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"disqusTitle": "San Francisco Fire Department Faces Four-Year Investigation Backlog",
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"content": "\u003cp>The San Francisco Fire Department has failed to complete more than 300 investigations into incidents ranging from fatal residential blazes to portable toilet fires over the last four years -- and some current and former officials say understaffing of the department's arson task force is a key cause.\u003c/p>\n\u003cp>Fire Department reports prepared for KQED found that as of last month, probes into 157 structure fires remained open, as well as investigations into 85 vehicle fires and dozens of trash and portable toilet fires\u003c/p>\n\u003cp>The Fire Department has yet to complete investigations into the three fires that killed four people this year: a January blaze at Mission and 22nd streets \u003ca href=\"http://ww2.kqed.org/news/2015/05/11/s-f-medical-examiners-report-reveals-new-details-of-rescue-in-fatal-mission-fire\" target=\"_blank\">that killed one man\u003c/a>, a \u003ca href=\"http://ww2.kqed.org/news/2015/03/12/s-f-supervisor-latest-mission-fire-shows-new-danger-in-housing-crisis\" target=\"_blank\">blaze at Treat Avenue and 24th Street\u003c/a> in March that killed a 13-year-old girl and her father, and a \u003ca href=\"http://ww2.kqed.org/news/2015/04/03/another-fatal-apartment-fire-in-san-francisco-this-one-in-north-beach\" target=\"_blank\">a fire in the city's North Beach neighborhood\u003c/a> the next month that killed one man.\u003c/p>\n\u003cp>Interim Fire Marshal Daniel De Cossio said he's trying to figure out why the department has had trouble completing its investigations, which may be crucial in preventing future fires.\u003c/p>\n\u003cp>\"It's important to know the origin and cause to prevent any future fires if it's incendiary in nature,\" he said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>In the last two weeks, the department began an in-depth review of the backlog, De Cossio said in an interview.\u003c/p>\n\u003cp>\"Does 300 sound like an appropriate number? I would say no, we wouldn't target 300 as typical open cases to have,\" De Cossio said. \"We need to go case by case, open up each report, and review the status.\"\u003c/p>\n\u003cp>Some arson investigators who began probes into fires in the past have been transferred to other parts of the department, De Cossio said. The department plans to pull those former investigators from their current posts -- temporarily -- to complete reports, he said.\u003c/p>\n\u003cp>De Cossio wants to know whether the department has enough fire investigators on staff, whether they have enough training and whether they're being called to more fires. Currently, the division has seven full-time investigators, though some of them are new and still getting training.\u003c/p>\n\u003cp>Michie Wong, the department's recently retired fire marshal, said the arson task force \"is incredibly understaffed.\" She notes that before recession and citywide budget cuts, there were a dozen full-time investigators.\u003c/p>\n\u003cp>The man who runs the arson task force has repeatedly told the Fire Commission his unit is understaffed.\u003c/p>\n\u003cp>In February, Capt. John Darmanin said \u003ca href=\"http://ww2.kqed.org/news/2015/02/13/san-francisco-arson-unit-captain-city-woefully-short-of-fire-investigators\" target=\"_blank\">his unit was \"woefully short\" of personnel\u003c/a>. And, again at the last commission meeting earlier this month, Darmanin delivered an emotional plea to the commission for a supervisor's position he said the department has not filled.\u003c/p>\n\u003cp>\"I can only do so much,\" Darmanin said. \"I work a lot of hours on my own time because that's the only way to get it done. We need help.\"\u003c/p>\n\u003cp>Wong, an assistant deputy chief, stepped down June 5 after this year's series of fatal fires prompted criticism over how the fire marshal's office had documented safety problems in the city's apartment buildings.\u003c/p>\n\u003cp>In the wake of the fatal \u003ca href=\"http://ww2.kqed.org/news/2015/01/28/one-reported-dead-in-four-alarm-mission-district-fire\" target=\"_blank\"> 22nd and Mission fire\u003c/a> in January, Wong acknowledged her staff did not properly document inspections for the building that went up in flames. That structure did not have sprinklers on its top two floors, two of its exits were blocked and the apartment's smoke alarms did not operate correctly.\u003c/p>\n\u003cp>\"The recent fires definitely put some pressure on me,\" Wong said in an interview. That pressure, her belief that her division did not have enough inspectors and investigators, and her own personal medical issues prompted her to retire earlier than planned.\u003c/p>\n\u003cp>\"The next fire marshal maybe can have the staffing they need, can build the staffing they need, to run the division as I feel it should be run,\" Wong said.\u003c/p>\n\u003cp>Wong's two-year tenure as the city's top fire inspections and investigations official came as the department scrambled to keep up with the city's boom in construction. The potential dangers from the increase in construction came to light after a \u003ca href=\"http://ww2.kqed.org/news/2015/03/11/san-francisco-mission-bay-fire-lessons-learned\" target=\"_blank\">massive fire in Mission Bay\u003c/a> in March 2014 and another\u003ca href=\"http://ww2.kqed.org/news/2014/09/11/sf-fire-dept-construction-firm-removed-sprinkler-systems-contrary-to-directive\" target=\"_blank\"> blaze that injured eight workers at the old Renoir Hotel\u003c/a> the following September.\u003c/p>\n\u003cp>With Wong as fire marshal the Fire Department \u003ca href=\"http://ww2.kqed.org/news/2014/10/16/san-francisco-steps-up-construction-fire-safety-enforcement-wins-key-case\" target=\"_blank\">penalized construction companies\u003c/a> associated with both fires. San Francisco's development explosion also had Wong \u003ca href=\"http://ww2.kqed.org/news/2015/01/12/san-franciscos-building-boom-leads-to-local-government-hiring-spree\" target=\"_blank\">pushing for the city to hire more fire inspectors\u003c/a>.\u003c/p>\n\u003cp>Wong's retirement ends a career at SFFD that began in 1997. She started as a firefighter emergency medical technician and moved to the Bureau of Fire Prevention in 2002, gradually moving her way up.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The search for a new permanent fire marshal to replace Wong is in full swing. The department is reviewing 16 applications for the position, and Chief Joanne Hayes White hopes to announce the winning candidate soon, the chief said at a Fire Commission meeting on May 28.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The San Francisco Fire Department has failed to complete more than 300 investigations into incidents ranging from fatal residential blazes to portable toilet fires over the last four years -- and some current and former officials say understaffing of the department's arson task force is a key cause.\u003c/p>\n\u003cp>Fire Department reports prepared for KQED found that as of last month, probes into 157 structure fires remained open, as well as investigations into 85 vehicle fires and dozens of trash and portable toilet fires\u003c/p>\n\u003cp>The Fire Department has yet to complete investigations into the three fires that killed four people this year: a January blaze at Mission and 22nd streets \u003ca href=\"http://ww2.kqed.org/news/2015/05/11/s-f-medical-examiners-report-reveals-new-details-of-rescue-in-fatal-mission-fire\" target=\"_blank\">that killed one man\u003c/a>, a \u003ca href=\"http://ww2.kqed.org/news/2015/03/12/s-f-supervisor-latest-mission-fire-shows-new-danger-in-housing-crisis\" target=\"_blank\">blaze at Treat Avenue and 24th Street\u003c/a> in March that killed a 13-year-old girl and her father, and a \u003ca href=\"http://ww2.kqed.org/news/2015/04/03/another-fatal-apartment-fire-in-san-francisco-this-one-in-north-beach\" target=\"_blank\">a fire in the city's North Beach neighborhood\u003c/a> the next month that killed one man.\u003c/p>\n\u003cp>Interim Fire Marshal Daniel De Cossio said he's trying to figure out why the department has had trouble completing its investigations, which may be crucial in preventing future fires.\u003c/p>\n\u003cp>\"It's important to know the origin and cause to prevent any future fires if it's incendiary in nature,\" he said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>In the last two weeks, the department began an in-depth review of the backlog, De Cossio said in an interview.\u003c/p>\n\u003cp>\"Does 300 sound like an appropriate number? I would say no, we wouldn't target 300 as typical open cases to have,\" De Cossio said. \"We need to go case by case, open up each report, and review the status.\"\u003c/p>\n\u003cp>Some arson investigators who began probes into fires in the past have been transferred to other parts of the department, De Cossio said. The department plans to pull those former investigators from their current posts -- temporarily -- to complete reports, he said.\u003c/p>\n\u003cp>De Cossio wants to know whether the department has enough fire investigators on staff, whether they have enough training and whether they're being called to more fires. Currently, the division has seven full-time investigators, though some of them are new and still getting training.\u003c/p>\n\u003cp>Michie Wong, the department's recently retired fire marshal, said the arson task force \"is incredibly understaffed.\" She notes that before recession and citywide budget cuts, there were a dozen full-time investigators.\u003c/p>\n\u003cp>The man who runs the arson task force has repeatedly told the Fire Commission his unit is understaffed.\u003c/p>\n\u003cp>In February, Capt. John Darmanin said \u003ca href=\"http://ww2.kqed.org/news/2015/02/13/san-francisco-arson-unit-captain-city-woefully-short-of-fire-investigators\" target=\"_blank\">his unit was \"woefully short\" of personnel\u003c/a>. And, again at the last commission meeting earlier this month, Darmanin delivered an emotional plea to the commission for a supervisor's position he said the department has not filled.\u003c/p>\n\u003cp>\"I can only do so much,\" Darmanin said. \"I work a lot of hours on my own time because that's the only way to get it done. We need help.\"\u003c/p>\n\u003cp>Wong, an assistant deputy chief, stepped down June 5 after this year's series of fatal fires prompted criticism over how the fire marshal's office had documented safety problems in the city's apartment buildings.\u003c/p>\n\u003cp>In the wake of the fatal \u003ca href=\"http://ww2.kqed.org/news/2015/01/28/one-reported-dead-in-four-alarm-mission-district-fire\" target=\"_blank\"> 22nd and Mission fire\u003c/a> in January, Wong acknowledged her staff did not properly document inspections for the building that went up in flames. That structure did not have sprinklers on its top two floors, two of its exits were blocked and the apartment's smoke alarms did not operate correctly.\u003c/p>\n\u003cp>\"The recent fires definitely put some pressure on me,\" Wong said in an interview. That pressure, her belief that her division did not have enough inspectors and investigators, and her own personal medical issues prompted her to retire earlier than planned.\u003c/p>\n\u003cp>\"The next fire marshal maybe can have the staffing they need, can build the staffing they need, to run the division as I feel it should be run,\" Wong said.\u003c/p>\n\u003cp>Wong's two-year tenure as the city's top fire inspections and investigations official came as the department scrambled to keep up with the city's boom in construction. The potential dangers from the increase in construction came to light after a \u003ca href=\"http://ww2.kqed.org/news/2015/03/11/san-francisco-mission-bay-fire-lessons-learned\" target=\"_blank\">massive fire in Mission Bay\u003c/a> in March 2014 and another\u003ca href=\"http://ww2.kqed.org/news/2014/09/11/sf-fire-dept-construction-firm-removed-sprinkler-systems-contrary-to-directive\" target=\"_blank\"> blaze that injured eight workers at the old Renoir Hotel\u003c/a> the following September.\u003c/p>\n\u003cp>With Wong as fire marshal the Fire Department \u003ca href=\"http://ww2.kqed.org/news/2014/10/16/san-francisco-steps-up-construction-fire-safety-enforcement-wins-key-case\" target=\"_blank\">penalized construction companies\u003c/a> associated with both fires. San Francisco's development explosion also had Wong \u003ca href=\"http://ww2.kqed.org/news/2015/01/12/san-franciscos-building-boom-leads-to-local-government-hiring-spree\" target=\"_blank\">pushing for the city to hire more fire inspectors\u003c/a>.\u003c/p>\n\u003cp>Wong's retirement ends a career at SFFD that began in 1997. She started as a firefighter emergency medical technician and moved to the Bureau of Fire Prevention in 2002, gradually moving her way up.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The search for a new permanent fire marshal to replace Wong is in full swing. The department is reviewing 16 applications for the position, and Chief Joanne Hayes White hopes to announce the winning candidate soon, the chief said at a Fire Commission meeting on May 28.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Mission Tenants Win Chance to Stay in 'Pigeon Palace'",
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"content": "\u003cp>Residents of the so-called Pigeon Palace, who have been resisting its sale for fear of a massive rent increase or eviction and out of respect for what they say are the wishes of its owner, scored a huge victory today when the Community Land Trust won the $3.28 million auction for the property in probate court.\u003c/p>\n\u003cp>Judge Peter Busch, presiding over the proceeding on the multiunit, three-story building at 2840-2848 Folsom St. earlier this week, called the case “probably the most spirited I have seen.”\u003c/p>\n\u003cp>That’s because tenants and neighbors have been objecting to the sale of the property for more than a month. They say its owner, Frances Carati, never wanted the building to be sold and planned for it to go to her tenants. When approached by the tenants, Carati even signed an Intent to Sell form.\u003c/p>\n\u003cp>Unfortunately for the tenants, she did so within 30 days of failing a mental aptitude test, making the document legally worthless because she has been deemed incapable of understanding her legal and financial situation.\u003c/p>\n\u003cp>Busch dismissed all objections against the sale, saying the tenant and neighbor objecting had no standing in the case and that a 2006 care directive indicating her unwillingness to sell the building had already been superseded.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>Read full story at \u003ca href=\"http://missionlocal.org/2015/06/victory-for-pigeon-palace-tenants-in-court-auction/\" target=\"_blank\">Mission Local\u003c/a>. \u003c/em>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Residents of the so-called Pigeon Palace, who have been resisting its sale for fear of a massive rent increase or eviction and out of respect for what they say are the wishes of its owner, scored a huge victory today when the Community Land Trust won the $3.28 million auction for the property in probate court.\u003c/p>\n\u003cp>Judge Peter Busch, presiding over the proceeding on the multiunit, three-story building at 2840-2848 Folsom St. earlier this week, called the case “probably the most spirited I have seen.”\u003c/p>\n\u003cp>That’s because tenants and neighbors have been objecting to the sale of the property for more than a month. They say its owner, Frances Carati, never wanted the building to be sold and planned for it to go to her tenants. When approached by the tenants, Carati even signed an Intent to Sell form.\u003c/p>\n\u003cp>Unfortunately for the tenants, she did so within 30 days of failing a mental aptitude test, making the document legally worthless because she has been deemed incapable of understanding her legal and financial situation.\u003c/p>\n\u003cp>Busch dismissed all objections against the sale, saying the tenant and neighbor objecting had no standing in the case and that a 2006 care directive indicating her unwillingness to sell the building had already been superseded.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>A battle for the soul of Oakland: That's what many housing activists called their fight to stop a development deal on Lake Merritt.\u003c/p>\n\u003cp>The deal, which the City Council passed Wednesday night after months of protests and negotiation, approves the sale of a publicly owned parcel to a developer for $5 million. The developer, \u003ca href=\"http://www.urbancorellc.com/\">UrbanCore\u003c/a>, plans to build a market-rate apartment building east of the lake. The final deal also includes $8 million from the developer to be directed to an as-yet-unspecified affordable housing project in the neighborhood.\u003c/p>\n\u003cp>Oakland, like much of the Bay area, is in the midst of a \u003ca href=\"http://www.forbes.com/sites/erincarlyle/2015/04/16/san-francisco-tops-forbes-2015-list-of-worst-cities-for-renters/\">housing crisis of epic proportions\u003c/a>. An influx of new residents combined with rapidly rising real estate prices and the example of gentrification in San Francisco have left many Oaklanders with a kind of displacement anxiety.\u003c/p>\n\u003cp>In that light, it is no surprise that talk of building a luxury apartment tower caused waves of unrest, especially since it was first announced as just a simple land sale. Calling the proposed sale a giveaway, community activists took over a City Council meeting in early May, \u003ca href=\"http://ww2.kqed.org/news/2015/05/06/activists-take-over-oakland-city-council-meeting-prevent-vote-on-condo-project\">shutting it down \u003c/a>before the deal went to a vote.\u003c/p>\n\u003cp>Councilmember Abel Guillen, whose district includes the East 12th Street parcel up for sale, then went back to the developers to broker a community benefits agreement; it was clear the sale could not get community support or even council backing without something to sweeten the pot.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>But the housing activists were not appeased by the negotiated benefits. Those included $700,000 on top of the sale price to go toward a skate park and other amenities.\u003c/p>\n\u003cp>Activists faintly praised making 10 percent of the building's housing \"affordable,\" but scoffed at the definition of affordable. City Council members were not convinced either. After a meeting that went late into the night, the council did not have the votes to pass the proposal. Rather than scratching the sale, Councilmember Desley Brooks suggested going back to the bargaining table with the developers to strengthen the community benefits package.\u003c/p>\n\u003cp>Which brings the saga to Wednesday night. Rather than increasing the number of affordable housing units in the tower complex, there will now be over 300 market-rate apartments built. And instead of including affordable housing on-site, there is that check for $8 million, which is directed, the city says, toward affordable housing.\u003c/p>\n\u003cp>The pro-development argument -- that Oakland needs more housing of all types -- was clear. As East Oakland resident and real estate broker Steve Peterson told the council, \"This project brings more units to the city that will help absorb the housing demands. So that us that are working in the neighborhoods can keep people in the neighborhoods. If people got money, they rich, they ballin', they moving here anyway.\"\u003c/p>\n\u003cp>\u003ca href=\"http://www.pilpca.org/2015/06/03/eastlake-united-for-justice/\">Eastlake United for Justice\u003c/a>'s Samantha Liapes did not disagree with the inevitability of development.\u003c/p>\n\u003cp>\"Developers are coming to Oakland, this is just a fact,\" she said. \"There are already many market-rate projects in the works, and the market is only going to heat up.\"\u003c/p>\n\u003cp>But Liapes added that it is precisely for this reason that the city should focus on creating affordable housing, particularly on public land. \"The one thing the market is not going to create in a moment like this is low -income housing,\" Liapes told the council.\u003c/p>\n\u003cp>\u003ca href=\"http://www.pilpca.org/2015/06/03/eastlake-united-for-justice/\">East Bay Housing Organization\u003c/a>'s Jeffrey Levin agreed with Liapes, saying his concern wasn't about the community benefits package, but about the use of public land. \"We acknowledge the need to provide housing for all economic levels, [but] we think it's important to remember that city-owned land belongs to the people of Oakland and the City Council and staff are stewards charged with using that land for public good.\"\u003c/p>\n\u003cp>Levin and others also questioned the \u003ca href=\"http://www.eastbayexpress.com/oakland/oakland-apartment-tower-deal-may-be-illegal/Content?oid=4253625\">legality of the sale\u003c/a>.\u003c/p>\n\u003cp>California's \u003ca href=\"http://law.justia.com/codes/california/2005/gov/54220-54232.html\">Surplus Land Act\u003c/a> requires that city land be sold in very specific ways, including offering land to public agencies before entering into an agreement with a for-profit developer.\u003c/p>\n\u003cp>Another aspect of last night's heated council meeting was the divisions it revealed between labor and housing activists.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The room was flooded with union workers in reflective vests, on-hand to support the project. They told the council that there just were not enough construction jobs in Oakland and asked members to go forward with the project. Housing activists were not on the same page.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>A battle for the soul of Oakland: That's what many housing activists called their fight to stop a development deal on Lake Merritt.\u003c/p>\n\u003cp>The deal, which the City Council passed Wednesday night after months of protests and negotiation, approves the sale of a publicly owned parcel to a developer for $5 million. The developer, \u003ca href=\"http://www.urbancorellc.com/\">UrbanCore\u003c/a>, plans to build a market-rate apartment building east of the lake. The final deal also includes $8 million from the developer to be directed to an as-yet-unspecified affordable housing project in the neighborhood.\u003c/p>\n\u003cp>Oakland, like much of the Bay area, is in the midst of a \u003ca href=\"http://www.forbes.com/sites/erincarlyle/2015/04/16/san-francisco-tops-forbes-2015-list-of-worst-cities-for-renters/\">housing crisis of epic proportions\u003c/a>. An influx of new residents combined with rapidly rising real estate prices and the example of gentrification in San Francisco have left many Oaklanders with a kind of displacement anxiety.\u003c/p>\n\u003cp>In that light, it is no surprise that talk of building a luxury apartment tower caused waves of unrest, especially since it was first announced as just a simple land sale. Calling the proposed sale a giveaway, community activists took over a City Council meeting in early May, \u003ca href=\"http://ww2.kqed.org/news/2015/05/06/activists-take-over-oakland-city-council-meeting-prevent-vote-on-condo-project\">shutting it down \u003c/a>before the deal went to a vote.\u003c/p>\n\u003cp>Councilmember Abel Guillen, whose district includes the East 12th Street parcel up for sale, then went back to the developers to broker a community benefits agreement; it was clear the sale could not get community support or even council backing without something to sweeten the pot.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>But the housing activists were not appeased by the negotiated benefits. Those included $700,000 on top of the sale price to go toward a skate park and other amenities.\u003c/p>\n\u003cp>Activists faintly praised making 10 percent of the building's housing \"affordable,\" but scoffed at the definition of affordable. City Council members were not convinced either. After a meeting that went late into the night, the council did not have the votes to pass the proposal. Rather than scratching the sale, Councilmember Desley Brooks suggested going back to the bargaining table with the developers to strengthen the community benefits package.\u003c/p>\n\u003cp>Which brings the saga to Wednesday night. Rather than increasing the number of affordable housing units in the tower complex, there will now be over 300 market-rate apartments built. And instead of including affordable housing on-site, there is that check for $8 million, which is directed, the city says, toward affordable housing.\u003c/p>\n\u003cp>The pro-development argument -- that Oakland needs more housing of all types -- was clear. As East Oakland resident and real estate broker Steve Peterson told the council, \"This project brings more units to the city that will help absorb the housing demands. So that us that are working in the neighborhoods can keep people in the neighborhoods. If people got money, they rich, they ballin', they moving here anyway.\"\u003c/p>\n\u003cp>\u003ca href=\"http://www.pilpca.org/2015/06/03/eastlake-united-for-justice/\">Eastlake United for Justice\u003c/a>'s Samantha Liapes did not disagree with the inevitability of development.\u003c/p>\n\u003cp>\"Developers are coming to Oakland, this is just a fact,\" she said. \"There are already many market-rate projects in the works, and the market is only going to heat up.\"\u003c/p>\n\u003cp>But Liapes added that it is precisely for this reason that the city should focus on creating affordable housing, particularly on public land. \"The one thing the market is not going to create in a moment like this is low -income housing,\" Liapes told the council.\u003c/p>\n\u003cp>\u003ca href=\"http://www.pilpca.org/2015/06/03/eastlake-united-for-justice/\">East Bay Housing Organization\u003c/a>'s Jeffrey Levin agreed with Liapes, saying his concern wasn't about the community benefits package, but about the use of public land. \"We acknowledge the need to provide housing for all economic levels, [but] we think it's important to remember that city-owned land belongs to the people of Oakland and the City Council and staff are stewards charged with using that land for public good.\"\u003c/p>\n\u003cp>Levin and others also questioned the \u003ca href=\"http://www.eastbayexpress.com/oakland/oakland-apartment-tower-deal-may-be-illegal/Content?oid=4253625\">legality of the sale\u003c/a>.\u003c/p>\n\u003cp>California's \u003ca href=\"http://law.justia.com/codes/california/2005/gov/54220-54232.html\">Surplus Land Act\u003c/a> requires that city land be sold in very specific ways, including offering land to public agencies before entering into an agreement with a for-profit developer.\u003c/p>\n\u003cp>Another aspect of last night's heated council meeting was the divisions it revealed between labor and housing activists.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The room was flooded with union workers in reflective vests, on-hand to support the project. They told the council that there just were not enough construction jobs in Oakland and asked members to go forward with the project. Housing activists were not on the same page.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Experts Suspect Dry Rot to Blame for Berkeley Balcony Plunge",
"title": "Experts Suspect Dry Rot to Blame for Berkeley Balcony Plunge",
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"content": "\u003cp>A host of experts consulted by media organizations around the Bay Area are pointing to a single likely cause for Tuesday's \u003ca href=\"http://ww2.kqed.org/news/2015/06/16/5-killed-8-injured-in-berkeley-balcony-collapse\" target=\"_blank\">tragic balcony collapse\u003c/a> in downtown Berkeley.\u003c/p>\n\u003cp>The wooden supports holding up the small fifth-floor balcony, they suggest, was improperly exposed to water, leading to dry rot. That, in turn, caused the balcony to fail when at least 13 young partygoers crowded onto it.\u003c/p>\n\u003cp>Six people -- one Irish-American from Rohnert Park and five students from Ireland -- died when they were ejected from the balcony and fell to the street below. Seven others were seriously injured.\u003c/p>\n\u003cp>The apartment complex, Library Gardens at 2020 Kittredge St., was completed in 2007.\u003c/p>\n\u003cp>Under state standards cited by several officials, including city of Berkeley spokesperson Matthai Chakko, the balcony should have been built to support a load of 60 pounds per square inch. The structure was \u003ca href=\"http://www.sfgate.com/bayarea/article/Berkeley-mayor-says-water-damage-probably-to-6333561.php\" target=\"_blank\">reportedly 8 feet 8 inches by 4 feet\u003c/a> -- about 35 square feet. That would mean its design load would have been just under 2,100 pounds.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>All those killed and injured, 13 people in all, are believed to have been standing on the balcony when it collapsed. It's unknown what their total weight was, but Josh Kardon, a structural engineer KQED interviewed Tuesday, said the balcony would have been close to capacity.\u003c/p>\n\u003cp>\"I did a real quick, off-the-top-of-my-head at what the unit load -- the square-foot load -- on the balcony was with 13 21-year-olds on it, and it was about in the same order of magnitude as the design load the balcony very well may have been designed for,\" Kardon said. \"The balcony shouldn't have collapsed if all it was subjected to was the weight of 13 people.\"\u003c/p>\n\u003cp>Kardon allowed that activity on the balcony -- dancing or jumping with a large load present -- \"would certainly have an effect and an influence on its performance.\"\u003c/p>\n\u003cp>Kardon added that the Berkeley tragedy is \"the kind of incident that affects a practicing engineer's daily operations. ... I'm always aware of, 'How is this thing going to fail, and how do I prevent that?'\"\u003c/p>\n\u003cp>Engineers consulted by other media organizations have declared rather firmly that water exposure and dry rot are the root causes of the balcony collapse.\u003c/p>\n\u003cp>From \u003ca href=\"http://www.insidebayarea.com/news/ci_28325888/expert-dry-rot-caused-berkeley-balcony-collaprse\" target=\"_blank\">the Bay Area News Group\u003c/a>:\u003c/p>\n\u003cblockquote>\u003cp>The deck showed a \"deficiency in the design\" said Tony Childress, owner of Texas-based Childress Engineering Services. He questioned the entire deck connection to the residential apartment building at 2020 Kittredge St. ...\u003c/p>\n\u003cp>... Childress said it was clear that water had reached the wood. \"You can see the rotting,\" he said, after reviewing detailed photos of the damage with others in his failure-analysis firm at the request of the Bay Area News Group.\u003c/p>\n\u003cp>\"This is a situation where a deficiency in the design allowed for moisture to seep in,\" he said. Childress' conclusion also raises questions about the city's review of the plans and construction.\u003c/p>\u003c/blockquote>\n\u003cp>Gene St. Onge is an Oakland structural engineer who has spoken to several media outlets. Here's his take, as reported by \u003ca href=\"http://www.berkeleyside.com/2015/06/17/as-berkeley-orders-removal-of-second-balcony-questions-over-quality-of-construction-of-library-gardens/\" target=\"_blank\">Berkeleyside\u003c/a>:\u003c/p>\n\u003cblockquote>\u003cp>Experts around the state who have looked at photographs of the fallen balcony all point to wood rot as the cause of the collapse. And while their thoughts should be considered speculative, the consensus is that water seeped behind the balcony, rotting the wooden beams holding up the structure.\u003c/p>\n\u003cp>And the sight of what remained of the balcony that sheared off the wall Tuesday morning was shocking: pieces of decaying beam dotted with a white substance that some speculated might be mold.\u003c/p>\n\u003cp>Gene St. Onge, an Oakland civil and structural engineer, said water seepage appears to have been the cause of the balcony collapse. It was probably caused by improperly applying the waterproofing system, he said.\u003c/p>\n\u003cp>“Water should not get in there, that is why the waterproofing system and application is so critical,” St. Onge told Berkeleyside. “If it’s done right, my guess is this wouldn’t have happened at all.”\u003c/p>\u003c/blockquote>\n\u003cp>Berkeley Mayor Tom Bates added his voice to the chorus focusing on water and dry rot. From the Associated Press:\u003c/p>\n\u003cblockquote>\u003cp>\"More than likely it was caused by rain and caused by water damage that was done to the support beams,\" Bates said. He said it was \"obviously a bad idea\" for 13 people to crowd onto such a small balcony but added that he is not blaming the victims.\u003c/p>\n\u003cp>Later in the day, however, the mayor said that the water-damage theory was speculation on his part and not an official conclusion, and that the investigation is still underway.\u003c/p>\u003c/blockquote>\n\u003cp>\u003c/p>\n\u003cp>The AP also reported that the contractor that built Library Gardens has been sued over balcony defects in the past:\u003c/p>\n\u003cblockquote>\u003cp>Segue Construction, the Library Gardens general contractor, was involved in two San Francisco Bay Area lawsuits in recent years involving allegations of dry rot and substandard balconies at condo and apartment projects in Millbrae and San Jose. Among other things, Segue was accused of improperly waterproofing balconies.\u003c/p>\n\u003cp>Both cases were settled in 2013 with Segue, developers and other parties agreeing to pay millions.\u003c/p>\n\u003cp>Segue spokesman Sam Singer said such litigation is common on large projects and \"has no bearing on the tragedy in the Berkeley.\"\u003c/p>\n\u003cp>\"They are completely different projects. They are completely different types of balconies,\" he said. Singer said of the balcony collapse: \"Segue Construction has never had an incident like this in its history.\"\u003c/p>\u003c/blockquote>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>A host of experts consulted by media organizations around the Bay Area are pointing to a single likely cause for Tuesday's \u003ca href=\"http://ww2.kqed.org/news/2015/06/16/5-killed-8-injured-in-berkeley-balcony-collapse\" target=\"_blank\">tragic balcony collapse\u003c/a> in downtown Berkeley.\u003c/p>\n\u003cp>The wooden supports holding up the small fifth-floor balcony, they suggest, was improperly exposed to water, leading to dry rot. That, in turn, caused the balcony to fail when at least 13 young partygoers crowded onto it.\u003c/p>\n\u003cp>Six people -- one Irish-American from Rohnert Park and five students from Ireland -- died when they were ejected from the balcony and fell to the street below. Seven others were seriously injured.\u003c/p>\n\u003cp>The apartment complex, Library Gardens at 2020 Kittredge St., was completed in 2007.\u003c/p>\n\u003cp>Under state standards cited by several officials, including city of Berkeley spokesperson Matthai Chakko, the balcony should have been built to support a load of 60 pounds per square inch. The structure was \u003ca href=\"http://www.sfgate.com/bayarea/article/Berkeley-mayor-says-water-damage-probably-to-6333561.php\" target=\"_blank\">reportedly 8 feet 8 inches by 4 feet\u003c/a> -- about 35 square feet. That would mean its design load would have been just under 2,100 pounds.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>All those killed and injured, 13 people in all, are believed to have been standing on the balcony when it collapsed. It's unknown what their total weight was, but Josh Kardon, a structural engineer KQED interviewed Tuesday, said the balcony would have been close to capacity.\u003c/p>\n\u003cp>\"I did a real quick, off-the-top-of-my-head at what the unit load -- the square-foot load -- on the balcony was with 13 21-year-olds on it, and it was about in the same order of magnitude as the design load the balcony very well may have been designed for,\" Kardon said. \"The balcony shouldn't have collapsed if all it was subjected to was the weight of 13 people.\"\u003c/p>\n\u003cp>Kardon allowed that activity on the balcony -- dancing or jumping with a large load present -- \"would certainly have an effect and an influence on its performance.\"\u003c/p>\n\u003cp>Kardon added that the Berkeley tragedy is \"the kind of incident that affects a practicing engineer's daily operations. ... I'm always aware of, 'How is this thing going to fail, and how do I prevent that?'\"\u003c/p>\n\u003cp>Engineers consulted by other media organizations have declared rather firmly that water exposure and dry rot are the root causes of the balcony collapse.\u003c/p>\n\u003cp>From \u003ca href=\"http://www.insidebayarea.com/news/ci_28325888/expert-dry-rot-caused-berkeley-balcony-collaprse\" target=\"_blank\">the Bay Area News Group\u003c/a>:\u003c/p>\n\u003cblockquote>\u003cp>The deck showed a \"deficiency in the design\" said Tony Childress, owner of Texas-based Childress Engineering Services. He questioned the entire deck connection to the residential apartment building at 2020 Kittredge St. ...\u003c/p>\n\u003cp>... Childress said it was clear that water had reached the wood. \"You can see the rotting,\" he said, after reviewing detailed photos of the damage with others in his failure-analysis firm at the request of the Bay Area News Group.\u003c/p>\n\u003cp>\"This is a situation where a deficiency in the design allowed for moisture to seep in,\" he said. Childress' conclusion also raises questions about the city's review of the plans and construction.\u003c/p>\u003c/blockquote>\n\u003cp>Gene St. Onge is an Oakland structural engineer who has spoken to several media outlets. Here's his take, as reported by \u003ca href=\"http://www.berkeleyside.com/2015/06/17/as-berkeley-orders-removal-of-second-balcony-questions-over-quality-of-construction-of-library-gardens/\" target=\"_blank\">Berkeleyside\u003c/a>:\u003c/p>\n\u003cblockquote>\u003cp>Experts around the state who have looked at photographs of the fallen balcony all point to wood rot as the cause of the collapse. And while their thoughts should be considered speculative, the consensus is that water seeped behind the balcony, rotting the wooden beams holding up the structure.\u003c/p>\n\u003cp>And the sight of what remained of the balcony that sheared off the wall Tuesday morning was shocking: pieces of decaying beam dotted with a white substance that some speculated might be mold.\u003c/p>\n\u003cp>Gene St. Onge, an Oakland civil and structural engineer, said water seepage appears to have been the cause of the balcony collapse. It was probably caused by improperly applying the waterproofing system, he said.\u003c/p>\n\u003cp>“Water should not get in there, that is why the waterproofing system and application is so critical,” St. Onge told Berkeleyside. “If it’s done right, my guess is this wouldn’t have happened at all.”\u003c/p>\u003c/blockquote>\n\u003cp>Berkeley Mayor Tom Bates added his voice to the chorus focusing on water and dry rot. From the Associated Press:\u003c/p>\n\u003cblockquote>\u003cp>\"More than likely it was caused by rain and caused by water damage that was done to the support beams,\" Bates said. He said it was \"obviously a bad idea\" for 13 people to crowd onto such a small balcony but added that he is not blaming the victims.\u003c/p>\n\u003cp>Later in the day, however, the mayor said that the water-damage theory was speculation on his part and not an official conclusion, and that the investigation is still underway.\u003c/p>\u003c/blockquote>\n\u003cp>\u003c/p>\n\u003cp>The AP also reported that the contractor that built Library Gardens has been sued over balcony defects in the past:\u003c/p>\n\u003cblockquote>\u003cp>Segue Construction, the Library Gardens general contractor, was involved in two San Francisco Bay Area lawsuits in recent years involving allegations of dry rot and substandard balconies at condo and apartment projects in Millbrae and San Jose. Among other things, Segue was accused of improperly waterproofing balconies.\u003c/p>\n\u003cp>Both cases were settled in 2013 with Segue, developers and other parties agreeing to pay millions.\u003c/p>\n\u003cp>Segue spokesman Sam Singer said such litigation is common on large projects and \"has no bearing on the tragedy in the Berkeley.\"\u003c/p>\n\u003cp>\"They are completely different projects. They are completely different types of balconies,\" he said. Singer said of the balcony collapse: \"Segue Construction has never had an incident like this in its history.\"\u003c/p>\u003c/blockquote>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cp>The Calling All Choir sang sweetly recently for a small crowd in The \u003ca href=\"http://www.luggagestoregallery.org/tnf/\" target=\"_blank\" rel=\"noopener\">Tenderloin National Forest\u003c/a>, a tiny jewel of a park in the heart of San Francisco’s \u003ca href=\"http://en.wikipedia.org/wiki/Tenderloin,_San_Francisco\" target=\"_blank\" rel=\"noopener\">Tenderloin\u003c/a> — a neighborhood better known for single room occupancy hotels and drug deals than for choral splendor.\u003c/p>\n\u003cfigure id=\"attachment_10753149\" class=\"wp-caption alignright\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/arts/wp-content/uploads/sites/2/2015/06/IMG_2460.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-10753149\" src=\"http://ww2.kqed.org/arts/wp-content/uploads/sites/2/2015/06/IMG_2460-1180x885.jpg\" alt='The Calling All Choir performing at a \"Friend-Raiser\" for Counterpulse' width=\"640\" height=\"480\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_2460-1180x885.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_2460-400x300.jpg 400w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_2460-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_2460-960x720.jpg 960w\" sizes=\"(max-width: 640px) 100vw, 640px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The Calling All Choir performing at a “Friend-Raiser” for Counterpulse \u003ccite>(Cy Musiker)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>This was a fundraiser for San Francisco dance presenter \u003ca href=\"http://counterpulse.org/\" target=\"_blank\" rel=\"noopener\">Counterpulse\u003c/a>. But Executive Director Tomas Riley said it was also something more.\u003c/p>\n\u003cp>“It’s a fundraiser yes,” Riley said. “It’s also a friendraiser.”\u003c/p>\n\u003cp>A friendraiser, because Counterpulse is moving into a new home just around the corner on Turk Street.\u003c/p>\n\u003cp>“This event is free and open to the public,” Riley said. “We invited all our potential collaborators from the community serving organizations in the neighborhood just to introduce ourselves and let them know we’ll be here in the fall.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Counterpulse’s new home is a former porn movie theater, The Dollhouse. The dance company will eventually own the building.\u003c/p>\n\u003cp>So how did this little arts organization end up finding the right space at an affordable price in boom town San Francisco?\u003c/p>\n\u003cp>It got a loan from a team led by \u003ca href=\"http://krfoundation.org/arts/cast/\" target=\"_blank\" rel=\"noopener\">CAST- the Community Arts Stabilization Trust\u003c/a>. The organization purchases and leases space for the exclusive use of nonprofit arts groups.\u003c/p>\n\u003cp>Counterpulse’s move to The Tenderloin is the unexpected culmination of a two-year process that makes the group’s artistic director Julie Phelps feel like one of the luckiest arts presenters in the city.\u003c/p>\n\u003cfigure id=\"attachment_10753146\" class=\"wp-caption alignright\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/arts/wp-content/uploads/sites/2/2015/06/IMG_452127336.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-10753146\" src=\"http://ww2.kqed.org/arts/wp-content/uploads/sites/2/2015/06/IMG_452127336-1180x885.jpg\" alt=\"Counterpulse's current home on Mission Street \" width=\"640\" height=\"480\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_452127336-1180x885.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_452127336-400x300.jpg 400w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_452127336-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_452127336-960x720.jpg 960w\" sizes=\"(max-width: 640px) 100vw, 640px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Counterpulse’s current home on Mission Street \u003ccite>(Cy Musiker)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“When we began to consider what our next move was going to be, it was beyond our wildest dreams that we would purchase a building, do a $3 million renovation on it, and have our dream home at the end,” Phelps said recently while sitting in Counterpulse’s current performance space located on a dingy block of Market Street.\u003c/p>\n\u003cp>Two years ago, Counterpulse faced a problem common in a \u003ca href=\"http://ww2.kqed.org/news/series/boomtown/page/2\" target=\"_blank\" rel=\"noopener\">fast-rising real estate market\u003c/a> like San Francisco’s. The company couldn’t get its landlord to negotiate a lease extension, because, Phelps thinks, he had other plans for the property, located just a block away from the social media company Twitter’s headquarters on Market Street.\u003c/p>\n\u003cp>“You can look around at the number of cranes in this neighborhood and take a pretty good guess that their property will probably be developed to the height limit and be condos,” Phelps said.\u003c/p>\n\u003cfigure id=\"attachment_10753285\" class=\"wp-caption alignright\" style=\"max-width: 289px\">\u003ca href=\"http://ww2.kqed.org/arts/wp-content/uploads/sites/2/2015/06/Shelley-Trott-Director-Arts-Strategy-and-Ventures-Kenneth-Rainin-Foundation.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-10753285\" src=\"http://ww2.kqed.org/arts/wp-content/uploads/sites/2/2015/06/Shelley-Trott-Director-Arts-Strategy-and-Ventures-Kenneth-Rainin-Foundation.jpg\" alt=\"Shelley Trott, Director Arts Strategy and Ventures Kenneth Rainin Foundation\" width=\"289\" height=\"300\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/Shelley-Trott-Director-Arts-Strategy-and-Ventures-Kenneth-Rainin-Foundation.jpg 289w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/Shelley-Trott-Director-Arts-Strategy-and-Ventures-Kenneth-Rainin-Foundation-32x32.jpg 32w\" sizes=\"(max-width: 289px) 100vw, 289px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Shelley Trott, Director Arts Strategy and Ventures Kenneth Rainin FoundationTrott said what she learned is that you can’t stabilize an arts organization with just rent subsidies, you have to give them control over their space. \u003ccite>(Courtesy Kenneth Rainin Foundation)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>So that’s CAST’s Formula: Match a well-run arts group in danger of losing its lease with a landlord willing to sell. Buy the property. Then have the arts group rent to own for seven to 10 years, while it raises the money needed to pay off the CAST loan…with no interest.\u003c/p>\n\u003cp>“When they purchase the building from us they’re purchasing it at the price that we originally purchased it,” said Shelley Trott, director of arts strategy and ventures at San Francisco’s \u003ca href=\"http://krfoundation.org/\" target=\"_blank\" rel=\"noopener\">Kenneth Rainin Foundation\u003c/a>. CAST is a project of the Foundation, which is backing the program with $5 million. The trust has also tapped the expertise of the \u003ca href=\"http://www.ncclf.org/\" target=\"_blank\" rel=\"noopener\">Northern California Community Loan Fund (NCCLF)\u003c/a>, which has been consulting for Counterpulse and other arts groups for years.\u003c/p>\n\u003cp>“They’re really good at looking at a distressed piece of real estate and seeing it’s potential,” said NCCLF’s Senior Real Estate Consultant Liesa Beckham of the majority of cultural organizations. But they’re not good, Beckham said, at figuring out how to finance their dreams.“We always say, ‘our clients are really good at what they do and real estate is not what they do.’ That’s where we come in.”\u003c/p>\n\u003cp>NCCLF played matchmaker, hooking Counterpulse up with CAST. CAST is also working with the \u003ca href=\"http://www.sfartscommission.org/\" target=\"_blank\" rel=\"noopener\">San Francisco’s Arts Commission\u003c/a> and the mayor’s office to develop this subsidized ownership model for arts groups.\u003c/p>\n\u003cp>The city is providing tens of thousands of dollars more in the form of lease subsidies and relocation help for Counterpulse and another of NCCLF and CAST’s very willing guinea pigs: \u003ca href=\"http://www.luggagestoregallery.org/\" target=\"_blank\" rel=\"noopener\">The Luggage Store Gallery\u003c/a> (which developed The Tenderloin National Forest).\u003c/p>\n\u003cp>The gallery is currently undergoing a major renovation.\u003c/p>\n\u003cp>CAST provided $1 million to Luggage Store Gallery co-owners Laurie Lazer and Darryl Smith to purchase and upgrade The Luggage Store’s building in the Mid-Market neighborhood, now a booming tech corridor, even as the property doubled in value.\u003c/p>\n\u003cp>“We’re not paying any more monthly than we did before the deal,” Smith said.\u003c/p>\n\u003cp>Another reason Smith and Lazer like the CAST model is that in years to come, the building’s future will be secure, even if the two quit the arts scene.\u003c/p>\n\u003cp>“There’s a deed restriction on the property,” Lazer said. “So this building can only be used for non-profit arts and nothing else.”\u003c/p>\n\u003cp>In fact, Smith and Lazer will rent the first floor of their building to \u003ca href=\"http://hospitalityhouse.org/\" target=\"_blank\" rel=\"noopener\">Hospitality House\u003c/a>, which provides arts programs to people with low incomes and the homeless.\u003c/p>\n\u003cp>A property trust for non-profit arts is so compelling an idea that Clay Lord, Vice President of Local Arts Adancement with the group \u003ca href=\"http://www.americansforthearts.org/\" target=\"_blank\" rel=\"noopener\">Americans for the Arts\u003c/a>, invited some of the CAST principals to a national conference in Chicago last week.\u003c/p>\n\u003cp>“We get a lot of questions about how to help artists and arts organizations to maintain their place in communities that are fast gentrifying,” Lord said in a phone interview, adding Lord said that San Francisco is facing a bigger crisis than most cities.\u003c/p>\n\u003cp>One bonus for these projects is that they bring the arts to under served communities.\u003c/p>\n\u003cp>Remember that Counterpulse friend-raiser? The friends now include the families and single room occupancy residents of the Tenderloin. The community is represented by Pratibha Tekkey of \u003ca href=\"https://www.facebook.com/CentralCitySROCollaborative?fref=nf\" target=\"_blank\" rel=\"noopener\">Central City SRO\u003c/a>, a non-profit organization that represents Single Resident Occupancy housing in the Tenderloin area. “They find it very hard to get out of their house in the night to walk around and explore this neighborhood,” Tekkey said.\u003c/p>\n\u003cp>Tekkey said that Tenderloin residents are scared of the rough crowd of panhandlers and drug dealers, and that art galleries and dance presenters are not a sign of gentrification, but rather of a healthy community.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>“It might be a place where it’s a real inner city,” Tekkey said. “Where there’s a mixture of lower and middle class folks living together.”\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The Calling All Choir sang sweetly recently for a small crowd in The \u003ca href=\"http://www.luggagestoregallery.org/tnf/\" target=\"_blank\" rel=\"noopener\">Tenderloin National Forest\u003c/a>, a tiny jewel of a park in the heart of San Francisco’s \u003ca href=\"http://en.wikipedia.org/wiki/Tenderloin,_San_Francisco\" target=\"_blank\" rel=\"noopener\">Tenderloin\u003c/a> — a neighborhood better known for single room occupancy hotels and drug deals than for choral splendor.\u003c/p>\n\u003cfigure id=\"attachment_10753149\" class=\"wp-caption alignright\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/arts/wp-content/uploads/sites/2/2015/06/IMG_2460.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-10753149\" src=\"http://ww2.kqed.org/arts/wp-content/uploads/sites/2/2015/06/IMG_2460-1180x885.jpg\" alt='The Calling All Choir performing at a \"Friend-Raiser\" for Counterpulse' width=\"640\" height=\"480\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_2460-1180x885.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_2460-400x300.jpg 400w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_2460-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_2460-960x720.jpg 960w\" sizes=\"(max-width: 640px) 100vw, 640px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The Calling All Choir performing at a “Friend-Raiser” for Counterpulse \u003ccite>(Cy Musiker)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>This was a fundraiser for San Francisco dance presenter \u003ca href=\"http://counterpulse.org/\" target=\"_blank\" rel=\"noopener\">Counterpulse\u003c/a>. But Executive Director Tomas Riley said it was also something more.\u003c/p>\n\u003cp>“It’s a fundraiser yes,” Riley said. “It’s also a friendraiser.”\u003c/p>\n\u003cp>A friendraiser, because Counterpulse is moving into a new home just around the corner on Turk Street.\u003c/p>\n\u003cp>“This event is free and open to the public,” Riley said. “We invited all our potential collaborators from the community serving organizations in the neighborhood just to introduce ourselves and let them know we’ll be here in the fall.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Counterpulse’s new home is a former porn movie theater, The Dollhouse. The dance company will eventually own the building.\u003c/p>\n\u003cp>So how did this little arts organization end up finding the right space at an affordable price in boom town San Francisco?\u003c/p>\n\u003cp>It got a loan from a team led by \u003ca href=\"http://krfoundation.org/arts/cast/\" target=\"_blank\" rel=\"noopener\">CAST- the Community Arts Stabilization Trust\u003c/a>. The organization purchases and leases space for the exclusive use of nonprofit arts groups.\u003c/p>\n\u003cp>Counterpulse’s move to The Tenderloin is the unexpected culmination of a two-year process that makes the group’s artistic director Julie Phelps feel like one of the luckiest arts presenters in the city.\u003c/p>\n\u003cfigure id=\"attachment_10753146\" class=\"wp-caption alignright\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/arts/wp-content/uploads/sites/2/2015/06/IMG_452127336.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-10753146\" src=\"http://ww2.kqed.org/arts/wp-content/uploads/sites/2/2015/06/IMG_452127336-1180x885.jpg\" alt=\"Counterpulse's current home on Mission Street \" width=\"640\" height=\"480\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_452127336-1180x885.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_452127336-400x300.jpg 400w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_452127336-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/IMG_452127336-960x720.jpg 960w\" sizes=\"(max-width: 640px) 100vw, 640px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Counterpulse’s current home on Mission Street \u003ccite>(Cy Musiker)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“When we began to consider what our next move was going to be, it was beyond our wildest dreams that we would purchase a building, do a $3 million renovation on it, and have our dream home at the end,” Phelps said recently while sitting in Counterpulse’s current performance space located on a dingy block of Market Street.\u003c/p>\n\u003cp>Two years ago, Counterpulse faced a problem common in a \u003ca href=\"http://ww2.kqed.org/news/series/boomtown/page/2\" target=\"_blank\" rel=\"noopener\">fast-rising real estate market\u003c/a> like San Francisco’s. The company couldn’t get its landlord to negotiate a lease extension, because, Phelps thinks, he had other plans for the property, located just a block away from the social media company Twitter’s headquarters on Market Street.\u003c/p>\n\u003cp>“You can look around at the number of cranes in this neighborhood and take a pretty good guess that their property will probably be developed to the height limit and be condos,” Phelps said.\u003c/p>\n\u003cfigure id=\"attachment_10753285\" class=\"wp-caption alignright\" style=\"max-width: 289px\">\u003ca href=\"http://ww2.kqed.org/arts/wp-content/uploads/sites/2/2015/06/Shelley-Trott-Director-Arts-Strategy-and-Ventures-Kenneth-Rainin-Foundation.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-10753285\" src=\"http://ww2.kqed.org/arts/wp-content/uploads/sites/2/2015/06/Shelley-Trott-Director-Arts-Strategy-and-Ventures-Kenneth-Rainin-Foundation.jpg\" alt=\"Shelley Trott, Director Arts Strategy and Ventures Kenneth Rainin Foundation\" width=\"289\" height=\"300\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/Shelley-Trott-Director-Arts-Strategy-and-Ventures-Kenneth-Rainin-Foundation.jpg 289w, https://cdn.kqed.org/wp-content/uploads/sites/2/2015/06/Shelley-Trott-Director-Arts-Strategy-and-Ventures-Kenneth-Rainin-Foundation-32x32.jpg 32w\" sizes=\"(max-width: 289px) 100vw, 289px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Shelley Trott, Director Arts Strategy and Ventures Kenneth Rainin FoundationTrott said what she learned is that you can’t stabilize an arts organization with just rent subsidies, you have to give them control over their space. \u003ccite>(Courtesy Kenneth Rainin Foundation)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>So that’s CAST’s Formula: Match a well-run arts group in danger of losing its lease with a landlord willing to sell. Buy the property. Then have the arts group rent to own for seven to 10 years, while it raises the money needed to pay off the CAST loan…with no interest.\u003c/p>\n\u003cp>“When they purchase the building from us they’re purchasing it at the price that we originally purchased it,” said Shelley Trott, director of arts strategy and ventures at San Francisco’s \u003ca href=\"http://krfoundation.org/\" target=\"_blank\" rel=\"noopener\">Kenneth Rainin Foundation\u003c/a>. CAST is a project of the Foundation, which is backing the program with $5 million. The trust has also tapped the expertise of the \u003ca href=\"http://www.ncclf.org/\" target=\"_blank\" rel=\"noopener\">Northern California Community Loan Fund (NCCLF)\u003c/a>, which has been consulting for Counterpulse and other arts groups for years.\u003c/p>\n\u003cp>“They’re really good at looking at a distressed piece of real estate and seeing it’s potential,” said NCCLF’s Senior Real Estate Consultant Liesa Beckham of the majority of cultural organizations. But they’re not good, Beckham said, at figuring out how to finance their dreams.“We always say, ‘our clients are really good at what they do and real estate is not what they do.’ That’s where we come in.”\u003c/p>\n\u003cp>NCCLF played matchmaker, hooking Counterpulse up with CAST. CAST is also working with the \u003ca href=\"http://www.sfartscommission.org/\" target=\"_blank\" rel=\"noopener\">San Francisco’s Arts Commission\u003c/a> and the mayor’s office to develop this subsidized ownership model for arts groups.\u003c/p>\n\u003cp>The city is providing tens of thousands of dollars more in the form of lease subsidies and relocation help for Counterpulse and another of NCCLF and CAST’s very willing guinea pigs: \u003ca href=\"http://www.luggagestoregallery.org/\" target=\"_blank\" rel=\"noopener\">The Luggage Store Gallery\u003c/a> (which developed The Tenderloin National Forest).\u003c/p>\n\u003cp>The gallery is currently undergoing a major renovation.\u003c/p>\n\u003cp>CAST provided $1 million to Luggage Store Gallery co-owners Laurie Lazer and Darryl Smith to purchase and upgrade The Luggage Store’s building in the Mid-Market neighborhood, now a booming tech corridor, even as the property doubled in value.\u003c/p>\n\u003cp>“We’re not paying any more monthly than we did before the deal,” Smith said.\u003c/p>\n\u003cp>Another reason Smith and Lazer like the CAST model is that in years to come, the building’s future will be secure, even if the two quit the arts scene.\u003c/p>\n\u003cp>“There’s a deed restriction on the property,” Lazer said. “So this building can only be used for non-profit arts and nothing else.”\u003c/p>\n\u003cp>In fact, Smith and Lazer will rent the first floor of their building to \u003ca href=\"http://hospitalityhouse.org/\" target=\"_blank\" rel=\"noopener\">Hospitality House\u003c/a>, which provides arts programs to people with low incomes and the homeless.\u003c/p>\n\u003cp>A property trust for non-profit arts is so compelling an idea that Clay Lord, Vice President of Local Arts Adancement with the group \u003ca href=\"http://www.americansforthearts.org/\" target=\"_blank\" rel=\"noopener\">Americans for the Arts\u003c/a>, invited some of the CAST principals to a national conference in Chicago last week.\u003c/p>\n\u003cp>“We get a lot of questions about how to help artists and arts organizations to maintain their place in communities that are fast gentrifying,” Lord said in a phone interview, adding Lord said that San Francisco is facing a bigger crisis than most cities.\u003c/p>\n\u003cp>One bonus for these projects is that they bring the arts to under served communities.\u003c/p>\n\u003cp>Remember that Counterpulse friend-raiser? The friends now include the families and single room occupancy residents of the Tenderloin. The community is represented by Pratibha Tekkey of \u003ca href=\"https://www.facebook.com/CentralCitySROCollaborative?fref=nf\" target=\"_blank\" rel=\"noopener\">Central City SRO\u003c/a>, a non-profit organization that represents Single Resident Occupancy housing in the Tenderloin area. “They find it very hard to get out of their house in the night to walk around and explore this neighborhood,” Tekkey said.\u003c/p>\n\u003cp>Tekkey said that Tenderloin residents are scared of the rough crowd of panhandlers and drug dealers, and that art galleries and dance presenters are not a sign of gentrification, but rather of a healthy community.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>UPDATE 9/15/15: The Pacific Legal Foundation, representing the California Building Industry Association, has \u003ca href=\"http://www.pacificlegal.org/releases/release-9-15-15-CBIA-San-Jose-4-1508\" target=\"_blank\">appealed\u003c/a> \u003cem>California Building Industry Association v. City of San Jose\u003c/em> to the US Supreme Court. Legal analysts are split on whether the highest court in the land is likely to take the case.\u003c/p>\n\u003cp>In June, the California Supreme Court\u003ca href=\"http://www.courts.ca.gov/opinions/documents/S212072.PDF\" target=\"_blank\"> sided\u003c/a> with the city of San Jose in a case that could affect affordable housing rules all over the state.\u003c/p>\n\u003cp>The \u003ca href=\"https://www.cacities.org/\" target=\"_blank\">League of California Cities\u003c/a> and \u003ca href=\"http://www.counties.org/\" target=\"_blank\">California State Association of Counties\u003c/a> estimate more than 170 municipalities have some kind of ordinance on the books to tackle the fact that real estate, especially in coastal markets, has become increasingly unaffordable for many renters and would-be homeowners. Both groups backed San Jose in the case.\u003c/p>\n\u003cp>Five years ago, San Jose tried to require that all new residential developments of 20 units or more set aside 15 percent of those units for sale below the market rate. Developers could opt out of building affordable units by paying a fee. That’s pretty common, a tactic that goes by the name \"inclusionary zoning,\" but the city side-stepped the usual study showing a relationship between the development of for-sale housing and the city’s need for affordable housing.\u003c/p>\n\u003cp>\u003cstrong>San Jose Knew It Was Breaking New Ground\u003c/strong>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"We were the largest city that was applying inclusionary housing citywide,\" explains San Jose’s interim Housing Director Jacky Morales-Ferrand. \"In addition to that, we used our legislative powers to impose inclusionary on developers. What we said was that because affordable housing is such a priority of the highest order, cities should have the power to legislate this requirement.\"\u003c/p>\n\u003cp>The \u003ca href=\"http://www.cbia.org/\" target=\"_blank\">California Building Industry Association\u003c/a> sued, calling the new ordinance an unconstitutional taking of property.\u003c/p>\n\u003cp>University of San Francisco law professor Tim Iglesias organized and co-wrote an amicus brief for the city of San Jose. \"Most inclusionary ordinances give developers a number of different ways to comply with the requirement. So what the opponents have done is to seize on those alternative options and say, 'Hey look: This is an exaction,' which is kind of a term of art in law that makes the city have to justify that requirement in a different, stricter way.\"\u003c/p>\n\u003cp>[soundcloud url=\"https://api.soundcloud.com/tracks/210511868\" 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>A Santa Clara County judge invalidated San Jose's ordinance in 2012, referencing a case called \u003cem>\u003ca href=\"http://scocal.stanford.edu/opinion/san-remo-hotel-v-city-and-county-san-francisco-32243\" target=\"_blank\">San Remo Hotel L.P. v. City & County of San Francisco\u003c/a>, \u003c/em>but an appeals court rejected that reasoning a year later, and now the state Supreme Court has, too.\u003c/p>\n\u003cp>\u003cstrong>Court Cites \"Epic Proportions\" of Affording Housing Crisis\u003c/strong>\u003c/p>\n\u003cp>Noting the state's well-established scarcity of affordable housing, the ruling says: \"These problems have become more severe and have reached what might be described as epic proportions in many of the state's localities.\" The court goes on to note: \"The Court of Appeal held that the appropriate legal standard by which the validity of the ordinance is to be judged is the ordinary standard that past California decisions have uniformly applied.\"\u003c/p>\n\u003cp>The court wrote the conditions imposed by the San Jose ordinance did not constitute \"exactions\" that would bring the US or state constitutions into play. In addition, the court said enforcing those limits to address the city's affordable housing problem was \"constitutionally legitimate.\"\u003c/p>\n\u003cp>In a statement, San Jose Mayor Sam Liccardo wrote: \"I only regret that it required a Supreme Court ruling to uphold the ordinance, because we could have had the benefit of several years of implementation of this important tool.\"\u003c/p>\n\u003cp>Iglesias and Jacky Morales-Ferrand say the next step for cities and affordable housing advocates is to head to the state Legislature to allow for more expansive inclusionary zoning measures to be applied to rental housing as well as new units for sale.\u003c/p>\n\u003cp>So does the California Building Industry Association intend to appeal? Anthony Francois is a senior staff attorney at the \u003ca href=\"http://www.pacificlegal.org/\" target=\"_blank\">Pacific Legal Foundation\u003c/a>, which is representing the plaintiff. \"All options are under consideration,\" he says.\u003c/p>\n\u003cp>\"We think it's a very disappointing decision from the standpoint of property rights,\" Francois adds. \"The ruling allows local governments to impose financial penalties on anyone who provides new housing, and unfortunately, we believe that can only deter efforts by builders to ease the state's housing shortage.\"\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>The case is CALIFORNIA BUILDING INDUSTRY ASSOCIATION v. CITY OF SAN JOSE et al. (AFFORDABLE HOUSING NETWORK OF SANTA CLARA COUNTY et al.) \u003ca href=\"http://appellatecases.courtinfo.ca.gov/search/case/mainCaseScreen.cfm?dist=0&doc_id=2051066&doc_no=S212072\" target=\"_blank\">S212072 \u003c/a>(H038563; Santa Clara County Superior Court – CV167289)\u003c/em>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>UPDATE 9/15/15: The Pacific Legal Foundation, representing the California Building Industry Association, has \u003ca href=\"http://www.pacificlegal.org/releases/release-9-15-15-CBIA-San-Jose-4-1508\" target=\"_blank\">appealed\u003c/a> \u003cem>California Building Industry Association v. City of San Jose\u003c/em> to the US Supreme Court. Legal analysts are split on whether the highest court in the land is likely to take the case.\u003c/p>\n\u003cp>In June, the California Supreme Court\u003ca href=\"http://www.courts.ca.gov/opinions/documents/S212072.PDF\" target=\"_blank\"> sided\u003c/a> with the city of San Jose in a case that could affect affordable housing rules all over the state.\u003c/p>\n\u003cp>The \u003ca href=\"https://www.cacities.org/\" target=\"_blank\">League of California Cities\u003c/a> and \u003ca href=\"http://www.counties.org/\" target=\"_blank\">California State Association of Counties\u003c/a> estimate more than 170 municipalities have some kind of ordinance on the books to tackle the fact that real estate, especially in coastal markets, has become increasingly unaffordable for many renters and would-be homeowners. Both groups backed San Jose in the case.\u003c/p>\n\u003cp>Five years ago, San Jose tried to require that all new residential developments of 20 units or more set aside 15 percent of those units for sale below the market rate. Developers could opt out of building affordable units by paying a fee. That’s pretty common, a tactic that goes by the name \"inclusionary zoning,\" but the city side-stepped the usual study showing a relationship between the development of for-sale housing and the city’s need for affordable housing.\u003c/p>\n\u003cp>\u003cstrong>San Jose Knew It Was Breaking New Ground\u003c/strong>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"We were the largest city that was applying inclusionary housing citywide,\" explains San Jose’s interim Housing Director Jacky Morales-Ferrand. \"In addition to that, we used our legislative powers to impose inclusionary on developers. What we said was that because affordable housing is such a priority of the highest order, cities should have the power to legislate this requirement.\"\u003c/p>\n\u003cp>The \u003ca href=\"http://www.cbia.org/\" target=\"_blank\">California Building Industry Association\u003c/a> sued, calling the new ordinance an unconstitutional taking of property.\u003c/p>\n\u003cp>University of San Francisco law professor Tim Iglesias organized and co-wrote an amicus brief for the city of San Jose. \"Most inclusionary ordinances give developers a number of different ways to comply with the requirement. So what the opponents have done is to seize on those alternative options and say, 'Hey look: This is an exaction,' which is kind of a term of art in law that makes the city have to justify that requirement in a different, stricter way.\"\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/210511868&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/210511868'>\n \u003c/iframe>\n \u003c/div>\u003c/p>\u003cp>\u003c/p>\n\u003cp>A Santa Clara County judge invalidated San Jose's ordinance in 2012, referencing a case called \u003cem>\u003ca href=\"http://scocal.stanford.edu/opinion/san-remo-hotel-v-city-and-county-san-francisco-32243\" target=\"_blank\">San Remo Hotel L.P. v. City & County of San Francisco\u003c/a>, \u003c/em>but an appeals court rejected that reasoning a year later, and now the state Supreme Court has, too.\u003c/p>\n\u003cp>\u003cstrong>Court Cites \"Epic Proportions\" of Affording Housing Crisis\u003c/strong>\u003c/p>\n\u003cp>Noting the state's well-established scarcity of affordable housing, the ruling says: \"These problems have become more severe and have reached what might be described as epic proportions in many of the state's localities.\" The court goes on to note: \"The Court of Appeal held that the appropriate legal standard by which the validity of the ordinance is to be judged is the ordinary standard that past California decisions have uniformly applied.\"\u003c/p>\n\u003cp>The court wrote the conditions imposed by the San Jose ordinance did not constitute \"exactions\" that would bring the US or state constitutions into play. In addition, the court said enforcing those limits to address the city's affordable housing problem was \"constitutionally legitimate.\"\u003c/p>\n\u003cp>In a statement, San Jose Mayor Sam Liccardo wrote: \"I only regret that it required a Supreme Court ruling to uphold the ordinance, because we could have had the benefit of several years of implementation of this important tool.\"\u003c/p>\n\u003cp>Iglesias and Jacky Morales-Ferrand say the next step for cities and affordable housing advocates is to head to the state Legislature to allow for more expansive inclusionary zoning measures to be applied to rental housing as well as new units for sale.\u003c/p>\n\u003cp>So does the California Building Industry Association intend to appeal? Anthony Francois is a senior staff attorney at the \u003ca href=\"http://www.pacificlegal.org/\" target=\"_blank\">Pacific Legal Foundation\u003c/a>, which is representing the plaintiff. \"All options are under consideration,\" he says.\u003c/p>\n\u003cp>\"We think it's a very disappointing decision from the standpoint of property rights,\" Francois adds. \"The ruling allows local governments to impose financial penalties on anyone who provides new housing, and unfortunately, we believe that can only deter efforts by builders to ease the state's housing shortage.\"\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>The case is CALIFORNIA BUILDING INDUSTRY ASSOCIATION v. CITY OF SAN JOSE et al. (AFFORDABLE HOUSING NETWORK OF SANTA CLARA COUNTY et al.) \u003ca href=\"http://appellatecases.courtinfo.ca.gov/search/case/mainCaseScreen.cfm?dist=0&doc_id=2051066&doc_no=S212072\" target=\"_blank\">S212072 \u003c/a>(H038563; Santa Clara County Superior Court – CV167289)\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cp>San Francisco Mayor Ed Lee and Supervisor Malia Cohen are urging administrators of San Francisco's public employee pension system to consider middle-income families as they develop the system's investment portfolio.\u003c/p>\n\u003cp>On Wednesday, Lee and Cohen \u003ca href=\"http://www.sfmayor.org/index.aspx?recordid=897&page=846\" target=\"_blank\">announced a resolution\u003c/a> calling for a $125 million investment over the next 10 years in loans for those who currently make too much money to qualify for the city's \u003ca href=\"http://www.sf-moh.org/index.aspx?page=737\" target=\"_blank\">Downpayment Assistance Loan Program (DALP)\u003c/a>.\u003c/p>\n\u003cp>\"These are what we define as middle-income families,\" Lee said. \"They are teachers, they are nurses. They're janitors, they're firefighters, they're police officers.\"\u003c/p>\n\u003cp>For example, he said, a family of four making about $178,000 a year would qualify under the expanded DALP program, administered by the Mayor's Office of Housing and Community Development. Households of two people making about $143,000 would also make the cut.\u003c/p>\n\u003cp>Lee said the resolution is designed to assist up to 1,500 families. It's expected to go before the San Francisco Retirement Board for approval next month.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Cohen, who is also vice president of the retirement board, described the existing DALP loans as an extremely safe investment, with a loss rate of less than 1 percent. She said the new proposal will be structured to ensure a reasonable rate of return.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\"Not only are we making investments in China, in other developing parts of the world, but we also need to be taking a critical look at the resources we have here right in our own backyard,\" she said.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>San Francisco Mayor Ed Lee and Supervisor Malia Cohen are urging administrators of San Francisco's public employee pension system to consider middle-income families as they develop the system's investment portfolio.\u003c/p>\n\u003cp>On Wednesday, Lee and Cohen \u003ca href=\"http://www.sfmayor.org/index.aspx?recordid=897&page=846\" target=\"_blank\">announced a resolution\u003c/a> calling for a $125 million investment over the next 10 years in loans for those who currently make too much money to qualify for the city's \u003ca href=\"http://www.sf-moh.org/index.aspx?page=737\" target=\"_blank\">Downpayment Assistance Loan Program (DALP)\u003c/a>.\u003c/p>\n\u003cp>\"These are what we define as middle-income families,\" Lee said. \"They are teachers, they are nurses. They're janitors, they're firefighters, they're police officers.\"\u003c/p>\n\u003cp>For example, he said, a family of four making about $178,000 a year would qualify under the expanded DALP program, administered by the Mayor's Office of Housing and Community Development. Households of two people making about $143,000 would also make the cut.\u003c/p>\n\u003cp>Lee said the resolution is designed to assist up to 1,500 families. It's expected to go before the San Francisco Retirement Board for approval next month.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Cohen, who is also vice president of the retirement board, described the existing DALP loans as an extremely safe investment, with a loss rate of less than 1 percent. She said the new proposal will be structured to ensure a reasonable rate of return.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\"Not only are we making investments in China, in other developing parts of the world, but we also need to be taking a critical look at the resources we have here right in our own backyard,\" she said.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cp>San Francisco city officials plan to put a measure on the November ballot asking voters to back a preservation fund supporting longtime small businesses and nonprofits facing rising commercial rents and gentrification.\u003c/p>\n\u003cp>\"They have a very important part in the character of these neighborhoods, and unless the city makes an investment in helping them, they're going to fail,\" says Supervisor David Campos, who is sponsoring the legislation along with supervisors John Avalos, Jane Kim and Eric Mar.\u003c/p>\n\u003cp>Last year, the city's budget and legislative analyst \u003ca href=\"http://www.sfbos.org/Modules/ShowDocument.aspx?documentid=50557\" target=\"_blank\">issued a report\u003c/a> saying thousands of businesses would close, driven in part by commercial real estate prices. It predicted that if current trends continue, more than 5,000 businesses would close or change locations by 2019.\u003c/p>\n\u003cp>Campos says the proposed measure, the first of its kind in the nation, was crafted in consultation with a broad array of stakeholders, including the small business community, preservation activists like \u003ca href=\"http://www.sfheritage.org/\" target=\"_blank\">SF Heritage\u003c/a>, nonprofits, the Chamber of Commerce and realtors.\u003c/p>\n\u003cp>\"We have worked with folks that are not necessarily on the same page and said, 'How can we as San Francisco prioritize these legacy businesses?'\"\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The proposed Legacy Business Historic Preservation Fund would make businesses that are 30 years or older eligible for annual grants of up to $50,000, or $500 per employee, and an annual $4.50-per- square foot grant would be available to property owners up to $22,500. No more than 300 businesses could qualify each year. Campos says businesses will have to show to the \u003ca href=\"http://sfgsa.org/index.aspx?page=4204\">Small Business Commission\u003c/a> that they've contributed to the community and that they've benefited or provided character to the neighborhood.\u003c/p>\n\u003cp>He says it's especially important to give property owners incentives to provide 10-year leases, instead of short-term leases that are sometimes month to month.\u003c/p>\n\u003cp>\"That instability is very dangerous and actually has lead to businesses closing because the rents can go up so quickly,\" he says, pointing out that the state does not allow rent control on commercial properties.\u003c/p>\n\u003cp>Campos' office says there are 7,000 businesses in the city that are 30 years or older, and around 3,000 may be eligible for the program. The money for the fund, estimated annually at $3 million, would come out of the city's general fund.\u003c/p>\n\u003cp>The measure is expected to be put on the ballot by the Board of Supervisors, and early polling indicates voters would support it.\u003c/p>\n\u003cp>In recent years the city has seen a number of famous and beloved restaurants and bars close, including \u003ca href=\"http://ww2.kqed.org/news/2015/04/25/goodbye-lexington-owner-to-shut-doors-to-beloved-lesbian-bar\" target=\"_blank\">The Lexington Club\u003c/a>, \u003ca href=\"http://insidescoopsf.sfgate.com/blog/2014/03/17/joes-cable-car-says-goodbye/\" target=\"_blank\">Joe's Cable Car\u003c/a>, \u003ca href=\"http://www.sfexaminer.com/sanfrancisco/chinatown-landmark-empress-of-china-set-to-shutter/Content?oid=2915368\" target=\"_blank\">Empress of China\u003c/a>, and \u003ca href=\"http://ww2.kqed.org/pop/2014/02/27/esta-noche-to-close-nothing-is-sacred-san-francisco/\" target=\"_blank\">Esta Noche\u003c/a>.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\"This is not going to answer every problem, and it's not going to address every situation,\" says Campos. \"But it's some assistance and I think it will have an impact and make a difference.\"\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>San Francisco city officials plan to put a measure on the November ballot asking voters to back a preservation fund supporting longtime small businesses and nonprofits facing rising commercial rents and gentrification.\u003c/p>\n\u003cp>\"They have a very important part in the character of these neighborhoods, and unless the city makes an investment in helping them, they're going to fail,\" says Supervisor David Campos, who is sponsoring the legislation along with supervisors John Avalos, Jane Kim and Eric Mar.\u003c/p>\n\u003cp>Last year, the city's budget and legislative analyst \u003ca href=\"http://www.sfbos.org/Modules/ShowDocument.aspx?documentid=50557\" target=\"_blank\">issued a report\u003c/a> saying thousands of businesses would close, driven in part by commercial real estate prices. It predicted that if current trends continue, more than 5,000 businesses would close or change locations by 2019.\u003c/p>\n\u003cp>Campos says the proposed measure, the first of its kind in the nation, was crafted in consultation with a broad array of stakeholders, including the small business community, preservation activists like \u003ca href=\"http://www.sfheritage.org/\" target=\"_blank\">SF Heritage\u003c/a>, nonprofits, the Chamber of Commerce and realtors.\u003c/p>\n\u003cp>\"We have worked with folks that are not necessarily on the same page and said, 'How can we as San Francisco prioritize these legacy businesses?'\"\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The proposed Legacy Business Historic Preservation Fund would make businesses that are 30 years or older eligible for annual grants of up to $50,000, or $500 per employee, and an annual $4.50-per- square foot grant would be available to property owners up to $22,500. No more than 300 businesses could qualify each year. Campos says businesses will have to show to the \u003ca href=\"http://sfgsa.org/index.aspx?page=4204\">Small Business Commission\u003c/a> that they've contributed to the community and that they've benefited or provided character to the neighborhood.\u003c/p>\n\u003cp>He says it's especially important to give property owners incentives to provide 10-year leases, instead of short-term leases that are sometimes month to month.\u003c/p>\n\u003cp>\"That instability is very dangerous and actually has lead to businesses closing because the rents can go up so quickly,\" he says, pointing out that the state does not allow rent control on commercial properties.\u003c/p>\n\u003cp>Campos' office says there are 7,000 businesses in the city that are 30 years or older, and around 3,000 may be eligible for the program. The money for the fund, estimated annually at $3 million, would come out of the city's general fund.\u003c/p>\n\u003cp>The measure is expected to be put on the ballot by the Board of Supervisors, and early polling indicates voters would support it.\u003c/p>\n\u003cp>In recent years the city has seen a number of famous and beloved restaurants and bars close, including \u003ca href=\"http://ww2.kqed.org/news/2015/04/25/goodbye-lexington-owner-to-shut-doors-to-beloved-lesbian-bar\" target=\"_blank\">The Lexington Club\u003c/a>, \u003ca href=\"http://insidescoopsf.sfgate.com/blog/2014/03/17/joes-cable-car-says-goodbye/\" target=\"_blank\">Joe's Cable Car\u003c/a>, \u003ca href=\"http://www.sfexaminer.com/sanfrancisco/chinatown-landmark-empress-of-china-set-to-shutter/Content?oid=2915368\" target=\"_blank\">Empress of China\u003c/a>, and \u003ca href=\"http://ww2.kqed.org/pop/2014/02/27/esta-noche-to-close-nothing-is-sacred-san-francisco/\" target=\"_blank\">Esta Noche\u003c/a>.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\"This is not going to answer every problem, and it's not going to address every situation,\" says Campos. \"But it's some assistance and I think it will have an impact and make a difference.\"\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "San Francisco Supervisors Postpone Action on Airbnb Law",
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"headTitle": "Boomtown | News Fix | KQED News",
"content": "\u003cp>\u003cstrong>Update Tuesday 6:20 p.m.\u003c/strong>\u003c/p>\n\u003cp>A majority of San Francisco supervisors voted to postpone action on two competing measures aimed at strengthening short-term rental regulation in the city -- but an unhappy minority forced some debate before the continuance passed.\u003c/p>\n\u003cp>\"A vote for a continuance is a vote for Airbnb,\" Supervisor John Avalos said about an hour into the debate, as it became increasingly clear that most supervisors supported moving the issue to the Board's July 15 meeting.\u003c/p>\n\u003cp>Avalos co-sponsored David Campos' proposal that contained stronger enforcement mechanisms and a shorter, 60-day cap on how many days a unit can legally be rented on the \"sharing economy.\"\u003c/p>\n\u003cp>But supervisors either behind Mayor Ed Lee and Supervisor Mark Farrell's competing ordinance, or ones who thought there might be common ground between the two measures, outnumbered Campos' supporters.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"I would welcome these additional conversations on this complicated topic,\" Farrell said. \"From my perspective, we passed a framework last year, now let’s take the time to get it right.\"\u003c/p>\n\u003cp>Farrell's ordinance would impose a 120-day cap and doesn't require the company to report data to the city, a provision officials with the city's planning department have called a \"lynchpin\" in their ability to enforce any limit on Airbnb rentals.\u003c/p>\n\u003cp>\"Campos’ legislation goes too far and is not the appropriate response,\" Supervisor Scott Wiener said, adding that many people in his district are clinging to their homes through money they're making on short-term rentals. \"Sixty days is not going to meet these needs.\"\u003c/p>\n\u003cp>Campos criticized a law that took effect Feb. 1, and Airbnb's role in crafting it.\u003c/p>\n\u003cp>\"The reason that we are in this mess is because we have as a city decided to roll over for a $20 billion corporation and let that corporation write the laws that should be written by the elected legislators,\" Campos said. \"The last thing that we need in this building is to give the lobbyists of Airbnb more time to do what they have been doing in this building for the last couple of years.\"\u003c/p>\n\u003cp>Farrell's motion for a continuance passed 7-4, with supervisors Katy Tang, Norman Yee, London Breed, Julie Christensen, Malia Cohen, Wiener and Farrell in favor. Eric Mar, Jane Kim, Avalos and Kim opposed the delay.\u003c/p>\n\u003cp>\u003cstrong>Original Post\u003c/strong>\u003c/p>\n\u003cp>Less than a year after a messy, drawn-out debate over how to regulate short-term rentals like those found on Airbnb, San Francisco's Board of Supervisors will take up the issue again.\u003c/p>\n\u003cp>The board will vote Tuesday on two plans to change the current ordinance governing how city residents can rent out their homes on a short-term basis.\u003c/p>\n\u003cp>Most supervisors are in agreement that the law (which took effect in February) \u003ca href=\"http://ww2.kqed.org/news/2015/04/23/San-Francisco-Tighten-Airbnb-Law\" target=\"_blank\">is not working\u003c/a>, particularly in cracking down on hosts who rent out their entire homes for more than the currently allowed 90 days a year.\u003c/p>\n\u003cp>The dueling plans, one from Mayor Ed Lee and Supervisor Mark Farrell, the other from Supervisor David Campos, would both set a hard cap on the length of all rentals, which are currently unlimited if the host stays in the home while renting out a room.\u003c/p>\n\u003caside class=\"pullquote alignright\">'The fact that short-term rentals are taking housing off the market in the middle of this brutal housing crisis is simply unacceptable.'\u003ccite class=\"alignright\">Supervisor David Campos\u003c/cite>\u003c/aside>\n\u003cp>The plan from Lee and Farrell would give the city more resources to register residents and enforce the law by creating a new office staffed through other city agencies to handle short-term rentals.\u003c/p>\n\u003cp>\"The city has to be the primary enforcement agency here,\" says Farrell. \"It's a law that we're creating and that we should be tasked with enforcing.\"\u003c/p>\n\u003cp>Supervisor David Campos wants to give more enforcement power to neighbors and nonprofits, who under his plan would be able to institute civil proceedings against hosts, even if a violation has not been determined by the city.\u003c/p>\n\u003cp>\"The fact that short-term rentals are taking housing off the market in the middle of this brutal housing crisis is simply unacceptable,\" Campos said at a Land Use and Transportation Committee meeting last month.\u003c/p>\n\u003cp>Airbnb disputes Campos' assertion that short-term rentals are tied to the city's housing crunch. The company released data in advance of the vote showing that residents in nearly all San Francisco neighborhoods would have to rent out homes for over 200 nights a year on Airbnb to equal the money they would get from a normal rental.\u003c/p>\n\u003cp>Instead, the report concludes that the extra income residents make by renting out their homes is \"the one thing making it possible for thousands of middle-class families to stay in the city they love.\"\u003c/p>\n\u003cp>No one expects Tuesday's vote to end San Francisco's short-term rental debate. The group \u003ca href=\"http://www.sharebettersf.com/\" target=\"_blank\">ShareBetter SF\u003c/a> has filed a measure for the November ballot that would enact many provisions found in Campos' bill. Campos has said he will support that measure if he can't achieve his goals at the board.\u003c/p>\n\u003cp>ShareBetter SF released a poll on Monday, conducted by Goodwin-Simon Strategic Research, showing strong support for two key pieces of Campos' plan: a provision that would bar Airbnb from listing properties that aren't registered with the city, and another giving neighbors a private right-of-action against hosts who violate the law.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>KQED's Alex Emslie contributed to this report.\u003c/em>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cstrong>Update Tuesday 6:20 p.m.\u003c/strong>\u003c/p>\n\u003cp>A majority of San Francisco supervisors voted to postpone action on two competing measures aimed at strengthening short-term rental regulation in the city -- but an unhappy minority forced some debate before the continuance passed.\u003c/p>\n\u003cp>\"A vote for a continuance is a vote for Airbnb,\" Supervisor John Avalos said about an hour into the debate, as it became increasingly clear that most supervisors supported moving the issue to the Board's July 15 meeting.\u003c/p>\n\u003cp>Avalos co-sponsored David Campos' proposal that contained stronger enforcement mechanisms and a shorter, 60-day cap on how many days a unit can legally be rented on the \"sharing economy.\"\u003c/p>\n\u003cp>But supervisors either behind Mayor Ed Lee and Supervisor Mark Farrell's competing ordinance, or ones who thought there might be common ground between the two measures, outnumbered Campos' supporters.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"I would welcome these additional conversations on this complicated topic,\" Farrell said. \"From my perspective, we passed a framework last year, now let’s take the time to get it right.\"\u003c/p>\n\u003cp>Farrell's ordinance would impose a 120-day cap and doesn't require the company to report data to the city, a provision officials with the city's planning department have called a \"lynchpin\" in their ability to enforce any limit on Airbnb rentals.\u003c/p>\n\u003cp>\"Campos’ legislation goes too far and is not the appropriate response,\" Supervisor Scott Wiener said, adding that many people in his district are clinging to their homes through money they're making on short-term rentals. \"Sixty days is not going to meet these needs.\"\u003c/p>\n\u003cp>Campos criticized a law that took effect Feb. 1, and Airbnb's role in crafting it.\u003c/p>\n\u003cp>\"The reason that we are in this mess is because we have as a city decided to roll over for a $20 billion corporation and let that corporation write the laws that should be written by the elected legislators,\" Campos said. \"The last thing that we need in this building is to give the lobbyists of Airbnb more time to do what they have been doing in this building for the last couple of years.\"\u003c/p>\n\u003cp>Farrell's motion for a continuance passed 7-4, with supervisors Katy Tang, Norman Yee, London Breed, Julie Christensen, Malia Cohen, Wiener and Farrell in favor. Eric Mar, Jane Kim, Avalos and Kim opposed the delay.\u003c/p>\n\u003cp>\u003cstrong>Original Post\u003c/strong>\u003c/p>\n\u003cp>Less than a year after a messy, drawn-out debate over how to regulate short-term rentals like those found on Airbnb, San Francisco's Board of Supervisors will take up the issue again.\u003c/p>\n\u003cp>The board will vote Tuesday on two plans to change the current ordinance governing how city residents can rent out their homes on a short-term basis.\u003c/p>\n\u003cp>Most supervisors are in agreement that the law (which took effect in February) \u003ca href=\"http://ww2.kqed.org/news/2015/04/23/San-Francisco-Tighten-Airbnb-Law\" target=\"_blank\">is not working\u003c/a>, particularly in cracking down on hosts who rent out their entire homes for more than the currently allowed 90 days a year.\u003c/p>\n\u003cp>The dueling plans, one from Mayor Ed Lee and Supervisor Mark Farrell, the other from Supervisor David Campos, would both set a hard cap on the length of all rentals, which are currently unlimited if the host stays in the home while renting out a room.\u003c/p>\n\u003caside class=\"pullquote alignright\">'The fact that short-term rentals are taking housing off the market in the middle of this brutal housing crisis is simply unacceptable.'\u003ccite class=\"alignright\">Supervisor David Campos\u003c/cite>\u003c/aside>\n\u003cp>The plan from Lee and Farrell would give the city more resources to register residents and enforce the law by creating a new office staffed through other city agencies to handle short-term rentals.\u003c/p>\n\u003cp>\"The city has to be the primary enforcement agency here,\" says Farrell. \"It's a law that we're creating and that we should be tasked with enforcing.\"\u003c/p>\n\u003cp>Supervisor David Campos wants to give more enforcement power to neighbors and nonprofits, who under his plan would be able to institute civil proceedings against hosts, even if a violation has not been determined by the city.\u003c/p>\n\u003cp>\"The fact that short-term rentals are taking housing off the market in the middle of this brutal housing crisis is simply unacceptable,\" Campos said at a Land Use and Transportation Committee meeting last month.\u003c/p>\n\u003cp>Airbnb disputes Campos' assertion that short-term rentals are tied to the city's housing crunch. The company released data in advance of the vote showing that residents in nearly all San Francisco neighborhoods would have to rent out homes for over 200 nights a year on Airbnb to equal the money they would get from a normal rental.\u003c/p>\n\u003cp>Instead, the report concludes that the extra income residents make by renting out their homes is \"the one thing making it possible for thousands of middle-class families to stay in the city they love.\"\u003c/p>\n\u003cp>No one expects Tuesday's vote to end San Francisco's short-term rental debate. The group \u003ca href=\"http://www.sharebettersf.com/\" target=\"_blank\">ShareBetter SF\u003c/a> has filed a measure for the November ballot that would enact many provisions found in Campos' bill. Campos has said he will support that measure if he can't achieve his goals at the board.\u003c/p>\n\u003cp>ShareBetter SF released a poll on Monday, conducted by Goodwin-Simon Strategic Research, showing strong support for two key pieces of Campos' plan: a provision that would bar Airbnb from listing properties that aren't registered with the city, and another giving neighbors a private right-of-action against hosts who violate the law.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>KQED's Alex Emslie contributed to this report.\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Richmond's Plan to Bring Decaying Houses Back From the Dead",
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"content": "\u003cp>The city of Richmond has a zombie problem -- that is, zombie houses.\u003c/p>\n\u003cp>Those are houses left abandoned and in extreme states of disrepair for years, some stuffed full of refuse and crumbling, others completely gutted by fire. It's not easy to fix them because in many cases the owners have died or were forced to walk away due to \u003ca href=\"http://money.cnn.com/2015/02/06/real_estate/zombie-foreclosure/\" target=\"_blank\">foreclosure. \u003c/a>\u003c/p>\n\u003cp>Richmond estimates that there are 1,000 such homes, each one costing the city $7,000 on average per year in cleanup and policing. They're also a major eyesore in otherwise well-maintained neighborhoods. Now the city has a \u003ca href=\"http://www.ci.richmond.ca.us/DocumentCenter/View/31212\" target=\"_blank\">plan\u003c/a> to tackle the problem.\u003c/p>\n\u003cp>[soundcloud url=\"https://api.soundcloud.com/tracks/209009191\" 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>On Tuesday, the Richmond City Council voted to issue $3 million in social impact bonds to private investors. They're low-interest loans that will allow funders, including banks, to front the money for the city to purchase the houses and renovate or rebuild them. Once they sell, the investors get paid back and Richmond has more money to funnel into revitalizing more houses. The city can collect property taxes on the lived-in homes, and the property values in those neighborhoods rise.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Richmond Code Enforcement Superintendent Denée Evans says that because the homes are empty, they've become prime targets for illegal dumping and squatters. In the winter people build fires to keep warm, Evans says, and end up nearly burning them down.\u003c/p>\n\u003cp>There's one such house on A Street in the Iron Triangle. It's been empty for a decade, but caught fire only this past year. Nearly the entire structure is charred, and the lot is open and full of trash and tall grass. Evans is worried about curious neighborhood kids.\u003c/p>\n\u003cp>\"They like these type of structures they can go in and play,\" she says. \"But it's unsafe. You can see the roof is collapsing , the floors are probably unsafe and unsteady. To be honest with you, before this is acquired, we'll probably have to put up a fence because this is a safety issue.\"\u003c/p>\n\u003cfigure id=\"attachment_10552298\" class=\"wp-caption alignleft\" style=\"max-width: 800px\">\u003cimg class=\"wp-image-10552298 size-medium\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut-800x496.jpg\" alt=\"RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-(1)-qut\" width=\"800\" height=\"496\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut-800x496.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut-400x248.jpg 400w, https://ww2.kqed.org/app/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut-1440x893.jpg 1440w, https://ww2.kqed.org/app/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut-1180x731.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut-960x595.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Another 'zombie' house. Someone was asleep on the porch as this photo was taken. We've removed the address from this abandoned house to prevent easy location. \u003ccite>(Amanda Font/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Acquiring the homes is the tough part. The\u003ca href=\"http://www.richmondcf.org/\" target=\"_blank\"> Richmond Community Foundation\u003c/a> is helping to facilitate purchasing the properties. Jim Becker is the president and CEO of the nonprofit. He says many of the properties have stood empty because the previous owner died and heirs either couldn't be found or didn't want to take over the house.\u003c/p>\n\u003cp>The program will have to navigate the tricky world of probate to reclaim such houses from unresolved estates. Others were abandoned after the 2008 housing bust and will have to be purchased from the banks that hold the mortgages. It's going to take some time.\u003c/p>\n\u003cp>Once the houses are returned to a livable state, Becker's organization will partner with another nonprofit, SparkPoint, to sell them to low- and middle-income families through a \u003ca href=\"http://chdcnr.com/programs-services/first-time-homebuyer-program/index.php\" target=\"_blank\">First Time Homebuyer\u003c/a> program.\u003c/p>\n\u003cp>\"Clients that graduate from these programs will have the first opportunity to purchase these homes,\" says Becker, \"without competition.\"\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The City Council expects the bonds to be filled within 30 to 60 days. They've got between 10 and 15 houses in their sights to start with, but plan to roll out the revitalization program to many more. In this way, they hope to bring new life to those zombie homes and many of Richmond's neighborhoods.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The city of Richmond has a zombie problem -- that is, zombie houses.\u003c/p>\n\u003cp>Those are houses left abandoned and in extreme states of disrepair for years, some stuffed full of refuse and crumbling, others completely gutted by fire. It's not easy to fix them because in many cases the owners have died or were forced to walk away due to \u003ca href=\"http://money.cnn.com/2015/02/06/real_estate/zombie-foreclosure/\" target=\"_blank\">foreclosure. \u003c/a>\u003c/p>\n\u003cp>Richmond estimates that there are 1,000 such homes, each one costing the city $7,000 on average per year in cleanup and policing. They're also a major eyesore in otherwise well-maintained neighborhoods. Now the city has a \u003ca href=\"http://www.ci.richmond.ca.us/DocumentCenter/View/31212\" target=\"_blank\">plan\u003c/a> to tackle the problem.\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/209009191&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/209009191'>\n \u003c/iframe>\n \u003c/div>\u003c/p>\u003cp>\u003c/p>\n\u003cp>On Tuesday, the Richmond City Council voted to issue $3 million in social impact bonds to private investors. They're low-interest loans that will allow funders, including banks, to front the money for the city to purchase the houses and renovate or rebuild them. Once they sell, the investors get paid back and Richmond has more money to funnel into revitalizing more houses. The city can collect property taxes on the lived-in homes, and the property values in those neighborhoods rise.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Richmond Code Enforcement Superintendent Denée Evans says that because the homes are empty, they've become prime targets for illegal dumping and squatters. In the winter people build fires to keep warm, Evans says, and end up nearly burning them down.\u003c/p>\n\u003cp>There's one such house on A Street in the Iron Triangle. It's been empty for a decade, but caught fire only this past year. Nearly the entire structure is charred, and the lot is open and full of trash and tall grass. Evans is worried about curious neighborhood kids.\u003c/p>\n\u003cp>\"They like these type of structures they can go in and play,\" she says. \"But it's unsafe. You can see the roof is collapsing , the floors are probably unsafe and unsteady. To be honest with you, before this is acquired, we'll probably have to put up a fence because this is a safety issue.\"\u003c/p>\n\u003cfigure id=\"attachment_10552298\" class=\"wp-caption alignleft\" style=\"max-width: 800px\">\u003cimg class=\"wp-image-10552298 size-medium\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut-800x496.jpg\" alt=\"RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-(1)-qut\" width=\"800\" height=\"496\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut-800x496.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut-400x248.jpg 400w, https://ww2.kqed.org/app/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut-1440x893.jpg 1440w, https://ww2.kqed.org/app/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut-1180x731.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut-960x595.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2015/06/RS15395_RS15393_RS15390_20150603_104739.jpg-alt_272-1-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Another 'zombie' house. Someone was asleep on the porch as this photo was taken. We've removed the address from this abandoned house to prevent easy location. \u003ccite>(Amanda Font/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Acquiring the homes is the tough part. The\u003ca href=\"http://www.richmondcf.org/\" target=\"_blank\"> Richmond Community Foundation\u003c/a> is helping to facilitate purchasing the properties. Jim Becker is the president and CEO of the nonprofit. He says many of the properties have stood empty because the previous owner died and heirs either couldn't be found or didn't want to take over the house.\u003c/p>\n\u003cp>The program will have to navigate the tricky world of probate to reclaim such houses from unresolved estates. Others were abandoned after the 2008 housing bust and will have to be purchased from the banks that hold the mortgages. It's going to take some time.\u003c/p>\n\u003cp>Once the houses are returned to a livable state, Becker's organization will partner with another nonprofit, SparkPoint, to sell them to low- and middle-income families through a \u003ca href=\"http://chdcnr.com/programs-services/first-time-homebuyer-program/index.php\" target=\"_blank\">First Time Homebuyer\u003c/a> program.\u003c/p>\n\u003cp>\"Clients that graduate from these programs will have the first opportunity to purchase these homes,\" says Becker, \"without competition.\"\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The City Council expects the bonds to be filled within 30 to 60 days. They've got between 10 and 15 houses in their sights to start with, but plan to roll out the revitalization program to many more. In this way, they hope to bring new life to those zombie homes and many of Richmond's neighborhoods.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe width=\"100%\" height=\"166\" scrolling=\"no\" frameborder=\"no\" src=\"https://w.soundcloud.com/player/?url=https%3A//api.soundcloud.com/tracks/208856544&color=ff5500&auto_play=false&hide_related=false&show_comments=true&show_user=true&show_reposts=false\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>KQED's morning news anchor Joshua Johnson, \u003cem>The California Report\u003c/em> host Queena Kim and blog guy Dan Brekke talk about a proposal to freeze new market-rate housing development in San Francisco's Mission District, the latest news on water conservation efforts amid the drought and an initiative to cut down lots of eucalyptus trees in the East Bay hills.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\u003cp>\u003c/p>\n",
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