evacuations-expand-overnight-about-14000-affected/\" target=\"_blank\">the San Jose Mercury News account\u003c/a> of their remarks:\u003c/p>\n\u003cblockquote>\u003cp>Assistant City Manager Dave Sykes said the breach of the creek Tuesday morning in the Rock Springs neighborhood near Kelley Park “happened at a flow level much below the capacity of the channel.”\u003c/p>\n\u003cp>“That’s the issue we need to investigate,” Sykes said. “We were not anticipating flows to come out of the channel at that time. So we need to figure out what went on. Were there blockages? What were the issues that contributed to flows coming out of the channel at that point?”\u003c/p>\n\u003cp>Sykes later added: “We weren’t expecting to have issues at Rock Springs for many, many hours, and we certainly weren’t expecting Rock Springs to be the first place we had issues.”\u003c/p>\n\u003cp>San Jose Mayor Sam Liccardo said “clearly there was a failure” leading to the unprecedented flooding that left some homes in nearly eight feet of water.\u003c/p>\n\u003cp>One failure, according to the mayor, is the city was told by the Santa Clara Valley Water District that the area wouldn’t flood unless water flow topped 7,400 cubic feet per second. But waters began creeping into neighborhoods well before that level.\u003c/p>\n\u003cp>“What we’re learning is the data’s wrong and we need to understand why that is,” Liccardo told this news organization following a press conference Wednesday. “Obviously that’s something we need to undertake in partnership with other agencies that have the experts. We don’t have the hydrologists. They do.”\u003c/p>\n\u003cp>Rachael Gibson, the district’s emergency operations center spokeswoman, said that model was based on “best available data,” and hydrologists were analyzing flow rates Wednesday afternoon. They did not immediately know what rate was reached on Tuesday and Wednesday.\u003c/p>\n\u003cp>Gibson added that other factors are tough or impossible to predict, such as blockages in the creek that could affect capacity.\u003c/p>\u003c/blockquote>\n\u003cp>\u003cstrong>Original post:\u003c/strong> Thousands of San Jose residents and city officials are facing a massive cleanup after overnight flooding along Coyote Creek prompted emergency evacuations in neighborhoods along the stream.\u003c/p>\n\u003cp>Although waters were slowly receding by dawn Wednesday, flooding was still a concern.\u003c/p>\n\u003cp>“Although the rain has largely stopped, flooding is continuing along Coyote Creek as reservoirs continue to spill and creek flow is extremely high,” said Cheryl Wessling, a spokeswoman for the city’s Emergency Operations Center, in an email early Wednesday.\u003c/p>\n\u003cp>Those high flows, which flooded the Rock Springs neighborhood southeast of downtown Tuesday afternoon, led to a 12:15 a.m. evacuation order covering about 14,000 people.\u003c/p>\n\u003cp>The city set up evacuation centers at the Mayfair and Shirakawa community centers, overnight shelters at Evergreen Valley and James Lick high schools, and winter warming centers at four library branches.\u003c/p>\n\u003cp>The inundation follows weeks of storms that have slammed the region. The last system in the most recent series of storms, on Presidents Day, hit the South Bay with particularly heavy rain.\u003c/p>\n\u003cp>The deluges have filled Anderson Reservoir to capacity, causing water to rush down the dam’s spillway and into Coyote Creek. The stream flows through neighborhoods in South San Jose, then east of downtown to the bayside community of Alviso.\u003c/p>\n\u003cp>High water flooded a wide area southeast, east and northeast of downtown and prompted the 12:15 a.m. evacuation order for the area adjacent to Coyote Creek north of Interstate 280, west of U.S. 101 and south of Highway 237.\u003c/p>\n\u003cp>Flooding forced the closure of more than a dozen roads, including both directions of 101 between I-280 and I-880.\u003c/p>\n\u003cp>Santa Clara Valley Water District officials said Wednesday morning that their crews had completed temporary repairs to Coyote Canal, work that was aimed at preventing more flooding onto 101.\u003c/p>\n\u003cp>The expanded evacuation orders early Wednesday came hours after fire crews rushed to rescue hundreds of people in the city’s Rock Springs neighborhood, where homes and cars were inundated under several feet of water.\u003c/p>\n\u003cfigure id=\"attachment_11328231\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/sjevacuationmap.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11328231\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/sjevacuationmap-800x1035.jpg\" alt=\"City of San Jose map showing area where evacuations were ordered after Coyote Creek flooded. \" width=\"800\" height=\"1035\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap-800x1035.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap-160x207.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap-960x1242.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap-240x311.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap-375x485.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap-520x673.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap.jpg 989w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">City of San Jose map showing area where evacuations were ordered after Coyote Creek flooded.\u003c/figcaption>\u003c/figure>\n\u003cp>“I don’t have specific numbers for other water rescue operations, but I can tell you in my career this is probably the biggest,” San Jose Fire Department Capt. Mitch Matlow said Tuesday afternoon. “In the history of San Jose, I don’t know if it’s been bigger, but this is probably in the top 10.”\u003c/p>\n\u003cp>Andy Seoung was among the residents rescued by fire crews. “At some parts of the street the water is as high as your waist, my waist,” Seoung said. “I’m 6 feet tall and my waist is about 30 inches off the ground.”\u003c/p>\n\u003cp>San Jose Mayor Sam Liccardo said Tuesday that officials suspect a breach of the creek’s bank caused the rapid flooding in Rock Springs.\u003c/p>\n\u003cp>“Clearly, there’s a source in the creek where there’s a significantly large amount of water that’s rushing in,” Liccardo said.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cem>KQED’s Peter Jon Shuler contributed to this report. \u003c/em>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cstrong>Update, 9:55 a.m. Thursday:\u003c/strong> Most of the 14,000 people forced to leave their homes by flooding southeast of downtown San Jose have been allowed to go home, city officials say.\u003c/p>\n\u003cp>But the city said Thursday morning that about 3,800 people from 1,100 residences are still under mandatory evacuation orders as crews work to pump water out of their inundated neighborhoods.\u003c/p>\n\u003cp>The city announced that much of an area west and north of a mandatory evacuation zone north of Interstate 280 and west of U.S. 101 had escaped serious flooding, and residents there were allowed to return.\u003c/p>\n\u003cp>But three areas remain evacuated — \u003ca href=\"http://sanjoseca.gov/DocumentCenter/View/66354\" target=\"_blank\">see the city’s official map\u003c/a> — as authorities try to drain standing water left behind after Coyote Creek, swollen with floodwater spilling from Anderson Reservoir, overflowed on Tuesday.\u003c/p>\n\u003cp>Those neighborhoods include the neighborhood immediately surrounding William Street Park, just south of downtown; the Rock Springs area, where flooding first occurred Tuesday afternoon; and three mobile home parks near Old Oakland Road in north San Jose.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Of the three areas still under mandatory evacuation orders, Rock Springs appeared to be the hardest hit. Floodwaters were the deepest there, and a sewage pumping station that serves the neighborhood was inundated and knocked out of service.\u003c/p>\n\u003cp>City officials say they expect the bill for repairs to flooded property to be in the tens of millions of dollars.\u003c/p>\n\u003cp>On KQED’s \u003cem>Forum\u003c/em> program Thursday morning, San Jose Mayor Sam Liccardo said the city needs to work with the Santa Clara Valley Water District, which operates Anderson Reservoir, to find out why the available streamflow data for Coyote Creek failed to alert officials to the potential for widespread flooding.\u003c/p>\n\u003cp>“There are some technical issues that need to be resolved, and we need to figure quickly, because I know rains will continue this season,” Liccardo said.\u003c/p>\n\u003cp>Jim Fiedler, the water district’s chief operating officer, also appeared on \u003cem>Forum\u003c/em>. He disputed suggestions that his agency was responsible for stream conditions near Rock Springs that some city officials have said may have contributed to flooding there.\u003c/p>\n\u003cp>“The particular stretch around one of those areas in question is property that’s not owned by the water district,” Fiedler said. “The area by Rock Springs in fact is owned by the city of San Jose. In fact, much of the stream land … unless there’s been improvements made over the years, are not owned by the district, so we don’t regularly maintain those.”\u003c/p>\n\u003cp>\u003cstrong>Update, 5:10 p.m. Wednesday:\u003c/strong> City officials say they’re going house to house in neighborhoods inundated by floodwaters late Tuesday and early Wednesday to assess the extent of damage and decide when residents can return home.\u003c/p>\n\u003cp>Fire Department and other city crews are also pumping water out of mobile home parks and other areas where water that surged outside the banks of Coyote Creek has not receded naturally.\u003c/p>\n\u003cp>Although the city has issued \u003ca href=\"http://sanjoseca.gov/DocumentCenter/View/66339\" target=\"_blank\">a checklist\u003c/a> of procedures for residents when they return to flooded homes, officials still haven’t said when the 14,000 people forced to leave their homes will be able to return.\u003c/p>\n\u003cp>“There will be people allowed to return tonight,” said Dave Sykes, director of the city’s emergency operations center. Those areas cleared for residents to return would be posted on the city’s website, he said.\u003c/p>\n\u003cp>Most of those evacuated were from three areas, the city said:\u003c/p>\n\u003cul>\n\u003cli>Mobile home parks near Old Oakland Road: South Bay Mobile Home Park, Golden Wheel, and River Bend Mobile Home Park\u003c/li>\n\u003cli>Neighborhoods near Williams Street Park\u003c/li>\n\u003cli>Rock Springs neighborhood\u003c/li>\n\u003c/ul>\n\u003cp>Assistant Fire Chief Robert Sapien said continuing concern about water that had been contaminated as it flowed the 30 miles from over-full Anderson Reservoir to San Francisco Bay was cited as the chief reason the mandatory evacuation order was still in place.\u003c/p>\n\u003cp>“The water between Anderson Lake to the end point of the bay in San Jose means it has traveled through every product source available between those two points,” Sapien said. “That includes vehicle fuels, oils, any homes that may have had pesticides, any sewage backups that may have occurred, anything that was in the creekways.”\u003c/p>\n\u003cp>Sapien advised anyone who comes into contact with the water to wash thoroughly.\u003c/p>\n\u003cp>Other developments:\u003c/p>\n\u003cul>\n\u003cli>The city said it would maintain emergency shelters at Evergreen High School and James Lick High School. Two other shelters were closed because they were lightly used, officials said.\u003c/li>\n\u003cli>The San Jose Water Co., which provides drinking water to the inundated area, advised customers its supplies are uncontaminated and safe to consume.\u003c/li>\n\u003cli>The city of San Jose has established a fund to help those affected by the flood. Donations can be made through the San Jose mayor’s office — or \u003ca href=\"http://www.sjmayor.org\" target=\"_blank\">http://www.sjmayor.org\u003c/a> — or the Silicon Valley Community Foundation — or \u003ca href=\"https://www.siliconvalleycf.org/sjflood\" target=\"_blank\">https://www.siliconvalleycf.org/sjflood\u003c/a>.\u003c/li>\n\u003c/ul>\n\u003cp>\u003cstrong>Update, 12:20 p.m.:\u003c/strong> San Jose officials say residents forced to leave their homes late Tuesday and early Wednesday by inundation along Coyote Creek should not return immediately because of concern about contaminated floodwater.\u003c/p>\n\u003cp>“The water is not safe,” Mayor Sam Liccardo said during a media briefing Wednesday morning. “There is contamination in this water, and the contamination runs the gamut” from gasoline and oil to raw sewage.\u003c/p>\n\u003cp>“It is not safe for people to go into the water to go back to their homes,” Liccardo said.\u003c/p>\n\u003cp>He added that the city was looking at whether it had done enough to alert residents along the path of the creek, which overflowed because of flood releases from the Santa Clara County Water District’s Anderson Reservoir, that they might have to evacuate their homes.\u003c/p>\n\u003cp>“If the first time that a resident is aware that they need to get out of a home is when they see a firefighter in a boat, then clearly there’s been a failure,” Liccardo said. “We are assessing what it is that happened that led to that failure.”\u003c/p>\n\u003cp>The mayor said about 400 residents had been rescued from their homes by emergency crews in boats.\u003c/p>\n\u003cp>City officials expressed uncertainty about exactly why the flooding happened when and where it happened. From \u003ca href=\"http://www.mercurynews.com/2017/02/22/san-jose-flood-update-mandatory-evacuations-expand-overnight-about-14000-affected/\" target=\"_blank\">the San Jose Mercury News account\u003c/a> of their remarks:\u003c/p>\n\u003cblockquote>\u003cp>Assistant City Manager Dave Sykes said the breach of the creek Tuesday morning in the Rock Springs neighborhood near Kelley Park “happened at a flow level much below the capacity of the channel.”\u003c/p>\n\u003cp>“That’s the issue we need to investigate,” Sykes said. “We were not anticipating flows to come out of the channel at that time. So we need to figure out what went on. Were there blockages? What were the issues that contributed to flows coming out of the channel at that point?”\u003c/p>\n\u003cp>Sykes later added: “We weren’t expecting to have issues at Rock Springs for many, many hours, and we certainly weren’t expecting Rock Springs to be the first place we had issues.”\u003c/p>\n\u003cp>San Jose Mayor Sam Liccardo said “clearly there was a failure” leading to the unprecedented flooding that left some homes in nearly eight feet of water.\u003c/p>\n\u003cp>One failure, according to the mayor, is the city was told by the Santa Clara Valley Water District that the area wouldn’t flood unless water flow topped 7,400 cubic feet per second. But waters began creeping into neighborhoods well before that level.\u003c/p>\n\u003cp>“What we’re learning is the data’s wrong and we need to understand why that is,” Liccardo told this news organization following a press conference Wednesday. “Obviously that’s something we need to undertake in partnership with other agencies that have the experts. We don’t have the hydrologists. They do.”\u003c/p>\n\u003cp>Rachael Gibson, the district’s emergency operations center spokeswoman, said that model was based on “best available data,” and hydrologists were analyzing flow rates Wednesday afternoon. They did not immediately know what rate was reached on Tuesday and Wednesday.\u003c/p>\n\u003cp>Gibson added that other factors are tough or impossible to predict, such as blockages in the creek that could affect capacity.\u003c/p>\u003c/blockquote>\n\u003cp>\u003cstrong>Original post:\u003c/strong> Thousands of San Jose residents and city officials are facing a massive cleanup after overnight flooding along Coyote Creek prompted emergency evacuations in neighborhoods along the stream.\u003c/p>\n\u003cp>Although waters were slowly receding by dawn Wednesday, flooding was still a concern.\u003c/p>\n\u003cp>“Although the rain has largely stopped, flooding is continuing along Coyote Creek as reservoirs continue to spill and creek flow is extremely high,” said Cheryl Wessling, a spokeswoman for the city’s Emergency Operations Center, in an email early Wednesday.\u003c/p>\n\u003cp>Those high flows, which flooded the Rock Springs neighborhood southeast of downtown Tuesday afternoon, led to a 12:15 a.m. evacuation order covering about 14,000 people.\u003c/p>\n\u003cp>The city set up evacuation centers at the Mayfair and Shirakawa community centers, overnight shelters at Evergreen Valley and James Lick high schools, and winter warming centers at four library branches.\u003c/p>\n\u003cp>The inundation follows weeks of storms that have slammed the region. The last system in the most recent series of storms, on Presidents Day, hit the South Bay with particularly heavy rain.\u003c/p>\n\u003cp>The deluges have filled Anderson Reservoir to capacity, causing water to rush down the dam’s spillway and into Coyote Creek. The stream flows through neighborhoods in South San Jose, then east of downtown to the bayside community of Alviso.\u003c/p>\n\u003cp>High water flooded a wide area southeast, east and northeast of downtown and prompted the 12:15 a.m. evacuation order for the area adjacent to Coyote Creek north of Interstate 280, west of U.S. 101 and south of Highway 237.\u003c/p>\n\u003cp>Flooding forced the closure of more than a dozen roads, including both directions of 101 between I-280 and I-880.\u003c/p>\n\u003cp>Santa Clara Valley Water District officials said Wednesday morning that their crews had completed temporary repairs to Coyote Canal, work that was aimed at preventing more flooding onto 101.\u003c/p>\n\u003cp>The expanded evacuation orders early Wednesday came hours after fire crews rushed to rescue hundreds of people in the city’s Rock Springs neighborhood, where homes and cars were inundated under several feet of water.\u003c/p>\n\u003cfigure id=\"attachment_11328231\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/sjevacuationmap.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11328231\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/sjevacuationmap-800x1035.jpg\" alt=\"City of San Jose map showing area where evacuations were ordered after Coyote Creek flooded. \" width=\"800\" height=\"1035\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap-800x1035.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap-160x207.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap-960x1242.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap-240x311.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap-375x485.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap-520x673.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/sjevacuationmap.jpg 989w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">City of San Jose map showing area where evacuations were ordered after Coyote Creek flooded.\u003c/figcaption>\u003c/figure>\n\u003cp>“I don’t have specific numbers for other water rescue operations, but I can tell you in my career this is probably the biggest,” San Jose Fire Department Capt. Mitch Matlow said Tuesday afternoon. “In the history of San Jose, I don’t know if it’s been bigger, but this is probably in the top 10.”\u003c/p>\n\u003cp>Andy Seoung was among the residents rescued by fire crews. “At some parts of the street the water is as high as your waist, my waist,” Seoung said. “I’m 6 feet tall and my waist is about 30 inches off the ground.”\u003c/p>\n\u003cp>San Jose Mayor Sam Liccardo said Tuesday that officials suspect a breach of the creek’s bank caused the rapid flooding in Rock Springs.\u003c/p>\n\u003cp>“Clearly, there’s a source in the creek where there’s a significantly large amount of water that’s rushing in,” Liccardo said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cem>KQED’s Peter Jon Shuler contributed to this report. \u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Construction at Site of S.F. High-Rise Accident Cleared to Resume",
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"content": "\u003cp>\u003cstrong>Update, 12:40 p.m., Tuesday, Feb. 21:\u003c/strong>\u003c/p>\n\u003cp>Work is set to resume Tuesday on a high-rise in San Francisco's South of Market neighborhood that was shut down for several days due to an accident that prompted evacuations at more than a dozen nearby buildings.\u003c/p>\n\u003cp>\"The owner/contractors will be resuming work immediately on this project,\" said Department of Building Inspection spokesman Bill Strawn after an agency inspector and engineer visited the Tehama Street site Tuesday morning.\u003c/p>\n\u003cp>The agency lifted its restrictions after work was done to shore up a platform on the 35th floor of the project. That job has been completed, \u003ca href=\"https://www.scribd.com/document/339949086/Letter-Allowing-Work-to-Resume-at-41-Tehama-St-in-San-Francisco\" target=\"_blank\">according to a letter\u003c/a> sent from an engineer hired to assess the site to one of the project's subcontractors, Pacific Structures.\u003c/p>\n\u003cp>\u003cstrong>Original Post, Thursday, Feb. 16:\u003c/strong>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Pacific Structures, a San Francisco-based company that's now under investigation by state workplace safety regulators in connection with a high-rise accident in the South of Market area on Wednesday, was one of the firms linked to a major construction fire in the city over two years ago.\u003c/p>\n\u003cp>On Thursday, city building inspectors barred construction work at the Tehama Street skyscraper site for 48 hours and California's Division of Occupational Safety and Health (Cal/OSHA) began its probe of the incident.\u003c/p>\n\u003cp>Cal/OSHA inspectors gained access to the building hours after crews were able to stabilize a platform on the 35th floor that began to tip the day before, a scare that led to the evacuation of more than a dozen nearby buildings.\u003c/p>\n\u003cp>A hydraulic jack, part of a device described by building inspectors as a climbing-form machine, was supporting the platform but failed, leading to concerns that a concrete slab it was holding up would fall to the street.\u003c/p>\n\u003cp>\"The platform tilted when the hydraulic jack failed,\" said Cal/OSHA spokeswoman Erika Monterroza.\u003c/p>\n\u003cp>\"It tipped over, the machine then ran into the wall and caused this concrete form to angle out,\" said Bill Strawn, a spokesman for the Department of Building Inspection, in an interview.\u003c/p>\n\u003cp>The climbing-form machine acts like a massive elevator, allowing crews to lay out concrete floor by floor. The large device was being dismantled Thursday, Strawn said.\u003c/p>\n\u003cp>Building inspectors have issued a notice of violation on the worksite, requiring that crews make the area safe and that a licensed engineer issue reports to the city on the cause of the failure and attesting to a new setup's structural integrity, he said.\u003c/p>\n\u003cp>The main contractor for the project is Lendlease, an international construction firm based in Sydney, Australia.\u003c/p>\n\u003cp>Pacific Structures, a subsidiary of the firm Build Group, is a subcontractor on the project dealing in concrete.\u003c/p>\n\u003cp>Pacific Structures and Build Group were involved in the renovation of the former Renoir Hotel at 45 McAllister St. when it was badly damaged in a \u003ca href=\"https://ww2.kqed.org/news/2014/08/05/cal-osha-probes-san-francisco-mid-market-fire-eight-workers-injured/\">three-alarm fire\u003c/a> on Aug. 4, 2014.\u003c/p>\n\u003cp>The fire injured eight workers, led to an investigation by Cal/OSHA and eventually prompted the San Francisco Fire Department to issue \u003ca href=\"https://ww2.kqed.org/news/2014/09/11/sf-fire-dept-construction-firm-removed-sprinkler-systems-contrary-to-directive/\">two safety citations against Build Group\u003c/a>.\u003c/p>\n\u003cp>Fire officials said at the time that the company removed sprinkler systems at the McAllister Street site and another one on Buchanan Street.\u003c/p>\n\u003cp>Build Group initially appealed the two $1,000 penalties, but in May 2015 it quietly withdrew its objection.\u003c/p>\n\u003cp>The Renoir Hotel blaze came in the middle of the city's building boom and months after a much larger \u003ca href=\"https://ww2.kqed.org/news/2015/03/11/san-francisco-mission-bay-fire-lessons-learned/\">construction site fire in the Mission Bay\u003c/a> neighborhood that also led to citations against a subcontractor.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>A spokeswoman for Build Group and Pacific Structures has yet to comment on Thursday's incident.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cstrong>Update, 12:40 p.m., Tuesday, Feb. 21:\u003c/strong>\u003c/p>\n\u003cp>Work is set to resume Tuesday on a high-rise in San Francisco's South of Market neighborhood that was shut down for several days due to an accident that prompted evacuations at more than a dozen nearby buildings.\u003c/p>\n\u003cp>\"The owner/contractors will be resuming work immediately on this project,\" said Department of Building Inspection spokesman Bill Strawn after an agency inspector and engineer visited the Tehama Street site Tuesday morning.\u003c/p>\n\u003cp>The agency lifted its restrictions after work was done to shore up a platform on the 35th floor of the project. That job has been completed, \u003ca href=\"https://www.scribd.com/document/339949086/Letter-Allowing-Work-to-Resume-at-41-Tehama-St-in-San-Francisco\" target=\"_blank\">according to a letter\u003c/a> sent from an engineer hired to assess the site to one of the project's subcontractors, Pacific Structures.\u003c/p>\n\u003cp>\u003cstrong>Original Post, Thursday, Feb. 16:\u003c/strong>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Pacific Structures, a San Francisco-based company that's now under investigation by state workplace safety regulators in connection with a high-rise accident in the South of Market area on Wednesday, was one of the firms linked to a major construction fire in the city over two years ago.\u003c/p>\n\u003cp>On Thursday, city building inspectors barred construction work at the Tehama Street skyscraper site for 48 hours and California's Division of Occupational Safety and Health (Cal/OSHA) began its probe of the incident.\u003c/p>\n\u003cp>Cal/OSHA inspectors gained access to the building hours after crews were able to stabilize a platform on the 35th floor that began to tip the day before, a scare that led to the evacuation of more than a dozen nearby buildings.\u003c/p>\n\u003cp>A hydraulic jack, part of a device described by building inspectors as a climbing-form machine, was supporting the platform but failed, leading to concerns that a concrete slab it was holding up would fall to the street.\u003c/p>\n\u003cp>\"The platform tilted when the hydraulic jack failed,\" said Cal/OSHA spokeswoman Erika Monterroza.\u003c/p>\n\u003cp>\"It tipped over, the machine then ran into the wall and caused this concrete form to angle out,\" said Bill Strawn, a spokesman for the Department of Building Inspection, in an interview.\u003c/p>\n\u003cp>The climbing-form machine acts like a massive elevator, allowing crews to lay out concrete floor by floor. The large device was being dismantled Thursday, Strawn said.\u003c/p>\n\u003cp>Building inspectors have issued a notice of violation on the worksite, requiring that crews make the area safe and that a licensed engineer issue reports to the city on the cause of the failure and attesting to a new setup's structural integrity, he said.\u003c/p>\n\u003cp>The main contractor for the project is Lendlease, an international construction firm based in Sydney, Australia.\u003c/p>\n\u003cp>Pacific Structures, a subsidiary of the firm Build Group, is a subcontractor on the project dealing in concrete.\u003c/p>\n\u003cp>Pacific Structures and Build Group were involved in the renovation of the former Renoir Hotel at 45 McAllister St. when it was badly damaged in a \u003ca href=\"https://ww2.kqed.org/news/2014/08/05/cal-osha-probes-san-francisco-mid-market-fire-eight-workers-injured/\">three-alarm fire\u003c/a> on Aug. 4, 2014.\u003c/p>\n\u003cp>The fire injured eight workers, led to an investigation by Cal/OSHA and eventually prompted the San Francisco Fire Department to issue \u003ca href=\"https://ww2.kqed.org/news/2014/09/11/sf-fire-dept-construction-firm-removed-sprinkler-systems-contrary-to-directive/\">two safety citations against Build Group\u003c/a>.\u003c/p>\n\u003cp>Fire officials said at the time that the company removed sprinkler systems at the McAllister Street site and another one on Buchanan Street.\u003c/p>\n\u003cp>Build Group initially appealed the two $1,000 penalties, but in May 2015 it quietly withdrew its objection.\u003c/p>\n\u003cp>The Renoir Hotel blaze came in the middle of the city's building boom and months after a much larger \u003ca href=\"https://ww2.kqed.org/news/2015/03/11/san-francisco-mission-bay-fire-lessons-learned/\">construction site fire in the Mission Bay\u003c/a> neighborhood that also led to citations against a subcontractor.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>A spokeswoman for Build Group and Pacific Structures has yet to comment on Thursday's incident.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"title": "Bonta Bill Tries to Keep Low-Income Residents in Oakland's Dwindling SRO Hotels",
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"content": "\u003cp>To get to his room at the Hotel Travelers in downtown Oakland, Orlando Chavez has to climb two flights of stairs and pass through hallways completely gutted by construction, lined with plastic sheeting and debris. At the end of a corridor, tucked into a corner, is his room, one of only two rooms on the floor that are still intact.\u003c/p>\n\u003cp>“There are three people left in the building,” said Chavez. “Everyone else is gone.”\u003c/p>\n\u003cp>Chavez’s room smells overwhelmingly of mildew after a recent plumbing leak. It’s a small room, crammed with his belongings and a huge teddy bear on the bed that Chavez says he found on the street and rescued “from eviction”.\u003c/p>\n\u003cp>[soundcloud url=”https://api.soundcloud.com/tracks/307921585″ params=”color=ff5500&auto_play=false&hide_related=false&show_comments=true&show_user=true&show_reposts=false” width=”100%” height=”166″ iframe=”true” /]\u003c/p>\n\u003cp>Chavez, 65, says he has lived in Oakland since 1953. The hotel is convenient for him: It’s about a block from BART, which he rides to get to the GLIDE clinic in the Tenderloin, where he works with drug users. He’s lived here eight years, and he pays $686 a month.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“I moved in here because it had affordable rent, I was on disability at the time, and I was paying twice as much somewhere else,” Chavez says. “Even though it wasn’t the Taj Mahal, it was a place of refuge.”\u003c/p>\n\u003cfigure id=\"attachment_11319697\" class=\"wp-caption alignright\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11319697\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-800x1200.jpg\" alt=\"Orlando Chavez in Hotel Travelers, the SRO where he has lived for nearly nine years, on Feb. 16, 2017. He is one of a few tenants who are holding onto their rent-controlled units while the building's owner is conducting extensive renovations.\" width=\"800\" height=\"1200\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-800x1200.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-160x240.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-1020x1530.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-1180x1770.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-960x1440.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-240x360.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-375x563.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-520x780.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Orlando Chavez in Hotel Travelers, the SRO where he has lived for nearly nine years, on Feb. 16, 2017. He is one of a few tenants who are holding onto their rent-controlled units while the building’s owner is conducting extensive renovations. \u003ccite>(Bert Johnson/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Single-room-occupancy hotels, or SROs, typically don’t require a deposit, proof of income, a credit check or a long-term lease, so they have long been last-resort housing for people who have nowhere else to go. But in Oakland, many SROs are now being sold and rehabbed for tourists, student housing or market-rate housing.\u003c/p>\n\u003cp>Last spring, new owners took over the Hotel Travelers. The way Chavez tells it, they shut down the elevator and the Wi-Fi, and got rid of the maid service and the doorman. He thinks they were trying to get people out.\u003c/p>\n\u003cp>“They actually would approach you with a stack of cash, with a wad of cash, in their hand and the contract in the other one,” Chavez says.\u003c/p>\n\u003cp>One of the new landlords is Danny Haber, co-founder of the company \u003ca href=\"https://www.thenegev.com\" target=\"_blank\" rel=\"noopener\">The Negev,\u003c/a> which advertises as catering to people who want to live in “personality-based housing,” renting rooms to people with similar interests in the same buildings. Haber and his colleagues have gained notoriety for renovating buildings like the Hotel Travelers on both sides of the bay, and they’ve been accused of pushing out low-income renters before. But they see the renovations in an entirely different light.\u003c/p>\n\u003cp>“No one was forced out!” said Edward Singer, an attorney for the landlords. He says the building was in disrepair, with no sprinklers and a failing elevator, and his clients are doing the right thing by bringing the building up to code, making it safe. He recognizes displacement of low-income people is an issue in Oakland, but he says it’s unfair to make only residential hotel landlords responsible for fixing it.\u003c/p>\n\u003cp>“This is not a nonprofit,” Singer said. “It’s being driven by the ability to make the building more attractive to tech workers who want to live in downtown Oakland and take care of all the cultural amenities down there.”\u003c/p>\n\u003cp>On rental sites like Hotbeds.com and Trulia, the owners are advertising renovated rooms at the Travelers at $1,100 a month, more than one and a half times what Chavez pays now.\u003c/p>\n\u003cp>“We’ve lost, in the last several years, many SRO hotels,” said Elissa Dennis, an affordable housing advocate with the nonprofit Community Economics. “We lost Lake Merritt Lodge to become student housing, we’ve lost the Will Rogers to become the Clarion, we’re losing the Travelers here. There are rumors that the Sutter is going to become a boutique hotel.”\u003c/p>\n\u003cp>City law considers guests who stay longer than 30 days permanent residents with rent increases tied to inflation and some protections from eviction. According to a \u003ca href=\"http://www2.oaklandnet.com/oakca1/groups/ceda/documents/report/oak055799.pdf\" target=\"_blank\" rel=\"noopener\">2015 report\u003c/a> by the city’s Housing and Community Development Department, 50 of the 70 residents at the Hotel Travelers at the time were considered permanent.\u003c/p>\n\u003cp>But Dennis says Oakland’s policy doesn’t have the teeth to prevent residential hotels from being converted to move in people who can pay more. And when low-income tenants are pushed out of these hotels, they often end up on the street. So advocates started looking at ordinances in other cities, like San Francisco, which requires hotel owners to replace affordable units if they convert, or pay to replace them.\u003c/p>\n\u003cp>“We said, ‘Hey, let’s do that here in Oakland,’ ” Dennis said. “And we felt we had political will to do it, but ran into legal issues with the Ellis Act.”\u003c/p>\n\u003cfigure id=\"attachment_11319700\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11319700\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-800x533.jpg\" alt=\"Orlando Chavez points to a sign warning of an unstable floor in Hotel Travelers, the SRO where he has lived for nearly nine years, on Feb. 16, 2017. The building is being gutted and renovated and Chavez says he and the other few remaining low-income tenants are facing pressure to leave.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-1180x787.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-960x640.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-240x160.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-375x250.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Orlando Chavez points to a sign warning of an unstable floor in Hotel Travelers, the SRO where he has lived for nearly nine years, on Feb. 16, 2017. The building is being gutted and renovated, and Chavez says he and the other few remaining low-income tenants are facing pressure to leave. \u003ccite>(Bert Johnson/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>California’s Ellis Act allows landlords to evict tenants if they convert their building to a different use. Currently, only cities with more than a million residents, and San Francisco, which is its own county, are able to get around the Ellis Act to prevent evictions from residential hotels.\u003c/p>\n\u003cp>A new bill introduced by Democratic state Assemblyman Rob Bonta would add Oakland to that list. The California Apartment Association, which represents landlords and usually defends the Ellis Act, has not yet taken a position on Bonta’s bill. The California Hotel and Lodging Association and the California Association of Realtors did not respond to requests for comment.\u003c/p>\n\u003cp>Orlando Chavez says he supports the bill.\u003c/p>\n\u003cp>“I think we need to do something really quickly or it’s going to be game over for affordable housing for seniors and low-income people,” said Chavez. “I see what happens to people that get kicked out of hotels every day. The line goes down the block. They end up in the emergency rooms and the jails and the shelters and in the morgue.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>“Who pays for that?” he asks. “Who pays, and who profits?”\u003c/p>\n\n",
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"excerpt": "'I see what happens to people that get kicked out of hotels every day,' says one SRO resident. 'The line goes down the block. They end up in the emergency rooms and the jails and the shelters and in the morgue.'",
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"title": "Bonta Bill Tries to Keep Low-Income Residents in Oakland's Dwindling SRO Hotels | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>To get to his room at the Hotel Travelers in downtown Oakland, Orlando Chavez has to climb two flights of stairs and pass through hallways completely gutted by construction, lined with plastic sheeting and debris. At the end of a corridor, tucked into a corner, is his room, one of only two rooms on the floor that are still intact.\u003c/p>\n\u003cp>“There are three people left in the building,” said Chavez. “Everyone else is gone.”\u003c/p>\n\u003cp>Chavez’s room smells overwhelmingly of mildew after a recent plumbing leak. It’s a small room, crammed with his belongings and a huge teddy bear on the bed that Chavez says he found on the street and rescued “from eviction”.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003cdiv class='utils-parseShortcode-shortcodes-__shortcodes__shortcodeWrapper'>\n \u003ciframe width='”100%”' height='”166″'\n scrolling='no' frameborder='no'\n src='https://w.soundcloud.com/player/?url=”https://api.soundcloud.com/tracks/307921585″&visual=true&”color=ff5500&auto_play=false&hide_related=false&show_comments=true&show_user=true&show_reposts=false”'\n title='”https://api.soundcloud.com/tracks/307921585″'>\n \u003c/iframe>\n \u003c/div>\u003c/p>\u003cp>\u003c/p>\n\u003cp>Chavez, 65, says he has lived in Oakland since 1953. The hotel is convenient for him: It’s about a block from BART, which he rides to get to the GLIDE clinic in the Tenderloin, where he works with drug users. He’s lived here eight years, and he pays $686 a month.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“I moved in here because it had affordable rent, I was on disability at the time, and I was paying twice as much somewhere else,” Chavez says. “Even though it wasn’t the Taj Mahal, it was a place of refuge.”\u003c/p>\n\u003cfigure id=\"attachment_11319697\" class=\"wp-caption alignright\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11319697\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-800x1200.jpg\" alt=\"Orlando Chavez in Hotel Travelers, the SRO where he has lived for nearly nine years, on Feb. 16, 2017. He is one of a few tenants who are holding onto their rent-controlled units while the building's owner is conducting extensive renovations.\" width=\"800\" height=\"1200\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-800x1200.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-160x240.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-1020x1530.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-1180x1770.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-960x1440.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-240x360.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-375x563.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24274_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-3-qut-520x780.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Orlando Chavez in Hotel Travelers, the SRO where he has lived for nearly nine years, on Feb. 16, 2017. He is one of a few tenants who are holding onto their rent-controlled units while the building’s owner is conducting extensive renovations. \u003ccite>(Bert Johnson/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Single-room-occupancy hotels, or SROs, typically don’t require a deposit, proof of income, a credit check or a long-term lease, so they have long been last-resort housing for people who have nowhere else to go. But in Oakland, many SROs are now being sold and rehabbed for tourists, student housing or market-rate housing.\u003c/p>\n\u003cp>Last spring, new owners took over the Hotel Travelers. The way Chavez tells it, they shut down the elevator and the Wi-Fi, and got rid of the maid service and the doorman. He thinks they were trying to get people out.\u003c/p>\n\u003cp>“They actually would approach you with a stack of cash, with a wad of cash, in their hand and the contract in the other one,” Chavez says.\u003c/p>\n\u003cp>One of the new landlords is Danny Haber, co-founder of the company \u003ca href=\"https://www.thenegev.com\" target=\"_blank\" rel=\"noopener\">The Negev,\u003c/a> which advertises as catering to people who want to live in “personality-based housing,” renting rooms to people with similar interests in the same buildings. Haber and his colleagues have gained notoriety for renovating buildings like the Hotel Travelers on both sides of the bay, and they’ve been accused of pushing out low-income renters before. But they see the renovations in an entirely different light.\u003c/p>\n\u003cp>“No one was forced out!” said Edward Singer, an attorney for the landlords. He says the building was in disrepair, with no sprinklers and a failing elevator, and his clients are doing the right thing by bringing the building up to code, making it safe. He recognizes displacement of low-income people is an issue in Oakland, but he says it’s unfair to make only residential hotel landlords responsible for fixing it.\u003c/p>\n\u003cp>“This is not a nonprofit,” Singer said. “It’s being driven by the ability to make the building more attractive to tech workers who want to live in downtown Oakland and take care of all the cultural amenities down there.”\u003c/p>\n\u003cp>On rental sites like Hotbeds.com and Trulia, the owners are advertising renovated rooms at the Travelers at $1,100 a month, more than one and a half times what Chavez pays now.\u003c/p>\n\u003cp>“We’ve lost, in the last several years, many SRO hotels,” said Elissa Dennis, an affordable housing advocate with the nonprofit Community Economics. “We lost Lake Merritt Lodge to become student housing, we’ve lost the Will Rogers to become the Clarion, we’re losing the Travelers here. There are rumors that the Sutter is going to become a boutique hotel.”\u003c/p>\n\u003cp>City law considers guests who stay longer than 30 days permanent residents with rent increases tied to inflation and some protections from eviction. According to a \u003ca href=\"http://www2.oaklandnet.com/oakca1/groups/ceda/documents/report/oak055799.pdf\" target=\"_blank\" rel=\"noopener\">2015 report\u003c/a> by the city’s Housing and Community Development Department, 50 of the 70 residents at the Hotel Travelers at the time were considered permanent.\u003c/p>\n\u003cp>But Dennis says Oakland’s policy doesn’t have the teeth to prevent residential hotels from being converted to move in people who can pay more. And when low-income tenants are pushed out of these hotels, they often end up on the street. So advocates started looking at ordinances in other cities, like San Francisco, which requires hotel owners to replace affordable units if they convert, or pay to replace them.\u003c/p>\n\u003cp>“We said, ‘Hey, let’s do that here in Oakland,’ ” Dennis said. “And we felt we had political will to do it, but ran into legal issues with the Ellis Act.”\u003c/p>\n\u003cfigure id=\"attachment_11319700\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11319700\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-800x533.jpg\" alt=\"Orlando Chavez points to a sign warning of an unstable floor in Hotel Travelers, the SRO where he has lived for nearly nine years, on Feb. 16, 2017. The building is being gutted and renovated and Chavez says he and the other few remaining low-income tenants are facing pressure to leave.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-1180x787.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-960x640.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-240x160.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-375x250.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/RS24275_20170216_OrlandoChavez_HotelTravelers_Credit_BertJohnson-4-qut-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Orlando Chavez points to a sign warning of an unstable floor in Hotel Travelers, the SRO where he has lived for nearly nine years, on Feb. 16, 2017. The building is being gutted and renovated, and Chavez says he and the other few remaining low-income tenants are facing pressure to leave. \u003ccite>(Bert Johnson/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>California’s Ellis Act allows landlords to evict tenants if they convert their building to a different use. Currently, only cities with more than a million residents, and San Francisco, which is its own county, are able to get around the Ellis Act to prevent evictions from residential hotels.\u003c/p>\n\u003cp>A new bill introduced by Democratic state Assemblyman Rob Bonta would add Oakland to that list. The California Apartment Association, which represents landlords and usually defends the Ellis Act, has not yet taken a position on Bonta’s bill. The California Hotel and Lodging Association and the California Association of Realtors did not respond to requests for comment.\u003c/p>\n\u003cp>Orlando Chavez says he supports the bill.\u003c/p>\n\u003cp>“I think we need to do something really quickly or it’s going to be game over for affordable housing for seniors and low-income people,” said Chavez. “I see what happens to people that get kicked out of hotels every day. The line goes down the block. They end up in the emergency rooms and the jails and the shelters and in the morgue.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“Who pays for that?” he asks. “Who pays, and who profits?”\u003c/p>\n\n\u003c/div>\u003c/p>",
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"slug": "why-is-marin-county-so-white",
"title": "Why is Marin County So White?",
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"content": "\u003cp>\u003cem>Take a trip through some pivotal moments in Marin history that contributed to its demographics today. \u003ca href=\"http://kqed.org/baycurious\" target=\"_blank\" rel=\"noopener\">Bay Curious\u003c/a> is a \u003ca href=\"https://itunes.apple.com/us/podcast/bay-curious/id1172473406\" target=\"_blank\" rel=\"noopener\">podcast\u003c/a> from KQED that answers your questions about the Bay Area. \u003c/em>\u003c/p>\n\u003cp>[dropcap]S[/dropcap]ix years ago, Henry Ma moved to the Bay Area with his wife from New York City. They settled in San Rafael — the perfect location between both of their jobs.\u003c/p>\n\u003cp>[baycuriouspodcastinfo]\u003c/p>\n\u003cp>When they had two girls, he started to notice something about where he lived in Marin County.\u003c/p>\n\u003cp>“Our daughter was the only Asian in the school of 72 kids,” Ma said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>It made him wonder: “The Bay Area is one of the most diverse places in the country. Within the Bay Area, why is Marin County the least diverse?”\u003c/p>\n\u003cfigure id=\"attachment_11312354\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11312354\" title=\"Courtesy of Henry Ma\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-800x1106.jpg\" alt=\"attachment (8)\" width=\"300\" height=\"415\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-800x1106.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-160x221.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-1020x1410.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-1920x2655.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-1180x1632.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-960x1327.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-240x332.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-375x518.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-520x719.jpg 520w\" sizes=\"(max-width: 300px) 100vw, 300px\">\u003cfigcaption class=\"wp-caption-text\">Henry Ma lives in San Rafael \u003ccite>(Courtesy of Henry Ma)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch3>Looking at the Numbers\u003c/h3>\n\u003cp>The data back up Henry’s experience. According to the most recent U.S. Census data, a huge majority — as in 72 percent — of people who live in Marin County identify their race as white. And that doesn’t include Hispanic/Latino folks who also identify as white.\u003c/p>\n\u003cp>For comparison,\u003cspan style=\"font-weight: 400\"> Alameda County is 33 percent white and 29 percent Asian. Asians make up just 6 percent of people in Marin County.\u003c/span>\u003c/p>\n\u003cp>But look back at Marin County’s history and you’ll find that it wasn’t always that way. In fact, its demographic history is not too far off from the rest of the Bay Area’s. Archives at the \u003ca href=\"http://www.marinlibrary.org/californiaroom/\">Anne T. Kent California Room\u003c/a> show that what is now Marin County was once almost completely occupied by tribes of the Coast Miwok Indians.\u003c/p>\n\u003cp>In 1817, the Spanish established Mission San Rafael Arcangel in what is now the city of San Rafael. Between 1834-1846, significant portions of Marin were owned by people of Spanish and Mexican descent.\u003c/p>\n\u003cp>Finally, there was a huge influx of African-Americans who came to work in the shipyards during World War II, though it wasn’t enough to change the demographics significantly.\u003c/p>\n\u003cp>So what explains the county’s demographics as they look today?\u003c/p>\n\u003cp>A common guess is that it has to do with the lack of public transportation options in Marin County. BART, for example, doesn’t reach the North Bay.\u003c/p>\n\u003cp>Low-income residents who live in San Rafael — home to the highest percentage of Latinos in Marin County — \u003ca href=\"http://www.kqed.org/a/kqednews/RN201111300630/a\">have reported\u003c/a> that they live there because of the public transportation options. San Rafael has the most used transit service in the county, and some residents say that better transit throughout the county would \u003ca href=\"http://www.reimaginerpe.org/node/2813\">allow them to move.\u003c/a>\u003c/p>\n\u003cp>But there’s a lot more to it.\u003c/p>\n\u003ch3>How Conservation Efforts Took Up Space\u003c/h3>\n\u003cp>There were a few huge moments in Marin County history that played a role in changing the demographics of the county.\u003c/p>\n\u003cp>The first came in 1896, when a couple of business-minded conservationists built the\u003ca href=\"https://www.nps.gov/muwo/learn/historyculture/upload/MtTamMUWOrrIDP.pdf\"> Mount Tamalpais Scenic Railway.\u003c/a>\u003c/p>\n\u003cp>\u003ciframe loading=\"lazy\" title=\"Mt. Tamalpais & Muir Woods Railroad, 1926\" width=\"640\" height=\"480\" src=\"https://www.youtube.com/embed/V8KlsOxpzAM?feature=oembed\" frameborder=\"0\" allow=\"accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share\" referrerpolicy=\"strict-origin-when-cross-origin\" allowfullscreen>\u003c/iframe>\u003c/p>\n\u003cp>The railway was an 8-mile long, open-air ride up the side of Mount Tamalpais. At the peak of the mountain was a spectacular view of the San Francisco Bay Area. There was a resort, a grand restaurant, bar and tavern where visitors could stay the night. People from the East Coast and even Europe would travel to Marin County to ride the railway in long dresses and three-piece suits.\u003c/p>\n\u003cp>But the main purpose of the railway was to showcase the natural beauty of Marin so that people would want to preserve it.\u003c/p>\n\u003cp>“Seeing those things inspired people to want to create the national parks they have now,” said Fred Runner, \u003ca href=\"http://www.marinij.com/article/NO/20170102/NEWS/170109973\">a historian\u003c/a> who wrote a book on the historic railway. “Their whole thing was to show off the lovely scenery and to try to promote wilderness conservation. Everybody who worked on the railroad believed in that.”\u003c/p>\n\u003cfigure id=\"attachment_11312357\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-11312357\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-1020x650.jpg\" alt=\"Fred Runner stands in front of the Book Depot in Mill Valley, where the Mt. Tam Science Railway trains would board passengers.\" width=\"640\" height=\"408\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-1020x650.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-160x102.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-800x510.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-1180x752.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-960x612.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-240x153.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-375x239.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-520x332.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149.jpg 1752w\" sizes=\"(max-width: 640px) 100vw, 640px\">\u003cfigcaption class=\"wp-caption-text\">Fred Runner stands in front of the Book Depot in Mill Valley, where the Mount Tamalpais Scenic Railway trains would board passengers. \u003ccite>(Ericka Cruz Guevarra/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The railway was just the start of fruitful conservation efforts in Marin County — efforts that today leave around \u003ca href=\"http://www.marincounty.org/main/county-press-releases/press-releases/2016/deeper-affordablehousing-071416\">80 percent\u003c/a> of the county undeveloped because of long-standing commitments to land preservation.\u003c/p>\n\u003cp>Marin County has \u003ca href=\"http://www.mercurynews.com/2012/05/22/bay-area-open-space-75-percent-is-being-protected-but-300000-acres-are-still-at-risk/\">the most\u003c/a> land set aside for preservation of any Bay Area county.\u003c/p>\n\u003cp>“One of the battles that raged early on was to try and stop building homes,” said Runner. “There were a number of legal battles around that — just by the skin of their teeth — being able to stop housing developments and create preserved wilderness.”\u003c/p>\n\u003cfigure id=\"attachment_11315553\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-11315553\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/21046960594_a078496170_k-1020x680.jpg\" alt=\"The Mt. Tamalpais Watershed\" width=\"640\" height=\"427\">\u003cfigcaption class=\"wp-caption-text\">The Mount Tamalpais Watershed \u003ccite>( \u003ca href=\"https://www.flickr.com/photos/jesse/21046960594/in/photolist-2kcPC3-2kcPAu-2kcPxq-2kcPxG-2kcPBG-2kcPAm-7HgJCy-gPaXKd-9Doaub-q1GG9S-q1GGFJ-p71GvU-pLpPow-aMxGi6-p74km2-aMxEbZ-7UCwmZ-p71HHU-2k8UNr-aomb5K-aooWsG-aokUfH-wBdWNn-p74k4t-jWF2Ao-pLpPrs-6Cetsq-q3Cwbr-pLpPBh-dtbMoy-6qaEXZ-aMxFHc-aMxC2R-5FY3DA-6CerH9-6CesJ9-6nsL7e-6CaiW2-aMxDQB-E93ukJ-aMxBXF-4nr8vF-xtUmm-6CetkY-aomxxK-aokU6B-Gk5gcg-B6unam-y4Rb7W-dtbzLK/\">Jesse Wagstaff\u003c/a>/Flickr)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>A combination of limited land, zoning laws and Marin County’s proximity to San Francisco created a scenario in which the demand for housing far outweighed supply.\u003c/p>\n\u003cp>The homes that were built were very expensive. Who doesn’t want to live next to a giant park, right? Today, the median household income is nearly $94,000 a year, according to census data. This, over time, began to limit who was able to move into Marin County.\u003c/p>\n\u003cfigure id=\"attachment_11312513\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-11312513\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/IMG_3364-1-1020x680.jpg\" alt=\"Fred Runner shows historic photos of the Mount Tam Scenic Railway from his book.\" width=\"640\" height=\"427\">\u003cfigcaption class=\"wp-caption-text\">Fred Runner shows historic photos of the Mount Tam Scenic Railway from his book. \u003ccite>(Ericka Cruz Guevarra/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch3>Fights Over Affordable Housing\u003c/h3>\n\u003cp>Marin’s skewed demographics caught the attention of the Department of Housing and Urban Development in 2011, and it conducted \u003ca href=\"http://www.kqed.org/a/kqednews/RN201111300630/a\">an audit\u003c/a> on the county. It sought to answer: Was the county working hard enough to include people of color in its housing plans?\u003c/p>\n\u003cp>“HUD identified Marin as a county of interest because Marin County is primarily white,” said Jessica Tankersley Sparks, who co-wrote a report called the \u003ca href=\"http://www.marincounty.org/~/media/files/departments/cd/federal-grants/analysis_of_impediments_to_fair_housing_choice.pdf\">“Analysis of Impediments to Fair Housing Choice”\u003c/a> for Marin County. “In comparison to surrounding counties, those demographics are strikingly different from the demographics in Marin County.”\u003c/p>\n\u003cfigure id=\"attachment_11315486\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-11315486\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/26672489733_ae180a6d9e_k-1020x574.jpg\" alt=\"The median household income in Marin County is almost $94,000 a year. \" width=\"640\" height=\"360\">\u003cfigcaption class=\"wp-caption-text\">The median household income in Marin County is almost $94,000 a year. \u003ccite>( \u003ca href=\"https://www.flickr.com/photos/elchode/26672489733/in/photolist-GCXtWD-Hsjcj4-dvCB1v-dvCzUF-dvCERa-dvCFAR-dvCA1T-dvCDf8-dvJcz3-dvJdZC-dvCBpR-dvCAAe-dvJbnW-dvJfL1-dvCGfv-dvCDCp-dvCF3z-dvCE4x-dvCGtx-dvJcMw-dvCG2H-dvCEEM-dvJf1w-dvCFqa-dvCAo8-dvCBdc-dvCAd8-dvCCra-bo1BCA-Mdhpkp-8PGSn4-aZMCSn-bmMDpE-bnbqaY-62BHuv-62FYHJ-dayJcL-di1JFY-di1Js5-LAPshW-Lufx11-LAPktL-LufF45-fiEDBv-fiEFip-fiEBHM-fiUPBj-fiUNZ9-fiEFZB-fiUV9L\">Garden State Hiker\u003c/a>/Flickr)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The county’s demographics looked a lot like Westchester County in New York, which became the site of a famous fair housing lawsuit related to patterns of residential segregation. Officials suspected the same thing might be happening in Marin County.\u003c/p>\n\u003cp>“When you talk about Marin County, you really have to look at the history of segregation,” said Caroline Peattie, executive director of \u003ca href=\"http://www.fairhousingnorcal.org/\">Fair Housing Advocates of Northern California \u003c/a>and another co-author of the audit. “In some ways it’s not atypical. It just played out in slightly different ways.”\u003c/p>\n\u003cfigure id=\"attachment_11319043\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-11319043\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-1020x651.jpg\" alt=\"Caroline Peattie, executive director of Fair Housing Advocates of Northern California, sits in her office in San Rafael.\" width=\"640\" height=\"408\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-1020x651.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-160x102.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-800x511.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-1180x753.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-960x613.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-240x153.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-375x239.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-520x332.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215.jpg 1690w\" sizes=\"(max-width: 640px) 100vw, 640px\">\u003cfigcaption class=\"wp-caption-text\">Caroline Peattie, executive director of Fair Housing Advocates of Northern California, sits in her office in San Rafael. \u003ccite>(Ericka Cruz Guevarra/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The audit found that the county had \u003ca href=\"http://www.kqed.org/a/kqednews/RN201111300630/a\">failed to comply\u003c/a> with fair housing and civil rights laws, agreeing that it had built only a fraction of the low-income housing mandated by the Association of Bay Area Governments.\u003c/p>\n\u003cp>By failing to comply with these laws, the audit found, Marin County had failed to take active steps to welcome the people those laws sought to protect — including people of color.\u003c/p>\n\u003cp>[baycuriousbug]“What we saw by and large was that the effective opposition to affordable housing had a corollary effect of creating impediments to housing choice to people in protected classes,” said Sparks. “[That includes] people of color, people with children, people with disabilities.”\u003c/p>\n\u003cp>Marin County isn’t the only place with some history of opposition to affordable housing. But other factors — namely, all of the land set aside for conservation — made it that much more difficult to find suitable places to build affordable housing.\u003c/p>\n\u003cfigure id=\"attachment_11319045\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11319045 size-large\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/IMG_3289-1020x589.jpg\" alt='A painting that reads \"Good neighbors come in all colors\" hangs in the office at Fair Housing Advocates of Northern California, which was formerly known as Fair Housing of Marin. ' width=\"640\" height=\"370\">\u003cfigcaption class=\"wp-caption-text\">A painting that reads “good neighbors come in all colors” hangs in the office of Fair Housing Advocates of Northern California, which was formerly known as Fair Housing of Marin. \u003ccite>(Ericka Cruz Guevarra/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Marin is very wealthy and the houses here cost quite a bit,” said Peattie. “It’s hard to own property here [and it’s] easy to say, ‘Oh, it’s just a question about money, it’s not about race at all.’ But it’s not that simple.”\u003c/p>\n\u003ch3>The Role of Reputation\u003c/h3>\n\u003cp>While the lack of affordable housing answers why low-income people of color might not move into Marin, why aren’t high-income people of color moving there?\u003c/p>\n\u003cp>\u003ca href=\"http://www.responsiblelending.org/research-publication/drought-continues-mortgage-credit-runs-dry-californians-color\">A report \u003c/a>from the Center for Responsible Lending found that people of color in California who can afford to move into expensive neighborhoods typically choose not to. Instead, they mostly still choose to live in low-income, majority-minority neighborhoods.\u003c/p>\n\u003cp>[contextly_sidebar id=”rIdDhGSTpcv7i0SqEAzWbFQegR0YIq4O”]\u003c/p>\n\u003cp>People are quick to turn to a “self-segregation” argument, says professor Maria Krysan, head of the \u003ca href=\"https://soc.uic.edu/\">sociology department\u003c/a> at the University of Illinois at Chicago. She thinks that argument doesn’t hold up.\u003c/p>\n\u003cp>“The desire to avoid those settings is not driven by an affinity to live with their own kind, but a desire to avoid negative treatment by their neighbors,” says Krysan. “Certainly a perception or reputation of a community, and its openness to people of your own race and ethnicity, is something that comes up more often for African-Americans and Latinos than it does for whites.”\u003c/p>\n\u003cp>This anticipation for hostility, she says, has historical precedence.\u003c/p>\n\u003cp>“[It] comes from a history of discrimination and discriminatory treatment. It comes from a long history of that for African-Americans moving into white neighborhoods,” she said. “People trying to move into these communities were met with a great deal of hostility and violence, and I think that the memory of that and the repeat performance of that over time, creates a dynamic of anticipated discrimination that can make it an unpleasant prospect to move into an all-white neighborhood — especially if that neighborhood has been making the news or has reinforced that reputation of not being welcoming.”\u003c/p>\n\u003caside class=\"pullquote alignright\">“It’s hard to own property here, and it’s easy to say, ‘Oh, it’s just a question about money, it’s not about race at all.’ But it’s not that simple.”\u003ccite>Caroline Peattie, Executive Director of Fair Housing Advocates of Northern California\u003c/cite>\u003c/aside>\n\u003caside class=\"pullquote alignright\">\u003c/aside>\n\u003caside class=\"pullquote alignright\">\u003c/aside>\n\u003ch3>Fighting Perception\u003c/h3>\n\u003cp>I met a guy named John Young, who was born and raised in Marin City. \u003cspan style=\"font-weight: 400\">He’s African-American and he says he knows people of color who have floated around this idea of Marin as a place just for white people.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“That’s why a lot of people of color stay away,” he said.\u003c/span>\u003c/p>\n\u003cp>But Young hoped to change that. He became executive director of a group called Marin Grassroots, which was all about empowering people of color in local politics in Marin — a task he says was a challenging one.\u003c/p>\n\u003cfigure id=\"attachment_11319047\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-11319047\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/IMG_3375-1020x680.jpg\" alt=\"John Young sits in his Vallejo home, where he's lived for 17 years now. He was born and raised in Marin City.\" width=\"640\" height=\"427\">\u003cfigcaption class=\"wp-caption-text\">John Young sits in his Vallejo home, where he’s lived for 17 years now. He was born and raised in Marin City. \u003ccite>(Ericka Cruz Guevarra/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“There was no baseline for social justice anywhere there,” he said. “Even the language of social justice, social equity … there was none of that present in Marin.”\u003c/p>\n\u003cp>Young admits that he had his fair share of encounters with cops because of “driving while black.” But he also says he loves Marin.\u003c/p>\n\u003cp>“We didn’t really have whites on this side, blacks on [that side],” he said. “I didn’t walk outside saying, ‘Oh, this is a racist place where I live at.'”\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">John lives in Vallejo now because he couldn’t afford to stay. But if he could move back, he would. He says there are people in Marin County who recognize the lack of diversity, and who are working to change it — including white people. \u003c/span>\u003c/p>\n\u003ch3>A Setting That ‘Represents Society’\u003c/h3>\n\u003cp>Marin has made some changes that some say are steps in the right direction. County supervisors are trying to get landlords to rent to more Section 8 voucher holders, for example. They’ve also taken \u003ca href=\"http://www.marinij.com/article/NO/20151119/NEWS/151119763\">some measures\u003c/a> to begin making up for their shortage of affordable housing.\u003c/p>\n\u003cp>When I asked Henry Ma why he asked us this question, it was personal — especially when it came to his kids.\u003c/p>\n\u003cp>“We don’t want them to think that they are such a rare occurrence — that being Asian is such a rare situation,” said Ma. “We don’t know how it’s going to shape their view.”\u003c/p>\n\u003cp>And that’s important to him.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>“We just think that when they get out to society that the representation is not going to be like this,” he said. “We want to expose them to a setting that represents society. That’s all that we want to ask for.”\u003c/p>\n\n",
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"excerpt": "A look at the pivotal moments in Marin history that contributed to its demographics today. ",
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"title": "Why is Marin County So White? | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>Take a trip through some pivotal moments in Marin history that contributed to its demographics today. \u003ca href=\"http://kqed.org/baycurious\" target=\"_blank\" rel=\"noopener\">Bay Curious\u003c/a> is a \u003ca href=\"https://itunes.apple.com/us/podcast/bay-curious/id1172473406\" target=\"_blank\" rel=\"noopener\">podcast\u003c/a> from KQED that answers your questions about the Bay Area. \u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003cspan class=\"utils-parseShortcode-shortcodes-__dropcapShortcode__dropcap\">S\u003c/span>\u003c/p>\u003cp>ix years ago, Henry Ma moved to the Bay Area with his wife from New York City. They settled in San Rafael — the perfect location between both of their jobs.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003caside class=\"alignleft utils-parseShortcode-shortcodes-__bayCuriousPodcastShortcode__bayCurious\">\u003cimg src=https://cdn.kqed.org/wp-content/uploads/2023/02/bayCuriousLogo.png alt=\"Bay Curious Podcast\" loading=\"lazy\" />\n \u003ca href=\"/news/series/baycurious\">Bay Curious\u003c/a> is a podcast that answers your questions about the Bay Area.\n Subscribe on \u003ca href=\"https://itunes.apple.com/us/podcast/bay-curious/id1172473406\" target=\"_blank\" rel=\"noopener noreferrer\">Apple Podcasts\u003c/a>,\n \u003ca href=\"http://www.npr.org/podcasts/500557090/bay-curious\" target=\"_blank\" rel=\"noopener noreferrer\">NPR One\u003c/a> or your favorite podcast platform.\u003c/aside>\u003c/p>\u003cp>\u003c/p>\n\u003cp>When they had two girls, he started to notice something about where he lived in Marin County.\u003c/p>\n\u003cp>“Our daughter was the only Asian in the school of 72 kids,” Ma said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>It made him wonder: “The Bay Area is one of the most diverse places in the country. Within the Bay Area, why is Marin County the least diverse?”\u003c/p>\n\u003cfigure id=\"attachment_11312354\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11312354\" title=\"Courtesy of Henry Ma\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-800x1106.jpg\" alt=\"attachment (8)\" width=\"300\" height=\"415\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-800x1106.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-160x221.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-1020x1410.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-1920x2655.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-1180x1632.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-960x1327.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-240x332.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-375x518.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/attachment-8-e1486850618807-520x719.jpg 520w\" sizes=\"(max-width: 300px) 100vw, 300px\">\u003cfigcaption class=\"wp-caption-text\">Henry Ma lives in San Rafael \u003ccite>(Courtesy of Henry Ma)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch3>Looking at the Numbers\u003c/h3>\n\u003cp>The data back up Henry’s experience. According to the most recent U.S. Census data, a huge majority — as in 72 percent — of people who live in Marin County identify their race as white. And that doesn’t include Hispanic/Latino folks who also identify as white.\u003c/p>\n\u003cp>For comparison,\u003cspan style=\"font-weight: 400\"> Alameda County is 33 percent white and 29 percent Asian. Asians make up just 6 percent of people in Marin County.\u003c/span>\u003c/p>\n\u003cp>But look back at Marin County’s history and you’ll find that it wasn’t always that way. In fact, its demographic history is not too far off from the rest of the Bay Area’s. Archives at the \u003ca href=\"http://www.marinlibrary.org/californiaroom/\">Anne T. Kent California Room\u003c/a> show that what is now Marin County was once almost completely occupied by tribes of the Coast Miwok Indians.\u003c/p>\n\u003cp>In 1817, the Spanish established Mission San Rafael Arcangel in what is now the city of San Rafael. Between 1834-1846, significant portions of Marin were owned by people of Spanish and Mexican descent.\u003c/p>\n\u003cp>Finally, there was a huge influx of African-Americans who came to work in the shipyards during World War II, though it wasn’t enough to change the demographics significantly.\u003c/p>\n\u003cp>So what explains the county’s demographics as they look today?\u003c/p>\n\u003cp>A common guess is that it has to do with the lack of public transportation options in Marin County. BART, for example, doesn’t reach the North Bay.\u003c/p>\n\u003cp>Low-income residents who live in San Rafael — home to the highest percentage of Latinos in Marin County — \u003ca href=\"http://www.kqed.org/a/kqednews/RN201111300630/a\">have reported\u003c/a> that they live there because of the public transportation options. San Rafael has the most used transit service in the county, and some residents say that better transit throughout the county would \u003ca href=\"http://www.reimaginerpe.org/node/2813\">allow them to move.\u003c/a>\u003c/p>\n\u003cp>But there’s a lot more to it.\u003c/p>\n\u003ch3>How Conservation Efforts Took Up Space\u003c/h3>\n\u003cp>There were a few huge moments in Marin County history that played a role in changing the demographics of the county.\u003c/p>\n\u003cp>The first came in 1896, when a couple of business-minded conservationists built the\u003ca href=\"https://www.nps.gov/muwo/learn/historyculture/upload/MtTamMUWOrrIDP.pdf\"> Mount Tamalpais Scenic Railway.\u003c/a>\u003c/p>\n\u003cp>\u003ciframe loading=\"lazy\" title=\"Mt. Tamalpais & Muir Woods Railroad, 1926\" width=\"640\" height=\"480\" src=\"https://www.youtube.com/embed/V8KlsOxpzAM?feature=oembed\" frameborder=\"0\" allow=\"accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share\" referrerpolicy=\"strict-origin-when-cross-origin\" allowfullscreen>\u003c/iframe>\u003c/p>\n\u003cp>The railway was an 8-mile long, open-air ride up the side of Mount Tamalpais. At the peak of the mountain was a spectacular view of the San Francisco Bay Area. There was a resort, a grand restaurant, bar and tavern where visitors could stay the night. People from the East Coast and even Europe would travel to Marin County to ride the railway in long dresses and three-piece suits.\u003c/p>\n\u003cp>But the main purpose of the railway was to showcase the natural beauty of Marin so that people would want to preserve it.\u003c/p>\n\u003cp>“Seeing those things inspired people to want to create the national parks they have now,” said Fred Runner, \u003ca href=\"http://www.marinij.com/article/NO/20170102/NEWS/170109973\">a historian\u003c/a> who wrote a book on the historic railway. “Their whole thing was to show off the lovely scenery and to try to promote wilderness conservation. Everybody who worked on the railroad believed in that.”\u003c/p>\n\u003cfigure id=\"attachment_11312357\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-11312357\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-1020x650.jpg\" alt=\"Fred Runner stands in front of the Book Depot in Mill Valley, where the Mt. Tam Science Railway trains would board passengers.\" width=\"640\" height=\"408\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-1020x650.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-160x102.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-800x510.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-1180x752.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-960x612.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-240x153.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-375x239.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149-520x332.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3351-e1486850814149.jpg 1752w\" sizes=\"(max-width: 640px) 100vw, 640px\">\u003cfigcaption class=\"wp-caption-text\">Fred Runner stands in front of the Book Depot in Mill Valley, where the Mount Tamalpais Scenic Railway trains would board passengers. \u003ccite>(Ericka Cruz Guevarra/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The railway was just the start of fruitful conservation efforts in Marin County — efforts that today leave around \u003ca href=\"http://www.marincounty.org/main/county-press-releases/press-releases/2016/deeper-affordablehousing-071416\">80 percent\u003c/a> of the county undeveloped because of long-standing commitments to land preservation.\u003c/p>\n\u003cp>Marin County has \u003ca href=\"http://www.mercurynews.com/2012/05/22/bay-area-open-space-75-percent-is-being-protected-but-300000-acres-are-still-at-risk/\">the most\u003c/a> land set aside for preservation of any Bay Area county.\u003c/p>\n\u003cp>“One of the battles that raged early on was to try and stop building homes,” said Runner. “There were a number of legal battles around that — just by the skin of their teeth — being able to stop housing developments and create preserved wilderness.”\u003c/p>\n\u003cfigure id=\"attachment_11315553\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-11315553\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/21046960594_a078496170_k-1020x680.jpg\" alt=\"The Mt. Tamalpais Watershed\" width=\"640\" height=\"427\">\u003cfigcaption class=\"wp-caption-text\">The Mount Tamalpais Watershed \u003ccite>( \u003ca href=\"https://www.flickr.com/photos/jesse/21046960594/in/photolist-2kcPC3-2kcPAu-2kcPxq-2kcPxG-2kcPBG-2kcPAm-7HgJCy-gPaXKd-9Doaub-q1GG9S-q1GGFJ-p71GvU-pLpPow-aMxGi6-p74km2-aMxEbZ-7UCwmZ-p71HHU-2k8UNr-aomb5K-aooWsG-aokUfH-wBdWNn-p74k4t-jWF2Ao-pLpPrs-6Cetsq-q3Cwbr-pLpPBh-dtbMoy-6qaEXZ-aMxFHc-aMxC2R-5FY3DA-6CerH9-6CesJ9-6nsL7e-6CaiW2-aMxDQB-E93ukJ-aMxBXF-4nr8vF-xtUmm-6CetkY-aomxxK-aokU6B-Gk5gcg-B6unam-y4Rb7W-dtbzLK/\">Jesse Wagstaff\u003c/a>/Flickr)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>A combination of limited land, zoning laws and Marin County’s proximity to San Francisco created a scenario in which the demand for housing far outweighed supply.\u003c/p>\n\u003cp>The homes that were built were very expensive. Who doesn’t want to live next to a giant park, right? Today, the median household income is nearly $94,000 a year, according to census data. This, over time, began to limit who was able to move into Marin County.\u003c/p>\n\u003cfigure id=\"attachment_11312513\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-11312513\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/IMG_3364-1-1020x680.jpg\" alt=\"Fred Runner shows historic photos of the Mount Tam Scenic Railway from his book.\" width=\"640\" height=\"427\">\u003cfigcaption class=\"wp-caption-text\">Fred Runner shows historic photos of the Mount Tam Scenic Railway from his book. \u003ccite>(Ericka Cruz Guevarra/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch3>Fights Over Affordable Housing\u003c/h3>\n\u003cp>Marin’s skewed demographics caught the attention of the Department of Housing and Urban Development in 2011, and it conducted \u003ca href=\"http://www.kqed.org/a/kqednews/RN201111300630/a\">an audit\u003c/a> on the county. It sought to answer: Was the county working hard enough to include people of color in its housing plans?\u003c/p>\n\u003cp>“HUD identified Marin as a county of interest because Marin County is primarily white,” said Jessica Tankersley Sparks, who co-wrote a report called the \u003ca href=\"http://www.marincounty.org/~/media/files/departments/cd/federal-grants/analysis_of_impediments_to_fair_housing_choice.pdf\">“Analysis of Impediments to Fair Housing Choice”\u003c/a> for Marin County. “In comparison to surrounding counties, those demographics are strikingly different from the demographics in Marin County.”\u003c/p>\n\u003cfigure id=\"attachment_11315486\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-11315486\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/26672489733_ae180a6d9e_k-1020x574.jpg\" alt=\"The median household income in Marin County is almost $94,000 a year. \" width=\"640\" height=\"360\">\u003cfigcaption class=\"wp-caption-text\">The median household income in Marin County is almost $94,000 a year. \u003ccite>( \u003ca href=\"https://www.flickr.com/photos/elchode/26672489733/in/photolist-GCXtWD-Hsjcj4-dvCB1v-dvCzUF-dvCERa-dvCFAR-dvCA1T-dvCDf8-dvJcz3-dvJdZC-dvCBpR-dvCAAe-dvJbnW-dvJfL1-dvCGfv-dvCDCp-dvCF3z-dvCE4x-dvCGtx-dvJcMw-dvCG2H-dvCEEM-dvJf1w-dvCFqa-dvCAo8-dvCBdc-dvCAd8-dvCCra-bo1BCA-Mdhpkp-8PGSn4-aZMCSn-bmMDpE-bnbqaY-62BHuv-62FYHJ-dayJcL-di1JFY-di1Js5-LAPshW-Lufx11-LAPktL-LufF45-fiEDBv-fiEFip-fiEBHM-fiUPBj-fiUNZ9-fiEFZB-fiUV9L\">Garden State Hiker\u003c/a>/Flickr)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The county’s demographics looked a lot like Westchester County in New York, which became the site of a famous fair housing lawsuit related to patterns of residential segregation. Officials suspected the same thing might be happening in Marin County.\u003c/p>\n\u003cp>“When you talk about Marin County, you really have to look at the history of segregation,” said Caroline Peattie, executive director of \u003ca href=\"http://www.fairhousingnorcal.org/\">Fair Housing Advocates of Northern California \u003c/a>and another co-author of the audit. “In some ways it’s not atypical. It just played out in slightly different ways.”\u003c/p>\n\u003cfigure id=\"attachment_11319043\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-11319043\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-1020x651.jpg\" alt=\"Caroline Peattie, executive director of Fair Housing Advocates of Northern California, sits in her office in San Rafael.\" width=\"640\" height=\"408\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-1020x651.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-160x102.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-800x511.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-1180x753.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-960x613.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-240x153.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-375x239.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215-520x332.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/IMG_3271-e1487232694215.jpg 1690w\" sizes=\"(max-width: 640px) 100vw, 640px\">\u003cfigcaption class=\"wp-caption-text\">Caroline Peattie, executive director of Fair Housing Advocates of Northern California, sits in her office in San Rafael. \u003ccite>(Ericka Cruz Guevarra/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The audit found that the county had \u003ca href=\"http://www.kqed.org/a/kqednews/RN201111300630/a\">failed to comply\u003c/a> with fair housing and civil rights laws, agreeing that it had built only a fraction of the low-income housing mandated by the Association of Bay Area Governments.\u003c/p>\n\u003cp>By failing to comply with these laws, the audit found, Marin County had failed to take active steps to welcome the people those laws sought to protect — including people of color.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003caside class=\"alignleft utils-parseShortcode-shortcodes-__bayCuriousPodcastShortcode__bayCurious\">\u003cimg src=https://cdn.kqed.org/wp-content/uploads/2023/02/bayCuriousLogo.png alt=\"Bay Curious Podcast\" loading=\"lazy\" />\n What do you wonder about the Bay Area, its culture or people that you want KQED to investigate?\n \u003ca href=\"/news/series/baycurious\">Ask Bay Curious.\u003c/a>\u003c/aside>\u003c/p>\u003cp>“What we saw by and large was that the effective opposition to affordable housing had a corollary effect of creating impediments to housing choice to people in protected classes,” said Sparks. “[That includes] people of color, people with children, people with disabilities.”\u003c/p>\n\u003cp>Marin County isn’t the only place with some history of opposition to affordable housing. But other factors — namely, all of the land set aside for conservation — made it that much more difficult to find suitable places to build affordable housing.\u003c/p>\n\u003cfigure id=\"attachment_11319045\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11319045 size-large\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/IMG_3289-1020x589.jpg\" alt='A painting that reads \"Good neighbors come in all colors\" hangs in the office at Fair Housing Advocates of Northern California, which was formerly known as Fair Housing of Marin. ' width=\"640\" height=\"370\">\u003cfigcaption class=\"wp-caption-text\">A painting that reads “good neighbors come in all colors” hangs in the office of Fair Housing Advocates of Northern California, which was formerly known as Fair Housing of Marin. \u003ccite>(Ericka Cruz Guevarra/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Marin is very wealthy and the houses here cost quite a bit,” said Peattie. “It’s hard to own property here [and it’s] easy to say, ‘Oh, it’s just a question about money, it’s not about race at all.’ But it’s not that simple.”\u003c/p>\n\u003ch3>The Role of Reputation\u003c/h3>\n\u003cp>While the lack of affordable housing answers why low-income people of color might not move into Marin, why aren’t high-income people of color moving there?\u003c/p>\n\u003cp>\u003ca href=\"http://www.responsiblelending.org/research-publication/drought-continues-mortgage-credit-runs-dry-californians-color\">A report \u003c/a>from the Center for Responsible Lending found that people of color in California who can afford to move into expensive neighborhoods typically choose not to. Instead, they mostly still choose to live in low-income, majority-minority neighborhoods.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>People are quick to turn to a “self-segregation” argument, says professor Maria Krysan, head of the \u003ca href=\"https://soc.uic.edu/\">sociology department\u003c/a> at the University of Illinois at Chicago. She thinks that argument doesn’t hold up.\u003c/p>\n\u003cp>“The desire to avoid those settings is not driven by an affinity to live with their own kind, but a desire to avoid negative treatment by their neighbors,” says Krysan. “Certainly a perception or reputation of a community, and its openness to people of your own race and ethnicity, is something that comes up more often for African-Americans and Latinos than it does for whites.”\u003c/p>\n\u003cp>This anticipation for hostility, she says, has historical precedence.\u003c/p>\n\u003cp>“[It] comes from a history of discrimination and discriminatory treatment. It comes from a long history of that for African-Americans moving into white neighborhoods,” she said. “People trying to move into these communities were met with a great deal of hostility and violence, and I think that the memory of that and the repeat performance of that over time, creates a dynamic of anticipated discrimination that can make it an unpleasant prospect to move into an all-white neighborhood — especially if that neighborhood has been making the news or has reinforced that reputation of not being welcoming.”\u003c/p>\n\u003caside class=\"pullquote alignright\">“It’s hard to own property here, and it’s easy to say, ‘Oh, it’s just a question about money, it’s not about race at all.’ But it’s not that simple.”\u003ccite>Caroline Peattie, Executive Director of Fair Housing Advocates of Northern California\u003c/cite>\u003c/aside>\n\u003caside class=\"pullquote alignright\">\u003c/aside>\n\u003caside class=\"pullquote alignright\">\u003c/aside>\n\u003ch3>Fighting Perception\u003c/h3>\n\u003cp>I met a guy named John Young, who was born and raised in Marin City. \u003cspan style=\"font-weight: 400\">He’s African-American and he says he knows people of color who have floated around this idea of Marin as a place just for white people.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“That’s why a lot of people of color stay away,” he said.\u003c/span>\u003c/p>\n\u003cp>But Young hoped to change that. He became executive director of a group called Marin Grassroots, which was all about empowering people of color in local politics in Marin — a task he says was a challenging one.\u003c/p>\n\u003cfigure id=\"attachment_11319047\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-11319047\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/IMG_3375-1020x680.jpg\" alt=\"John Young sits in his Vallejo home, where he's lived for 17 years now. He was born and raised in Marin City.\" width=\"640\" height=\"427\">\u003cfigcaption class=\"wp-caption-text\">John Young sits in his Vallejo home, where he’s lived for 17 years now. He was born and raised in Marin City. \u003ccite>(Ericka Cruz Guevarra/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“There was no baseline for social justice anywhere there,” he said. “Even the language of social justice, social equity … there was none of that present in Marin.”\u003c/p>\n\u003cp>Young admits that he had his fair share of encounters with cops because of “driving while black.” But he also says he loves Marin.\u003c/p>\n\u003cp>“We didn’t really have whites on this side, blacks on [that side],” he said. “I didn’t walk outside saying, ‘Oh, this is a racist place where I live at.'”\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">John lives in Vallejo now because he couldn’t afford to stay. But if he could move back, he would. He says there are people in Marin County who recognize the lack of diversity, and who are working to change it — including white people. \u003c/span>\u003c/p>\n\u003ch3>A Setting That ‘Represents Society’\u003c/h3>\n\u003cp>Marin has made some changes that some say are steps in the right direction. County supervisors are trying to get landlords to rent to more Section 8 voucher holders, for example. They’ve also taken \u003ca href=\"http://www.marinij.com/article/NO/20151119/NEWS/151119763\">some measures\u003c/a> to begin making up for their shortage of affordable housing.\u003c/p>\n\u003cp>When I asked Henry Ma why he asked us this question, it was personal — especially when it came to his kids.\u003c/p>\n\u003cp>“We don’t want them to think that they are such a rare occurrence — that being Asian is such a rare situation,” said Ma. “We don’t know how it’s going to shape their view.”\u003c/p>\n\u003cp>And that’s important to him.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“We just think that when they get out to society that the representation is not going to be like this,” he said. “We want to expose them to a setting that represents society. That’s all that we want to ask for.”\u003c/p>\n\n\u003c/div>\u003c/p>",
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"title": "How Many Are Being Displaced by Gentrification in Oakland?",
"headTitle": "How Many Are Being Displaced by Gentrification in Oakland? | KQED",
"content": "\u003cp>[dropcap]T[/dropcap]here are a couple of go-to topics of conversation when you meet someone new in the Bay Area — the weather and the crushing cost of housing. The first is a bit befuddling for a place that sees so little weather variation from day to day, and even month to month. But housing on the other hand … \u003cem>ooof\u003c/em>. There is so much to say.\u003c/p>\n\u003cp>Rents are up. Housing prices are up. We’re all paying more and it seems no one is immune.\u003c/p>\n\u003cp>The place where prices are rising the fastest isn’t San Francisco anymore — \u003ca href=\"https://www.bloomberg.com/news/articles/2016-08-23/san-francisco-housing-frenzy-shifts-across-the-bay-to-oakland\" target=\"_blank\" rel=\"noopener\">it’s Oakland\u003c/a>. Between July 2011 and July 2016 the median price of a home nearly doubled to $626,000, according to real estate website \u003ca href=\"https://www.trulia.com/\" target=\"_blank\" rel=\"noopener\">Trulia\u003c/a>. And median rents went up by $1,100 during that time.\u003c/p>\n\u003cp>[contextly_sidebar id=”2lmzFzBbk5JUfVdELogJbDbtSdG7YjUi”]\u003c/p>\n\u003cp>Seeing these market forces at play, \u003ca href=\"http://baycurious.org/\" target=\"_blank\" rel=\"noopener\">Bay Curious\u003c/a> listener Elena Foshay wonders: “How many people are actually being displaced by gentrification in Oakland?”\u003c/p>\n\u003ch3>Driving at a Number\u003c/h3>\n\u003cp>Ok, first, a disclaimer: It’s nearly impossible to get an exact number of how many people are being displaced because we can’t know \u003cem>why\u003c/em> everyone decides, or is forced, to move. It’s not like there is an exit survey that people fill out when they drive their U-Haul across the Oakland border.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>We \u003cem>can\u003c/em> use \u003ca href=\"https://censusreporter.org/data/table/?table=B07410&geo_ids=16000US0653000,05000US06001,04000US06,01000US&primary_geo_id=16000US0653000#valueType%7Cestimate\" target=\"_blank\" rel=\"noopener\">U.S. Census Bureau outmigration data\u003c/a> to learn about \u003cem>who\u003c/em> is leaving Oakland, and that can give us some clues about the magnitude of economic displacement.\u003c/p>\n\u003cp>Assuming that all things are fair and equal (I know, I know, use your imagination for a moment), we would expect people of different income groups to move out of a city at a rate proportional to their population in the city. In Oakland, 14.6 percent of households make less than $30,000, so we’d expect about 14.6 percent of people in that income level to leave the city.\u003c/p>\n\u003cp>[baycuriouspodcastinfo]\u003c/p>\n\u003cp>Between 2010 and 2014, \u003ca href=\"https://www.trulia.com/blog/trends/priced-out-migration/\" target=\"_blank\" rel=\"noopener\">Trulia\u003c/a> found 28 percent of those leaving Oakland made less than $30,000. That’s nearly double what we would expect, and confirms that low-income people are leaving the city at disproportionately high rates. At the other end of the spectrum, high-income earners making $150,000 or more are leaving at a rate about 30 percent lower than expected. All this points to cost being a major driver of who has to leave and who gets to stay.\u003c/p>\n\u003cp>How many people are we talking about?\u003c/p>\n\u003cp>During that five-year span between 2010 and 2014, 104,544 people left Oakland. (Sidenote: 108,649 people moved in, so overall the city grew.) So, we’ll speculate that during the five-year span, at least 14,008 left Oakland for economic reasons.\u003c/p>\n\u003cp>That number is likely on the low end of reality because it doesn’t factor in households making more than $30,000. There are certainly many people making middle or high incomes who can’t afford a comfortable life in Oakland, especially with a family.\u003c/p>\n\u003cp>We can also tell from census data that people of color are leaving Oakland in record numbers. Since 2000, the city has lost 30 percent of its black population — a notable trend for a city that was once 47 percent black, and home to the Black Panther Party.\u003c/p>\n\u003ch3>Where is Everybody Going?\u003c/h3>\n\u003cp>According to census data, the majority of residents being pushed out of Oakland are staying in California.\u003c/p>\n\u003cfigure id=\"attachment_11307804\" class=\"wp-caption alignright\" style=\"max-width: 500px\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11307804\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/saleprice-1020x574.png\" alt=\"saleprice\" width=\"500\" height=\"281\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-1020x574.png 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-160x90.png 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-800x450.png 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-1180x664.png 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-960x540.png 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-240x135.png 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-375x211.png 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-520x293.png 520w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice.png 1280w\" sizes=\"(max-width: 500px) 100vw, 500px\">\u003cfigcaption class=\"wp-caption-text\">Housing prices are on the rise in Antioch, too.\u003c/figcaption>\u003c/figure>\n\u003cp>KQED reporters Devin Katayama and Sandhya Dirks spent a year reporting on the outmigration of low-income residents and people of color from Oakland, San Francisco and Richmond to the surrounding suburbs.\u003c/p>\n\u003cp>“As we were reporting on Oakland we kept hearing, ‘Oh, they’re going out to Antioch,’ ‘He moved to Antioch,’ ‘She moved to Antioch,’ ” says Dirks. “So, we went to Antioch.”\u003c/p>\n\u003cp>The traditionally white working-class community about 45 miles east of San Francisco is undergoing a change that is often overlooked in reports about gentrification in the Bay Area.\u003c/p>\n\u003cp>Listen to the first episode of their project, \u003ca href=\"https://ww2.kqed.org/news/programs/qedup/\" target=\"_blank\" rel=\"noopener\">American Suburb\u003c/a>, which is Season 1 of KQED’s \u003ca href=\"https://ww2.kqed.org/news/programs/qedup/\" target=\"_blank\" rel=\"noopener\">Q’ed Up podcast\u003c/a>. Their work answers many more questions about the impacts of gentrification on Oakland and beyond.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>[audio src=\"https://dts.podtrac.com/redirect.mp3/www.kqed.org/.stream/mp3splice/radio/qed-up/2017/02/Chapter1TippingPointMastereddk2.mp3\" Image=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/RS24041__MG_65391.jpg\" Title=\"American Suburb: The Tipping Point\" program=\"Q'ed Up\"]\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003c/p>\u003cp>\u003cspan class=\"utils-parseShortcode-shortcodes-__dropcapShortcode__dropcap\">T\u003c/span>\u003c/p>\u003cp>here are a couple of go-to topics of conversation when you meet someone new in the Bay Area — the weather and the crushing cost of housing. The first is a bit befuddling for a place that sees so little weather variation from day to day, and even month to month. But housing on the other hand … \u003cem>ooof\u003c/em>. There is so much to say.\u003c/p>\n\u003cp>Rents are up. Housing prices are up. We’re all paying more and it seems no one is immune.\u003c/p>\n\u003cp>The place where prices are rising the fastest isn’t San Francisco anymore — \u003ca href=\"https://www.bloomberg.com/news/articles/2016-08-23/san-francisco-housing-frenzy-shifts-across-the-bay-to-oakland\" target=\"_blank\" rel=\"noopener\">it’s Oakland\u003c/a>. Between July 2011 and July 2016 the median price of a home nearly doubled to $626,000, according to real estate website \u003ca href=\"https://www.trulia.com/\" target=\"_blank\" rel=\"noopener\">Trulia\u003c/a>. And median rents went up by $1,100 during that time.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>Seeing these market forces at play, \u003ca href=\"http://baycurious.org/\" target=\"_blank\" rel=\"noopener\">Bay Curious\u003c/a> listener Elena Foshay wonders: “How many people are actually being displaced by gentrification in Oakland?”\u003c/p>\n\u003ch3>Driving at a Number\u003c/h3>\n\u003cp>Ok, first, a disclaimer: It’s nearly impossible to get an exact number of how many people are being displaced because we can’t know \u003cem>why\u003c/em> everyone decides, or is forced, to move. It’s not like there is an exit survey that people fill out when they drive their U-Haul across the Oakland border.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>We \u003cem>can\u003c/em> use \u003ca href=\"https://censusreporter.org/data/table/?table=B07410&geo_ids=16000US0653000,05000US06001,04000US06,01000US&primary_geo_id=16000US0653000#valueType%7Cestimate\" target=\"_blank\" rel=\"noopener\">U.S. Census Bureau outmigration data\u003c/a> to learn about \u003cem>who\u003c/em> is leaving Oakland, and that can give us some clues about the magnitude of economic displacement.\u003c/p>\n\u003cp>Assuming that all things are fair and equal (I know, I know, use your imagination for a moment), we would expect people of different income groups to move out of a city at a rate proportional to their population in the city. In Oakland, 14.6 percent of households make less than $30,000, so we’d expect about 14.6 percent of people in that income level to leave the city.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003caside class=\"alignleft utils-parseShortcode-shortcodes-__bayCuriousPodcastShortcode__bayCurious\">\u003cimg src=https://cdn.kqed.org/wp-content/uploads/2023/02/bayCuriousLogo.png alt=\"Bay Curious Podcast\" loading=\"lazy\" />\n \u003ca href=\"/news/series/baycurious\">Bay Curious\u003c/a> is a podcast that answers your questions about the Bay Area.\n Subscribe on \u003ca href=\"https://itunes.apple.com/us/podcast/bay-curious/id1172473406\" target=\"_blank\" rel=\"noopener noreferrer\">Apple Podcasts\u003c/a>,\n \u003ca href=\"http://www.npr.org/podcasts/500557090/bay-curious\" target=\"_blank\" rel=\"noopener noreferrer\">NPR One\u003c/a> or your favorite podcast platform.\u003c/aside>\u003c/p>\u003cp>\u003c/p>\n\u003cp>Between 2010 and 2014, \u003ca href=\"https://www.trulia.com/blog/trends/priced-out-migration/\" target=\"_blank\" rel=\"noopener\">Trulia\u003c/a> found 28 percent of those leaving Oakland made less than $30,000. That’s nearly double what we would expect, and confirms that low-income people are leaving the city at disproportionately high rates. At the other end of the spectrum, high-income earners making $150,000 or more are leaving at a rate about 30 percent lower than expected. All this points to cost being a major driver of who has to leave and who gets to stay.\u003c/p>\n\u003cp>How many people are we talking about?\u003c/p>\n\u003cp>During that five-year span between 2010 and 2014, 104,544 people left Oakland. (Sidenote: 108,649 people moved in, so overall the city grew.) So, we’ll speculate that during the five-year span, at least 14,008 left Oakland for economic reasons.\u003c/p>\n\u003cp>That number is likely on the low end of reality because it doesn’t factor in households making more than $30,000. There are certainly many people making middle or high incomes who can’t afford a comfortable life in Oakland, especially with a family.\u003c/p>\n\u003cp>We can also tell from census data that people of color are leaving Oakland in record numbers. Since 2000, the city has lost 30 percent of its black population — a notable trend for a city that was once 47 percent black, and home to the Black Panther Party.\u003c/p>\n\u003ch3>Where is Everybody Going?\u003c/h3>\n\u003cp>According to census data, the majority of residents being pushed out of Oakland are staying in California.\u003c/p>\n\u003cfigure id=\"attachment_11307804\" class=\"wp-caption alignright\" style=\"max-width: 500px\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11307804\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/saleprice-1020x574.png\" alt=\"saleprice\" width=\"500\" height=\"281\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-1020x574.png 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-160x90.png 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-800x450.png 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-1180x664.png 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-960x540.png 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-240x135.png 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-375x211.png 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice-520x293.png 520w, https://ww2.kqed.org/app/uploads/sites/10/2017/02/saleprice.png 1280w\" sizes=\"(max-width: 500px) 100vw, 500px\">\u003cfigcaption class=\"wp-caption-text\">Housing prices are on the rise in Antioch, too.\u003c/figcaption>\u003c/figure>\n\u003cp>KQED reporters Devin Katayama and Sandhya Dirks spent a year reporting on the outmigration of low-income residents and people of color from Oakland, San Francisco and Richmond to the surrounding suburbs.\u003c/p>\n\u003cp>“As we were reporting on Oakland we kept hearing, ‘Oh, they’re going out to Antioch,’ ‘He moved to Antioch,’ ‘She moved to Antioch,’ ” says Dirks. “So, we went to Antioch.”\u003c/p>\n\u003cp>The traditionally white working-class community about 45 miles east of San Francisco is undergoing a change that is often overlooked in reports about gentrification in the Bay Area.\u003c/p>\n\u003cp>Listen to the first episode of their project, \u003ca href=\"https://ww2.kqed.org/news/programs/qedup/\" target=\"_blank\" rel=\"noopener\">American Suburb\u003c/a>, which is Season 1 of KQED’s \u003ca href=\"https://ww2.kqed.org/news/programs/qedup/\" target=\"_blank\" rel=\"noopener\">Q’ed Up podcast\u003c/a>. Their work answers many more questions about the impacts of gentrification on Oakland and beyond.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>On Thursday morning, scores of Oakland police officers in tandem with the Department of Public works, showed up to clear a unique homeless encampment called “The Village” at 36th Street and Martin Luther King Jr. Way, near the MacArthur BART Station. The camp had been a grassroots partnership between homeless residents, local neighbors, and activist groups like Feed the People and Asians for Black Lives. \u003c/p>\n\u003cp>On inauguration weekend, they had begun building tiny homes and other amenities here in a public park, which they say the city had neglected for decades. They say this camp was in direct response to the homelessness crisis in the Bay Area and that around 16 people had taken up full-time residence here.\u003c/p>\n\u003cp>For nearly two weeks, scores of volunteers had helped build four tiny homes from pallets and plywood. Others had served hot meals from a makeshift kitchen, spread mulch over muddy grass to prepare for edible landscaping and provided 24/7 security for the dozen or so homeless people they say were residing there full time. They had also pulled together a donations tent, an information tent and a medical tent — all run by volunteers. Some had started calling it “The Promised Land.”\u003c/p>\n\u003cp>So when police and city workers arrived to vacate and demolish it, they were met by a passionate crowd of nearly 100 of the encampment’s supporters — some wearing neon-green “legal observer” caps from the National Lawyers Guild and others chanting and carrying signs that said “homelessness is not a crime.”\u003c/p>\n\u003cp>One of the camp’s regular volunteers is Linda Grant. She’s an Oakland-born mother of six children. She said she’s been homeless before and understands how hard it is to survive on the street.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“For the city to say we can’t make this type of village … well, what else are you guys doing with it? You turned it into a dog park. Dogs before humans?” she said, referring to the dog run that borders one edge of the park. “I don’t get it.”\u003c/p>\n\u003cfigure id=\"attachment_11300091\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11300091 size-medium\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/red-1920-800x450.jpg\" alt='Red, a former resident of \"The Village,\" works on the second floor of his shelter one day before Oakland officials tore down the encampment.' width=\"800\" height=\"450\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-800x450.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-1020x574.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-1180x664.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-960x540.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-240x135.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-375x211.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-520x293.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Red, a former resident of “The Village,” worked on the second floor of his shelter one day before Oakland officials tore down the encampment. \u003ccite>(Erasmo Martinez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Oakland spokeswoman Karen Boyd said the encampment was in violation of 18 health, safety and fire codes. She said the city had also received several complaints from neighbors.\u003c/p>\n\u003cp>Boyd was on-site as Oakland police working with the Department of Public Works dismantled The Village with large machines Thursday. She said the solution to homelessness is permanent housing. But taking over public parks without permission is not the way to go about it.\u003c/p>\n\u003cp>“Had they come to us with ideas and said, ‘We have money for porta-potties. What can we do? Where can we do it? Where would be a safe place?’ That would have been different,” Boyd said.\u003c/p>\n\u003cp>She pointed out that the city has a pilot program called Compassionate Communities, which has sanctioned a homeless encampment at 35th and Peralta streets for a six-month trial period, sending in sanitation and social service workers to get people into housing.\u003c/p>\n\u003cp>But residents of the now-destroyed Promised Land said other homeless encampments, including the one at 35th and Peralta streets, are plagued by drugs and violence. This one, many of them said, was the best home they had found in a long time because it was founded on principles of self-determination, love and mutual respect.\u003c/p>\n\u003cp>One Village resident named Red, who didn’t want to give his last name, said he’s been homeless since 2010. He was building his own tiny home in the far corner of the park.\u003c/p>\n\u003cp>“You can always replace the wood,” Red said. “But you can’t replace the people and the hearts.”\u003c/p>\n\u003cp>As the Bay Area heads into more than a week of forecast rains, most of the homeless residents here, several sitting on the sidewalk with their few belongings stacked up beside them, said they have no idea where they will go to find shelter.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>Above video produced by Erasmo Martinez.\u003c/em>\u003c/p>\n\n",
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"excerpt": "The encampment, alternately referred to as 'The Village' or 'The Promised Land,' sprang up in Oakland’s Grove Shafter Park over inauguration weekend nearly two weeks ago.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>On Thursday morning, scores of Oakland police officers in tandem with the Department of Public works, showed up to clear a unique homeless encampment called “The Village” at 36th Street and Martin Luther King Jr. Way, near the MacArthur BART Station. The camp had been a grassroots partnership between homeless residents, local neighbors, and activist groups like Feed the People and Asians for Black Lives. \u003c/p>\n\u003cp>On inauguration weekend, they had begun building tiny homes and other amenities here in a public park, which they say the city had neglected for decades. They say this camp was in direct response to the homelessness crisis in the Bay Area and that around 16 people had taken up full-time residence here.\u003c/p>\n\u003cp>For nearly two weeks, scores of volunteers had helped build four tiny homes from pallets and plywood. Others had served hot meals from a makeshift kitchen, spread mulch over muddy grass to prepare for edible landscaping and provided 24/7 security for the dozen or so homeless people they say were residing there full time. They had also pulled together a donations tent, an information tent and a medical tent — all run by volunteers. Some had started calling it “The Promised Land.”\u003c/p>\n\u003cp>So when police and city workers arrived to vacate and demolish it, they were met by a passionate crowd of nearly 100 of the encampment’s supporters — some wearing neon-green “legal observer” caps from the National Lawyers Guild and others chanting and carrying signs that said “homelessness is not a crime.”\u003c/p>\n\u003cp>One of the camp’s regular volunteers is Linda Grant. She’s an Oakland-born mother of six children. She said she’s been homeless before and understands how hard it is to survive on the street.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“For the city to say we can’t make this type of village … well, what else are you guys doing with it? You turned it into a dog park. Dogs before humans?” she said, referring to the dog run that borders one edge of the park. “I don’t get it.”\u003c/p>\n\u003cfigure id=\"attachment_11300091\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11300091 size-medium\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/02/red-1920-800x450.jpg\" alt='Red, a former resident of \"The Village,\" works on the second floor of his shelter one day before Oakland officials tore down the encampment.' width=\"800\" height=\"450\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-800x450.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-1020x574.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-1180x664.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-960x540.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-240x135.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-375x211.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2017/02/red-1920-520x293.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Red, a former resident of “The Village,” worked on the second floor of his shelter one day before Oakland officials tore down the encampment. \u003ccite>(Erasmo Martinez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Oakland spokeswoman Karen Boyd said the encampment was in violation of 18 health, safety and fire codes. She said the city had also received several complaints from neighbors.\u003c/p>\n\u003cp>Boyd was on-site as Oakland police working with the Department of Public Works dismantled The Village with large machines Thursday. She said the solution to homelessness is permanent housing. But taking over public parks without permission is not the way to go about it.\u003c/p>\n\u003cp>“Had they come to us with ideas and said, ‘We have money for porta-potties. What can we do? Where can we do it? Where would be a safe place?’ That would have been different,” Boyd said.\u003c/p>\n\u003cp>She pointed out that the city has a pilot program called Compassionate Communities, which has sanctioned a homeless encampment at 35th and Peralta streets for a six-month trial period, sending in sanitation and social service workers to get people into housing.\u003c/p>\n\u003cp>But residents of the now-destroyed Promised Land said other homeless encampments, including the one at 35th and Peralta streets, are plagued by drugs and violence. This one, many of them said, was the best home they had found in a long time because it was founded on principles of self-determination, love and mutual respect.\u003c/p>\n\u003cp>One Village resident named Red, who didn’t want to give his last name, said he’s been homeless since 2010. He was building his own tiny home in the far corner of the park.\u003c/p>\n\u003cp>“You can always replace the wood,” Red said. “But you can’t replace the people and the hearts.”\u003c/p>\n\u003cp>As the Bay Area heads into more than a week of forecast rains, most of the homeless residents here, several sitting on the sidewalk with their few belongings stacked up beside them, said they have no idea where they will go to find shelter.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>Above video produced by Erasmo Martinez.\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"info": "Gentrification is changing cities across America, forcing people from neighborhoods they have long called home. Call them the displaced. Now those priced out of the Bay Area are looking for a better life in an unlikely place. American Suburb follows this migration to one California town along the Delta, 45 miles from San Francisco. But is this once sleepy suburb ready for them?",
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},
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"id": "baycurious",
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"tagline": "Exploring the Bay Area, one question at a time",
"info": "KQED’s new podcast, Bay Curious, gets to the bottom of the mysteries — both profound and peculiar — that give the Bay Area its unique identity. And we’ll do it with your help! You ask the questions. You decide what Bay Curious investigates. And you join us on the journey to find the answers.",
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},
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},
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"info": "KQED’s statewide radio news program providing daily coverage of issues, trends and public policy decisions.",
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"order": 8
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"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.",
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"airtime": "SUN 1pm-2pm, TUE 10pm, WED 1am",
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"source": "City Arts & Lectures"
},
"link": "https://www.cityarts.net",
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"order": 1
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"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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"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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"source": "Commonwealth Club of California"
},
"link": "/radio/program/commonwealth-club",
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"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",
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"order": 9
},
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"meta": {
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"source": "WNYC"
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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": {
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"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",
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"source": "NPR"
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"how-i-built-this": {
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"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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"airtime": "SUN 7:30pm-8pm",
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"hyphenacion": {
"id": "hyphenacion",
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"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. ",
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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. ",
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"order": 18
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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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},
"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": {
"site": "radio",
"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
},
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