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"content": "\u003cfigure id=\"attachment_104514\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003cimg class=\"size-medium wp-image-104514 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/minidorms-300x240.png\" alt=\"Berkeley has, in the past, identified this house on Parker Street. as a mini-dorm property south of the Cal campus. Image: Google Maps\" width=\"300\" height=\"240\">\u003cfigcaption class=\"wp-caption-text\">A Berkeley \"mini-dorm,\" as identified by the city. (Image: Google Maps)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>by Emilie Raguso, \u003ca href=\"http://www.berkeleyside.com/\" target=\"_blank\">Berkeleyside\u003c/a>\u003c/strong>\u003c/p>\n\u003cp>After at least eight meetings dating back to late 2011, the \u003ca href=\"http://www.berkeleyside.com/tag/berkeley-city-council/\">Berkeley City Council\u003c/a> voted last week to begin to try to curb the proliferation of “mini-dorms” in residential areas around town.\u003c/p>\n\u003cp>Residents, particularly in the campus area, have been speaking out to the city about the problems that can be posed by these set-ups, which the city defines as group living households where renters have individual leases with landlords. Residents have said certain landlords pack as many people into these properties as possible, which leads to problems with noise, parking and traffic.\u003c/p>\n\u003cp>Currently, landlords can divide their properties into any number of bedrooms allowed by the building code, and the city has no authority to review or deny the plans. This has led to “numerous bad examples of excessive bedrooms in structures,” \u003ca href=\"http://www.berkeleyside.com/tag/eric-angstadt/\">Eric Angstadt\u003c/a>, city planning director, told the council last week. “We all agree that some degree of discretionary review is needed in order to allow us to begin to curb the construction of these types of situations.”\u003c/p>\n\u003cp>Most mini-dorms have at least six bedrooms, and often have eight or more, according to a city staff report from January. One challenge in controlling their proliferation, say city staff, is to find a way to regulate mini-dorms without putting an undue burden on other residents who wish to add bedrooms to their property. \u003c!--more-->\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cstrong>South side bears brunt of the problem\u003c/strong>\u003c/p>\n\u003cp>According to a city staff report from July 2012, the south side area near the Cal campus bears much of the brunt of this problem, due to landlords catering to students who want to live close to campus. The \u003ca href=\"http://www.berkeleyside.com/tag/southside-neighborhood-consortium/\">Southside Neighborhood Consortium\u003c/a> — the umbrella organization for six neighborhood groups in the area — wrote a memo asking the city to deal with mini-dorms in January 2012. According to the group, there are “at least a couple of dozen properties that have become mini-dorms over the last few years.”\u003c/p>\n\u003cp>In a typical situation, according to the group, an investor purchases an existing unit with, say, three bedrooms. The owner then adds bedrooms to the property without adding any additional common space or parking, then markets the property to students. One resident who spoke last week said an estimated 12-14 students may live in one of these homes at any given time.\u003c/p>\n\u003cp>\u003cimg class=\"alignright size-full wp-image-97018\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/05/BerkeleysideLOGOfinal.gif\" alt=\"BerkeleysideLOGOfinal\" width=\"160\" height=\"44\">“The typical outcome of these conversions is, effectively, a ‘party house’ that generates unacceptable levels of noise, trash, poorly maintained yards and structures, greater numbers of cars requiring parking, and late-night traffic,” according to the memo. “Owners of mini-dorms generally are unresponsive to requests to manage their properties in a manner that would reduce negative impacts because of the revenue that would be lost by lowering density or by enforcing ‘no party’ clauses in leases, etc.”\u003c/p>\n\u003cp>\u003cstrong>‘Cycle of neighborhood degradation’\u003c/strong>\u003c/p>\n\u003cp>These mini-dorms, according to the memo, lead to “a vicious cycle of neighborhood degradation” as residents move out due to the problems posed by mini-dorms, and investors then snatch up the properties to convert them into more mini-dorms: “In this way, long-term homeowners and tenants are displaced with a transient population that tends to view the Berkeley community as a place to ‘party’ in an irresponsible manner.”\u003c/p>\n\u003cp>Last \u003ca href=\"http://www.cityofberkeley.info/Clerk/City_Council/City_Council__Agenda_Index.aspx\">Tuesday night, July 16\u003c/a>, the council voted to ask the city’s \u003ca href=\"http://www.berkeleyside.com/tag/planning-commission/\">Planning Commission\u003c/a> to develop an ordinance designed to regulate mini-dorms. The ordinance would control the addition of bedrooms in some residential zones, and may be modeled on a \u003ca href=\"http://www.codepublishing.com/CA/SanLuisObispo/sanluisobispo17/SanLuisObispo1793.html\">related ordinance in San Luis Obispo\u003c/a>. Council also asked the commission to consider creating an “overlay district,” which could limit the regulations to a certain area, such as south of campus, rather than having it apply city-wide.\u003c/p>\n\u003cp>The ordinance would apply only to new construction, and would require a use permit with a public hearing for the addition of a sixth bedroom or more. It would not apply to other types of group housing — such as fraternities and sororities, dorms or rooming houses — which are defined differently under the city code.\u003c/p>\n\u003cp>\u003cstrong>Council has several policies in contention\u003c/strong>\u003c/p>\n\u003cp>\u003ca href=\"http://www.berkeleyside.com/tag/susan-wengraf/\">Councilwoman Susan Wengraf\u003c/a> noted that the new limitation seemed to be somewhat in opposition to a recent council decision to allow property owners to build additional in-law type units on their property with fewer administrative hurdles. That would ultimately mean, once the mini-dorm ordinance is final, that adding a sixth bedroom would require more review — including fees of an estimated $5,000 — than construction of a detached in-law unit.\u003c/p>\n\u003cp>Replied city attorney \u003ca href=\"http://www.berkeleyside.com/tag/zach-cowan/\">Zach Cowan\u003c/a>: “The council has various policies that are in contention with each other, and that’s just another one. ”\u003c/p>\n\u003cp>\u003ca href=\"http://www.berkeleyside.com/tag/jesse-arreguin/\">Councilman Jesse Arreguín\u003c/a> said ultimately the city needs to improve enforcement of its ordinances to ensure that problems associated with mini-dorms are kept to a minimum: “What it really comes down to is enforcing the existing law and whatever new policy we adopt.”\u003c/p>\n\u003cp>In response to concerns expressed by \u003ca href=\"http://www.berkeleyside.com/tag/laurie-capitelli/\">Councilman Laurie Capitelli\u003c/a> that the new ordinance wouldn’t solve all the problems noted by residents, \u003ca href=\"http://www.berkeleyside.com/tag/kriss-worthington/\">Councilman Kriss Worthington\u003c/a> said that, at least, it’s a start.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>“I do agree it won’t work for all of the people all of the time,” said Worthington. “We’re not proposing this as a panacea to solve all the problems. This is just one tool that’s proposed for us to move forward.”\u003c/p>\n\n",
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"description": "by Emilie Raguso, Berkeleyside After at least eight meetings dating back to late 2011, the Berkeley City Council voted last week to begin to try to curb the proliferation of “mini-dorms” in residential areas around town. Residents, particularly in the campus area, have been speaking out to the city about the problems that can be",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_104514\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003cimg class=\"size-medium wp-image-104514 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/minidorms-300x240.png\" alt=\"Berkeley has, in the past, identified this house on Parker Street. as a mini-dorm property south of the Cal campus. Image: Google Maps\" width=\"300\" height=\"240\">\u003cfigcaption class=\"wp-caption-text\">A Berkeley \"mini-dorm,\" as identified by the city. (Image: Google Maps)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>by Emilie Raguso, \u003ca href=\"http://www.berkeleyside.com/\" target=\"_blank\">Berkeleyside\u003c/a>\u003c/strong>\u003c/p>\n\u003cp>After at least eight meetings dating back to late 2011, the \u003ca href=\"http://www.berkeleyside.com/tag/berkeley-city-council/\">Berkeley City Council\u003c/a> voted last week to begin to try to curb the proliferation of “mini-dorms” in residential areas around town.\u003c/p>\n\u003cp>Residents, particularly in the campus area, have been speaking out to the city about the problems that can be posed by these set-ups, which the city defines as group living households where renters have individual leases with landlords. Residents have said certain landlords pack as many people into these properties as possible, which leads to problems with noise, parking and traffic.\u003c/p>\n\u003cp>Currently, landlords can divide their properties into any number of bedrooms allowed by the building code, and the city has no authority to review or deny the plans. This has led to “numerous bad examples of excessive bedrooms in structures,” \u003ca href=\"http://www.berkeleyside.com/tag/eric-angstadt/\">Eric Angstadt\u003c/a>, city planning director, told the council last week. “We all agree that some degree of discretionary review is needed in order to allow us to begin to curb the construction of these types of situations.”\u003c/p>\n\u003cp>Most mini-dorms have at least six bedrooms, and often have eight or more, according to a city staff report from January. One challenge in controlling their proliferation, say city staff, is to find a way to regulate mini-dorms without putting an undue burden on other residents who wish to add bedrooms to their property. \u003c!--more-->\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cstrong>South side bears brunt of the problem\u003c/strong>\u003c/p>\n\u003cp>According to a city staff report from July 2012, the south side area near the Cal campus bears much of the brunt of this problem, due to landlords catering to students who want to live close to campus. The \u003ca href=\"http://www.berkeleyside.com/tag/southside-neighborhood-consortium/\">Southside Neighborhood Consortium\u003c/a> — the umbrella organization for six neighborhood groups in the area — wrote a memo asking the city to deal with mini-dorms in January 2012. According to the group, there are “at least a couple of dozen properties that have become mini-dorms over the last few years.”\u003c/p>\n\u003cp>In a typical situation, according to the group, an investor purchases an existing unit with, say, three bedrooms. The owner then adds bedrooms to the property without adding any additional common space or parking, then markets the property to students. One resident who spoke last week said an estimated 12-14 students may live in one of these homes at any given time.\u003c/p>\n\u003cp>\u003cimg class=\"alignright size-full wp-image-97018\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/05/BerkeleysideLOGOfinal.gif\" alt=\"BerkeleysideLOGOfinal\" width=\"160\" height=\"44\">“The typical outcome of these conversions is, effectively, a ‘party house’ that generates unacceptable levels of noise, trash, poorly maintained yards and structures, greater numbers of cars requiring parking, and late-night traffic,” according to the memo. “Owners of mini-dorms generally are unresponsive to requests to manage their properties in a manner that would reduce negative impacts because of the revenue that would be lost by lowering density or by enforcing ‘no party’ clauses in leases, etc.”\u003c/p>\n\u003cp>\u003cstrong>‘Cycle of neighborhood degradation’\u003c/strong>\u003c/p>\n\u003cp>These mini-dorms, according to the memo, lead to “a vicious cycle of neighborhood degradation” as residents move out due to the problems posed by mini-dorms, and investors then snatch up the properties to convert them into more mini-dorms: “In this way, long-term homeowners and tenants are displaced with a transient population that tends to view the Berkeley community as a place to ‘party’ in an irresponsible manner.”\u003c/p>\n\u003cp>Last \u003ca href=\"http://www.cityofberkeley.info/Clerk/City_Council/City_Council__Agenda_Index.aspx\">Tuesday night, July 16\u003c/a>, the council voted to ask the city’s \u003ca href=\"http://www.berkeleyside.com/tag/planning-commission/\">Planning Commission\u003c/a> to develop an ordinance designed to regulate mini-dorms. The ordinance would control the addition of bedrooms in some residential zones, and may be modeled on a \u003ca href=\"http://www.codepublishing.com/CA/SanLuisObispo/sanluisobispo17/SanLuisObispo1793.html\">related ordinance in San Luis Obispo\u003c/a>. Council also asked the commission to consider creating an “overlay district,” which could limit the regulations to a certain area, such as south of campus, rather than having it apply city-wide.\u003c/p>\n\u003cp>The ordinance would apply only to new construction, and would require a use permit with a public hearing for the addition of a sixth bedroom or more. It would not apply to other types of group housing — such as fraternities and sororities, dorms or rooming houses — which are defined differently under the city code.\u003c/p>\n\u003cp>\u003cstrong>Council has several policies in contention\u003c/strong>\u003c/p>\n\u003cp>\u003ca href=\"http://www.berkeleyside.com/tag/susan-wengraf/\">Councilwoman Susan Wengraf\u003c/a> noted that the new limitation seemed to be somewhat in opposition to a recent council decision to allow property owners to build additional in-law type units on their property with fewer administrative hurdles. That would ultimately mean, once the mini-dorm ordinance is final, that adding a sixth bedroom would require more review — including fees of an estimated $5,000 — than construction of a detached in-law unit.\u003c/p>\n\u003cp>Replied city attorney \u003ca href=\"http://www.berkeleyside.com/tag/zach-cowan/\">Zach Cowan\u003c/a>: “The council has various policies that are in contention with each other, and that’s just another one. ”\u003c/p>\n\u003cp>\u003ca href=\"http://www.berkeleyside.com/tag/jesse-arreguin/\">Councilman Jesse Arreguín\u003c/a> said ultimately the city needs to improve enforcement of its ordinances to ensure that problems associated with mini-dorms are kept to a minimum: “What it really comes down to is enforcing the existing law and whatever new policy we adopt.”\u003c/p>\n\u003cp>In response to concerns expressed by \u003ca href=\"http://www.berkeleyside.com/tag/laurie-capitelli/\">Councilman Laurie Capitelli\u003c/a> that the new ordinance wouldn’t solve all the problems noted by residents, \u003ca href=\"http://www.berkeleyside.com/tag/kriss-worthington/\">Councilman Kriss Worthington\u003c/a> said that, at least, it’s a start.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>“I do agree it won’t work for all of the people all of the time,” said Worthington. “We’re not proposing this as a panacea to solve all the problems. This is just one tool that’s proposed for us to move forward.”\u003c/p>\n\n\u003c/div>\u003c/p>",
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"title": "Data Indicate Apartment Rents Falling (Slightly) in San Francisco",
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"content": "\u003cfigure id=\"attachment_104107\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/07/19/104106/-rents-falling-in-san-francisco/attachment/104107/\" rel=\"attachment wp-att-104107\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-104107\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/png-1024x731.\" alt=\"According to new data from the rental startup Zumper, median rents in San Francisco fell slightly. (Zumper)\" width=\"640\" height=\"456\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">According to new data from the rental startup Zumper, median rents in San Francisco fell slightly over the past two months. (Zumper)\u003c/figcaption>\u003c/figure>\n\u003cp>There is some early evidence that rents in San Francisco, which have generated widespread concern in recent years, might finally be leveling off.\u003c/p>\n\u003cp>According to data gathered by the rental startup \u003ca href=\"https://www.zumper.com\">Zumper,\u003c/a> median rents for one- and two-bedroom apartments actually fell slightly between May and July.\u003c/p>\n\u003cp>The company, which says it carries the “vast majority” of listings in the city, calculates the median one-bedroom rent at $2,695 in July (down from $2,764 in May). The median rent for a two-bedroom also dipped slightly, from $4,000 to $3,950 over that two-month period.\u003c!--more-->\u003c/p>\n\u003cp>The median is the numerical value separating the higher half of a data set from the lower half.\u003c/p>\n\u003cp>For the first time this year, according to the data, Russian Hill has edged out South Beach as the most expensive neighborhood in San Francisco for a one-bedroom apartment.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>As of July, the median price for a one-bedroom in Russian Hill is $3,500, which is $50 more than a similar unit costs in South Beach.\u003c/p>\n\u003cp>While rents fell slightly for the city overall, Zumper co-founder and COO Taylor Glass-Moore says rents in northern parts of the city like Pacific Heights and Russian Hill are “likely due to people paying premiums for summer rentals during America’s Cup. I’d expect the prices in those areas to drop a bit once the race is over.”\u003c/p>\n\u003cp>“Zumper has the vast majority of (rental) data in San Francisco,” says co-founder & CEO Anthemos Georgiades, “and it’s all \u003ca href=\"http://www.zumper.com/pro\">posted to us directly\u003c/a> by landlords and brokers so we’re confident in the data.”\u003c/p>\n\u003cp>Georgiades cautions that when studying its data, people should know that ”these are for available units listed onto market this month, and not a reflection of what some people may be historically paying in these neighborhoods.”\u003c/p>\n\u003cp>He says the company uses median rents ”to discount outlier listings and so as to not over/understate the real prices.”\u003c/p>\n\u003cp>At the other end of the spectrum from Russian Hill and South Beach, according to Zumper, the most affordable neighborhoods to find a one-bedroom in the city include the Outer Richmond ($1,835), the Outer Sunset ($1,950), the Outer Mission/ Excelsior ($1,975) and the Bayview ($1,995).\u003c/p>\n\u003cp> \u003c/p>\n\u003cp>\u003c/p>\n\u003cp> \u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_104107\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/07/19/104106/-rents-falling-in-san-francisco/attachment/104107/\" rel=\"attachment wp-att-104107\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-large wp-image-104107\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/png-1024x731.\" alt=\"According to new data from the rental startup Zumper, median rents in San Francisco fell slightly. (Zumper)\" width=\"640\" height=\"456\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">According to new data from the rental startup Zumper, median rents in San Francisco fell slightly over the past two months. (Zumper)\u003c/figcaption>\u003c/figure>\n\u003cp>There is some early evidence that rents in San Francisco, which have generated widespread concern in recent years, might finally be leveling off.\u003c/p>\n\u003cp>According to data gathered by the rental startup \u003ca href=\"https://www.zumper.com\">Zumper,\u003c/a> median rents for one- and two-bedroom apartments actually fell slightly between May and July.\u003c/p>\n\u003cp>The company, which says it carries the “vast majority” of listings in the city, calculates the median one-bedroom rent at $2,695 in July (down from $2,764 in May). The median rent for a two-bedroom also dipped slightly, from $4,000 to $3,950 over that two-month period.\u003c!--more-->\u003c/p>\n\u003cp>The median is the numerical value separating the higher half of a data set from the lower half.\u003c/p>\n\u003cp>For the first time this year, according to the data, Russian Hill has edged out South Beach as the most expensive neighborhood in San Francisco for a one-bedroom apartment.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>As of July, the median price for a one-bedroom in Russian Hill is $3,500, which is $50 more than a similar unit costs in South Beach.\u003c/p>\n\u003cp>While rents fell slightly for the city overall, Zumper co-founder and COO Taylor Glass-Moore says rents in northern parts of the city like Pacific Heights and Russian Hill are “likely due to people paying premiums for summer rentals during America’s Cup. I’d expect the prices in those areas to drop a bit once the race is over.”\u003c/p>\n\u003cp>“Zumper has the vast majority of (rental) data in San Francisco,” says co-founder & CEO Anthemos Georgiades, “and it’s all \u003ca href=\"http://www.zumper.com/pro\">posted to us directly\u003c/a> by landlords and brokers so we’re confident in the data.”\u003c/p>\n\u003cp>Georgiades cautions that when studying its data, people should know that ”these are for available units listed onto market this month, and not a reflection of what some people may be historically paying in these neighborhoods.”\u003c/p>\n\u003cp>He says the company uses median rents ”to discount outlier listings and so as to not over/understate the real prices.”\u003c/p>\n\u003cp>At the other end of the spectrum from Russian Hill and South Beach, according to Zumper, the most affordable neighborhoods to find a one-bedroom in the city include the Outer Richmond ($1,835), the Outer Sunset ($1,950), the Outer Mission/ Excelsior ($1,975) and the Bayview ($1,995).\u003c/p>\n\u003cp> \u003c/p>\n\u003cp>\u003c/p>\n\u003cp> \u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Can East Palo Alto Weather the Tech Boom and Increasing Gentrification?",
"title": "Can East Palo Alto Weather the Tech Boom and Increasing Gentrification?",
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"content": "\u003cfigure id=\"attachment_104039\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/07/18/104008/img_2123-300x200/\" rel=\"attachment wp-att-104039\">\u003cimg class=\"size-full wp-image-104039 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/IMG_2123-300x200.jpg\" alt=\"La Tiendita Market on East Palo Alto’s west side sits in the shadow of the swanky Four Seasons Hotel, developed by the city in the early 2000s to increase its tax base. (Alexei Koseff/Peninsula Press)\" width=\"300\" height=\"200\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">La Tiendita Market on East Palo Alto’s west side sits in the shadow of the swanky Four Seasons Hotel, developed by the city in the early 2000s to increase its tax base. (Alexei Koseff/Peninsula Press)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Alexei Koseff, \u003ca href=\"http://peninsulapress.com/2013/07/16/squeezed-by-the-foreclosure-crisis-and-booming-silicon-valley-real-estate-east-palo-alto-confronts-gentrification/\">Peninsula Press\u003c/a>\u003c/strong>\u003c/p>\n\u003cp>In a region proudly defined by its tech industry and a network of millionaire entrepreneurs, East Palo Alto has always been outside the loop.\u003c/p>\n\u003cp>A few miles from the new Facebook campus and Stanford University, it’s a place where homes can still be bought for low-six-figure sums, and you’re as likely to hear Spanish as English while wandering the sunny suburban streets.\u003c/p>\n\u003cp>The city is a bastion of relative affordability for those in the trenches of Silicon Valley’s economy. Median household income is $50,137, according to Census Bureau estimates — less than half of neighboring Palo Alto and Menlo Park, and well below the San Mateo County median of $87,633.\u003c!--more-->\u003c/p>\n\u003cp>“We’re a bedroom community for people providing services for all the cities around us,” said the Rev. Lawrence C. Goode of \u003ca href=\"http://www.sfarchdiocese.org/parishes/san-mateo-county/east-palo-alto---st-francis-of-assisi/\">St. Francis of Assisi,\u003c/a> East Palo Alto’s largest church.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>But the city’s unique position on the Peninsula is threatened by creeping gentrification. The signs have become increasingly obvious in recent years, as East Palo Alto is pushed at both ends by the devastating effects of the economic crisis and Silicon Valley’s strong recovery.\u003c/p>\n\u003cp>Widespread subprime lending ravaged the community, where more than a third of single-family homes have gone into foreclosure since 2008. Investors began scooping up the available properties at rock-bottom prices, and the city now has a growing number of absentee landlords, many of them buyers from China. Half of the homes sold at foreclosure auctions in the past two years, for instance, are owned by people with primary addresses outside the city.\u003c/p>\n\u003cp>This comes at a time when Facebook has appeared in East Palo Alto’s backyard and nearby communities are beginning to see record real estate prices once again. Despite increased rental housing stock, rents in East Palo Alto are up sharply, perhaps an attempt to capitalize on the potential business of young tech workers.\u003c/p>\n\u003caside class=\"pullquote alignleft\">“Diversity is key to the health of the region. East Palo Alto has a vital role to play in the context of Silicon Valley.”\u003c/aside>\n\u003cp>“Anticipation of gentrification has been going on for a long, long time,” said William Webster, a self-described “hard-core community activist” for 25 years. “But it seems that people’s fears are being realized.”\u003c/p>\n\u003cp>Many longtime residents and housing advocates worry that East Palo Alto will become inaccessible to the people it has traditionally served since its incorporation 30 years ago. Through nonprofits and city policy, including the only rent-control law in San Mateo County, they are trying to preserve affordable housing and what many regard as the community’s greatest asset: access to jobs.\u003c/p>\n\u003cp>“Diversity is key to the health of the region,” said John Liotti, CEO of \u003ca href=\"http://able.is/\">AbleWorks\u003c/a>, a financial education organization. “East Palo Alto has a vital role to play in the context of Silicon Valley.”\u003c/p>\n\u003cp>That is especially true as wealth disparity increases in the area. In a study released earlier this year, the civic organization \u003ca href=\"http://www.jointventure.org/\">Joint Venture Silicon Valley\u003c/a> found a widening gap in per capita income between high-earning Asians and non-Hispanic whites and low-earning African-Americans and Latinos.\u003c/p>\n\u003cp>But is the preservation of affordable housing an unwinnable fight against the inevitability of market forces? According to Jennifer Martinez, executive director of \u003ca href=\"http://www.piapico.org/\">Peninsula Interfaith Action\u003c/a>, the shifts in East Palo Alto are indicative of broader trends.\u003c/p>\n\u003cp>“From San Francisco down to San Jose and across the Bay, we’re seeing more low-income people of color being displaced,” she said. “East Palo Alto is the most obvious of the subtle changes that are happening throughout the region.”\u003c/p>\n\u003cp>\u003cstrong>Dot-com boom had huge impact\u003c/strong>\u003c/p>\n\u003cp>In many ways, the current situation recalls the dot-com boom of the late 1990s, when the soaring potential of the new Internet economy sent Silicon Valley’s prospects surging. Real estate in cities like Palo Alto, Menlo Park and Atherton quickly became among the most expensive in the country, creating a ripple effect on the region’s poorer communities.\u003c/p>\n\u003cp>According to Webster, this period marked the beginning of East Palo Alto’s last major demographic shift, as Latino families priced out of nearby areas flowed into the predominantly African-American city.\u003c/p>\n\u003cp>But it also spurred a newfound interest from developers, who saw in East Palo Alto some of the most affordable land remaining on the Peninsula. Opportunity forced investors and potential homeowners to finally look past East Palo Alto’s largely negative reputation, defined by a violent period in the early 1990s when it had the highest murder rate in the country.\u003c/p>\n\u003cp>The pressing demand and soaring prices, with houses selling for more than half a million dollars, were only halted when the dot-com bubble finally burst in 2000.\u003c/p>\n\u003cp>It seems unlikely that such a twist could change the course of East Palo Alto’s fate once again. Indeed, it is another financial crisis that is driving radical changes in the structure of the community.\u003c/p>\n\u003cp>According to Robert Jones, executive director of affordable housing development organization \u003ca href=\"http://www.epacando.org/\">EPA CAN DO\u003c/a>, risky loans for uneducated and unqualified buyers led to a severe impact in East Palo Alto when the real estate market began to unravel in 2007.\u003c/p>\n\u003cp>At its peak, East Palo Alto was experiencing foreclosures at a higher rate than anywhere else in San Mateo County. Since the beginning of 2008, 1,422 of the city’s approximately 4,200 single-family homes and condominium units have entered the foreclosure process, according to \u003ca href=\"http://www.propertyradar.com/\">PropertyRadar.com\u003c/a>. Prices plummeted more than 50 percent.\u003c/p>\n\u003cp>The “bloodbath,” as Liotti called it, eventually attracted the attention of investors, who began acquiring dozens of properties for cash at trustee’s auctions held daily on a bench outside the county courthouse in Redwood City. Many were sold for less than $200,000.\u003c/p>\n\u003cp>These investors have subsequently become some of the largest property owners in the city.\u003c/p>\n\u003cp>\u003cstrong>'A changing of the guard'\u003c/strong>\u003c/p>\n\u003cp>The absentee landlord phenomenon is becoming increasingly common in East Palo Alto.\u003c/p>\n\u003cp>Ken Harris, who has worked as a real estate agent in East Palo Alto for 40 years, said the market is currently dominated by Chinese investors. Most intend to rent out the homes they purchase in East Palo Alto, he said, but some have moved in.\u003c/p>\n\u003cp>“There has been a changing of the guard,” Harris said. “You’re going to see a melting pot.”\u003c/p>\n\u003cp>The trend worries affordable housing advocates like Webster and Liotti. With a large portion of the housing stock in East Palo Alto owned by people who do not live there, they said, the city is especially vulnerable to gentrification.\u003c/p>\n\u003cp>Their primary fear is that the Bay Area’s expensive housing market will push affluent tech workers to look for more affordable options in East Palo Alto, ultimately displacing the low-income population that has traditionally lived there.\u003c/p>\n\u003cp>These concerns were amplified with the arrival of Facebook. The social media giant moved its headquarters in late 2011 to a campus on Willow Road in Menlo Park, a mile from the border with East Palo Alto.\u003c/p>\n\u003cp>Harris, the real estate agent, said he has not yet seen Facebook employees buying homes in East Palo Alto. While he has rented to some, he expects any resulting gentrification will be a slow process.\u003c/p>\n\u003cfigure id=\"attachment_104070\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003cimg class=\"size-medium wp-image-104070\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/EastPalo-housing-300x168.jpg\" alt=\"EastPalo-housing\" width=\"300\" height=\"168\">\u003cfigcaption class=\"wp-caption-text\">The upscale University Square development brought a wave of wealthy Silicon Valley workers to East Palo Alto in the late 1990s. (Alexei Koseff/Peninsula Press)\u003c/figcaption>\u003c/figure>\n\u003cp>But Webster is positive that the economic realities of living in Silicon Valley make that transition inevitable.\u003c/p>\n\u003cp>He points to the environmental impact report for Facebook’s new campus, which emphasized cutting down on the number of daily car trips, as a sign that the pressure on East Palo Alto’s real estate will only increase as Facebook continues to expand and workers look to live nearby.\u003c/p>\n\u003cp>According to reports, Facebook’s Menlo Park headquarters currently has space for up to 6,600 employees, far more than the 3,600 that previous tenant Sun Microsystems was allowed. Plans are underway for another new campus across the street that could house 2,800 more.\u003c/p>\n\u003cp>Facebook did not return requests for comment. In 2012, the company pledged $150,000 toward East Palo Alto’s efforts to preserve affordable housing.\u003c/p>\n\u003cp>“With gentrification, you can either embrace it or run away from it,” said Court Skinner, a member of the \u003ca href=\"http://www.ci.east-palo-alto.ca.us/index.aspx?NID=122\">East Palo Alto Planning Commission\u003c/a>. “But if you run away from it, you won’t run as fast as Facebook.”\u003c/p>\n\u003cp>That anticipation is now motivating many affordable housing advocates and nonprofits in the city.\u003c/p>\n\u003cp>Liotti’s AbleWorks set up a community land trust in 2011 to promote home ownership among low-income buyers. The goal of the program is to acquire and repair distressed properties, and then make them available for working-class families to purchase.\u003c/p>\n\u003cp>Success has been limited so far. AbleWorks has turned around three homes and is working on a fourth, but Liotti says it will take 10 times that to make a significant impact, and the housing stock is simply not available.\u003c/p>\n\u003caside class=\"pullquote alignleft\">“If we can’t support our entire ecosystem of workers, they’ll have a tough time competing.”\u003c/aside>\n\u003cp>Foreclosures in East Palo Alto have slowed and few homeowners are selling. High demand for this low supply has pushed home prices over $350,000 again, making it difficult for AbleWorks to buy even those properties that make it past the courthouse bench. Liotti concedes that their program came “probably a year late.”\u003c/p>\n\u003cp>The same barriers have recently put a halt to Habitat for Humanity Greater San Francisco’s work in the city.\u003c/p>\n\u003cp>The affordable homeownership organization launched its \u003ca href=\"http://www.habitatgsf.org/NRP#.Uehz8Y21F8E\">Neighborhood Revitalization Program\u003c/a> in early 2009 to rehabilitate blighted homes and stabilize communities in the midst of the foreclosure crisis. Executive director Phillip Kilbridge says they placed new “committed, local” owners into 15 houses in East Palo Alto and nearby east Menlo Park.\u003c/p>\n\u003cp>But in April, Habitat for Humanity was outbid for a property by a cash offer of $470,000, an amount far beyond the nonprofit’s means. “We are for all intents and purposes out of that business,” Kilbridge said.\u003c/p>\n\u003cp>He sees the increasingly competitive East Palo Alto market as an ominous sign for low-income families in the region.\u003c/p>\n\u003cp>“When you have a housing shortage, you have an affordable housing shortage,” Kilbridge said. “If we can’t support our entire ecosystem of workers, they’ll have a tough time competing.”\u003c/p>\n\u003cp style=\"text-align: center\">\u003cstrong>East Palo Alto residents reflect on life in the city\u003c/strong>\u003c/p>\n\u003cp style=\"text-align: center\">\u003ciframe src=\"https://maps.google.com/maps/ms?msa=0&msid=214835145875248506342.0004de4198e120981bf20&ie=UTF8&t=m&ll=37.464163,-122.138615&spn=0.023844,0.047207&z=14&output=embed\" frameborder=\"0\" marginwidth=\"0\" marginheight=\"0\" scrolling=\"no\" width=\"550\" height=\"350\">\u003c/iframe> View \u003ca href=\"https://maps.google.com/maps/ms?msa=0&msid=214835145875248506342.0004de4198e120981bf20&ie=UTF8&t=m&ll=37.464163,-122.138615&spn=0.023844,0.047207&z=14&source=embed\">East Palo Alto residents reflect on life in the city\u003c/a> in a larger map\u003c/p>\n\u003cp>\u003cstrong>Rentals have skyrocketed\u003c/strong>\u003c/p>\n\u003cp>The rental market, always a crucial part of East Palo Alto’s housing equation, has been strongly impacted by recent changes in the community.\u003c/p>\n\u003cp>Since 2007, when the foreclosure crisis hit, the population of renters in the city has increased from 48.6 percent to 54.2 percent, or more than 3,000 people, according to 2011 estimates from the Census Bureau’s American Community Survey.\u003c/p>\n\u003cp>Despite a concurrent rise in rental units, median rents in East Palo Alto have surged $200 and the average number of residents per household is up slightly.\u003c/p>\n\u003cp>Of particular concern to affordable housing advocates is East Palo Alto’s west side. Separated from the rest of the city by Highway 101 and bounded by the San Francisquito Creek, this small area between Willow and Embarcadero roads encompasses the majority of multifamily units in the community.\u003c/p>\n\u003cp>The housing stock is owned almost entirely by \u003ca href=\"http://www.equityapartments.com/corporate/\">Equity Residential\u003c/a>, a publicly traded real estate investment trust based in Chicago. The multibillion-dollar company acquired 1,800 units from Wells Fargo in 2011 after previous owner Page Mill Properties defaulted on its loan two years earlier.\u003c/p>\n\u003cp>Rumors abound that Equity plans to convert the Woodland Park complex—a sprawl of low-rise apartment buildings inhabited primarily by families—into high-end rentals, and eventually condominiums, for Silicon Valley’s more affluent clientele.\u003c/p>\n\u003cp>According to Martinez of Peninsula Interfaith Action, eviction notices skyrocketed last year when Equity took control. She suspects that the company is targeting the Facebook crowd to replace its current low-income residents.\u003c/p>\n\u003cp>The Palo Alto-based \u003ca href=\"http://www.pagemill.com/\">Page Mill Properties\u003c/a> began acquiring buildings on the west side in 2006 and quickly became the largest landlord in East Palo Alto. Despite the city’s rent control ordinance, Page Mill raised rents and evicted residents, displacing about 1,200 families, according to Tameeka Bennett, who works on housing issues with Youth United for Community Action.\u003c/p>\n\u003cfigure id=\"attachment_104081\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003cimg class=\"size-medium wp-image-104081\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/Ableworks-300x168.jpg\" alt=\"AbleWorks acquired its fourth property in April, a foreclosed home on Poplar Street that it plans to turn into housing for college students. (Alexei Koseff/Peninsula Press)\" width=\"300\" height=\"168\">\u003cfigcaption class=\"wp-caption-text\">AbleWorks acquired its fourth property in April, a foreclosed home on Poplar Street that it plans to turn into housing for college students. (Alexei Koseff/Peninsula Press)\u003c/figcaption>\u003c/figure>\n\u003cp>After a protracted battle and numerous lawsuits with the city, the situation peaked in 2009 when Page Mill Properties asked San Mateo County to unincorporate the west side from East Palo Alto’s “sphere of influence.” Later that year, the investment company defaulted on its loan and lost the properties.\u003c/p>\n\u003cp>Page Mill Properties could not be reached for comment.\u003c/p>\n\u003cp>Youth United, an environmental and social justice organization, was one of many local groups to get involved with the Page Mill battle. It petitioned Wells Fargo to break up the foreclosed portfolio and sell the smaller parcels separately, an effort eventually joined by East Palo Alto’s city council.\u003c/p>\n\u003cp>Bennett said residents feared a repeat of Page Mill Properties if another investor assumed complete control of Woodland Park. Many are still worried about Equity’s intentions.\u003c/p>\n\u003cp>The distrust is palpable. In January, the city halted development on the west side for 22 months as it updates its general plan, which will include a specific area plan for the west side.\u003c/p>\n\u003cp>Meanwhile, Christopher Peter, managing director for the Woodland Park complex, is working hard to change the cynical perceptions of Equity Residential.\u003c/p>\n\u003cp>Peter came to East Palo Alto in 2010 to manage the properties for Wells Fargo and was retained by Equity. He said he chose to live in Woodland Park so he could better understand the neighborhood and address its needs.\u003c/p>\n\u003cp>He points to recent community improvement efforts, such as a playground that Equity built because the west side has no parks.\u003c/p>\n\u003cp>“We’ve brought it up to a standard that is more desirable for people to live here,” which is reflected in a rising occupancy rate, Peter said. “Actions speak far louder than words.\"\u003c/p>\n\u003cp>\u003cstrong>City trying to increase housing supply\u003c/strong>\u003c/p>\n\u003cp>Although East Palo Alto has made affordable housing a priority in the wake of the foreclosure crisis, revamping the rent stabilization ordinance in 2010 and passing a new law controlling condo conversions last year, some policymakers want to make responsible development part of East Palo Alto’s plan as well.\u003c/p>\n\u003cp>“There are a lot of misguided efforts to retain a lot of the old housing” that is inadequate, said Skinner of the Planning Commission. “The state of the city encourages people who have any success at all to leave.”\u003c/p>\n\u003cp>Skinner believes East Palo Alto has an opportunity to benefit from its location in the midst of affluent Silicon Valley. Many residents struggle to find employment in the city, he said, and bringing more jobs could elevate overall conditions so that cheap housing is no longer so desperately needed.\u003c/p>\n\u003cp>Last September, the city approved plans for a new “downtown” along Bay Road with commercial, industrial and office space, as well as residential units and parks. Development is underway.\u003c/p>\n\u003cp>East Palo Alto Planning Manager Brent Butler said the city is also working to keep housing affordable by increasing supply. Lot size requirements for second units have been reduced and his department has incentivized nonprofit housing providers to get involved in the community.\u003c/p>\n\u003cp>These new policies build on a longstanding requirement that 20 percent of any new housing development be offered below market rate. Several nearby communities are years behind on state requirements for providing affordable housing.\u003c/p>\n\u003cp>But Menlo Park was ordered last year by regional authorities to build at least 1,000 units of low-income housing, Butler said, which should help reduce pressure on East Palo Alto’s market.\u003c/p>\n\u003cp>In turn, he would like to see East Palo Alto grow as a diverse, mixed-income community, which Butler says has been shown to improve overall achievement and prosperity in a city.\u003c/p>\n\u003cp>If that sounds like the flip side of the same gentrification coin, it just might be. But maybe that’s the workable solution that East Palo Alto has been searching for.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp> \u003c/p>\n\n",
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"description": "By Alexei Koseff, Peninsula Press In a region proudly defined by its tech industry and a network of millionaire entrepreneurs, East Palo Alto has always been outside the loop. A few miles from the new Facebook campus and Stanford University, it’s a place where homes can still be bought for low-six-figure sums, and you’re as",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_104039\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/07/18/104008/img_2123-300x200/\" rel=\"attachment wp-att-104039\">\u003cimg class=\"size-full wp-image-104039 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/IMG_2123-300x200.jpg\" alt=\"La Tiendita Market on East Palo Alto’s west side sits in the shadow of the swanky Four Seasons Hotel, developed by the city in the early 2000s to increase its tax base. (Alexei Koseff/Peninsula Press)\" width=\"300\" height=\"200\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">La Tiendita Market on East Palo Alto’s west side sits in the shadow of the swanky Four Seasons Hotel, developed by the city in the early 2000s to increase its tax base. (Alexei Koseff/Peninsula Press)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Alexei Koseff, \u003ca href=\"http://peninsulapress.com/2013/07/16/squeezed-by-the-foreclosure-crisis-and-booming-silicon-valley-real-estate-east-palo-alto-confronts-gentrification/\">Peninsula Press\u003c/a>\u003c/strong>\u003c/p>\n\u003cp>In a region proudly defined by its tech industry and a network of millionaire entrepreneurs, East Palo Alto has always been outside the loop.\u003c/p>\n\u003cp>A few miles from the new Facebook campus and Stanford University, it’s a place where homes can still be bought for low-six-figure sums, and you’re as likely to hear Spanish as English while wandering the sunny suburban streets.\u003c/p>\n\u003cp>The city is a bastion of relative affordability for those in the trenches of Silicon Valley’s economy. Median household income is $50,137, according to Census Bureau estimates — less than half of neighboring Palo Alto and Menlo Park, and well below the San Mateo County median of $87,633.\u003c!--more-->\u003c/p>\n\u003cp>“We’re a bedroom community for people providing services for all the cities around us,” said the Rev. Lawrence C. Goode of \u003ca href=\"http://www.sfarchdiocese.org/parishes/san-mateo-county/east-palo-alto---st-francis-of-assisi/\">St. Francis of Assisi,\u003c/a> East Palo Alto’s largest church.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>But the city’s unique position on the Peninsula is threatened by creeping gentrification. The signs have become increasingly obvious in recent years, as East Palo Alto is pushed at both ends by the devastating effects of the economic crisis and Silicon Valley’s strong recovery.\u003c/p>\n\u003cp>Widespread subprime lending ravaged the community, where more than a third of single-family homes have gone into foreclosure since 2008. Investors began scooping up the available properties at rock-bottom prices, and the city now has a growing number of absentee landlords, many of them buyers from China. Half of the homes sold at foreclosure auctions in the past two years, for instance, are owned by people with primary addresses outside the city.\u003c/p>\n\u003cp>This comes at a time when Facebook has appeared in East Palo Alto’s backyard and nearby communities are beginning to see record real estate prices once again. Despite increased rental housing stock, rents in East Palo Alto are up sharply, perhaps an attempt to capitalize on the potential business of young tech workers.\u003c/p>\n\u003caside class=\"pullquote alignleft\">“Diversity is key to the health of the region. East Palo Alto has a vital role to play in the context of Silicon Valley.”\u003c/aside>\n\u003cp>“Anticipation of gentrification has been going on for a long, long time,” said William Webster, a self-described “hard-core community activist” for 25 years. “But it seems that people’s fears are being realized.”\u003c/p>\n\u003cp>Many longtime residents and housing advocates worry that East Palo Alto will become inaccessible to the people it has traditionally served since its incorporation 30 years ago. Through nonprofits and city policy, including the only rent-control law in San Mateo County, they are trying to preserve affordable housing and what many regard as the community’s greatest asset: access to jobs.\u003c/p>\n\u003cp>“Diversity is key to the health of the region,” said John Liotti, CEO of \u003ca href=\"http://able.is/\">AbleWorks\u003c/a>, a financial education organization. “East Palo Alto has a vital role to play in the context of Silicon Valley.”\u003c/p>\n\u003cp>That is especially true as wealth disparity increases in the area. In a study released earlier this year, the civic organization \u003ca href=\"http://www.jointventure.org/\">Joint Venture Silicon Valley\u003c/a> found a widening gap in per capita income between high-earning Asians and non-Hispanic whites and low-earning African-Americans and Latinos.\u003c/p>\n\u003cp>But is the preservation of affordable housing an unwinnable fight against the inevitability of market forces? According to Jennifer Martinez, executive director of \u003ca href=\"http://www.piapico.org/\">Peninsula Interfaith Action\u003c/a>, the shifts in East Palo Alto are indicative of broader trends.\u003c/p>\n\u003cp>“From San Francisco down to San Jose and across the Bay, we’re seeing more low-income people of color being displaced,” she said. “East Palo Alto is the most obvious of the subtle changes that are happening throughout the region.”\u003c/p>\n\u003cp>\u003cstrong>Dot-com boom had huge impact\u003c/strong>\u003c/p>\n\u003cp>In many ways, the current situation recalls the dot-com boom of the late 1990s, when the soaring potential of the new Internet economy sent Silicon Valley’s prospects surging. Real estate in cities like Palo Alto, Menlo Park and Atherton quickly became among the most expensive in the country, creating a ripple effect on the region’s poorer communities.\u003c/p>\n\u003cp>According to Webster, this period marked the beginning of East Palo Alto’s last major demographic shift, as Latino families priced out of nearby areas flowed into the predominantly African-American city.\u003c/p>\n\u003cp>But it also spurred a newfound interest from developers, who saw in East Palo Alto some of the most affordable land remaining on the Peninsula. Opportunity forced investors and potential homeowners to finally look past East Palo Alto’s largely negative reputation, defined by a violent period in the early 1990s when it had the highest murder rate in the country.\u003c/p>\n\u003cp>The pressing demand and soaring prices, with houses selling for more than half a million dollars, were only halted when the dot-com bubble finally burst in 2000.\u003c/p>\n\u003cp>It seems unlikely that such a twist could change the course of East Palo Alto’s fate once again. Indeed, it is another financial crisis that is driving radical changes in the structure of the community.\u003c/p>\n\u003cp>According to Robert Jones, executive director of affordable housing development organization \u003ca href=\"http://www.epacando.org/\">EPA CAN DO\u003c/a>, risky loans for uneducated and unqualified buyers led to a severe impact in East Palo Alto when the real estate market began to unravel in 2007.\u003c/p>\n\u003cp>At its peak, East Palo Alto was experiencing foreclosures at a higher rate than anywhere else in San Mateo County. Since the beginning of 2008, 1,422 of the city’s approximately 4,200 single-family homes and condominium units have entered the foreclosure process, according to \u003ca href=\"http://www.propertyradar.com/\">PropertyRadar.com\u003c/a>. Prices plummeted more than 50 percent.\u003c/p>\n\u003cp>The “bloodbath,” as Liotti called it, eventually attracted the attention of investors, who began acquiring dozens of properties for cash at trustee’s auctions held daily on a bench outside the county courthouse in Redwood City. Many were sold for less than $200,000.\u003c/p>\n\u003cp>These investors have subsequently become some of the largest property owners in the city.\u003c/p>\n\u003cp>\u003cstrong>'A changing of the guard'\u003c/strong>\u003c/p>\n\u003cp>The absentee landlord phenomenon is becoming increasingly common in East Palo Alto.\u003c/p>\n\u003cp>Ken Harris, who has worked as a real estate agent in East Palo Alto for 40 years, said the market is currently dominated by Chinese investors. Most intend to rent out the homes they purchase in East Palo Alto, he said, but some have moved in.\u003c/p>\n\u003cp>“There has been a changing of the guard,” Harris said. “You’re going to see a melting pot.”\u003c/p>\n\u003cp>The trend worries affordable housing advocates like Webster and Liotti. With a large portion of the housing stock in East Palo Alto owned by people who do not live there, they said, the city is especially vulnerable to gentrification.\u003c/p>\n\u003cp>Their primary fear is that the Bay Area’s expensive housing market will push affluent tech workers to look for more affordable options in East Palo Alto, ultimately displacing the low-income population that has traditionally lived there.\u003c/p>\n\u003cp>These concerns were amplified with the arrival of Facebook. The social media giant moved its headquarters in late 2011 to a campus on Willow Road in Menlo Park, a mile from the border with East Palo Alto.\u003c/p>\n\u003cp>Harris, the real estate agent, said he has not yet seen Facebook employees buying homes in East Palo Alto. While he has rented to some, he expects any resulting gentrification will be a slow process.\u003c/p>\n\u003cfigure id=\"attachment_104070\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003cimg class=\"size-medium wp-image-104070\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/EastPalo-housing-300x168.jpg\" alt=\"EastPalo-housing\" width=\"300\" height=\"168\">\u003cfigcaption class=\"wp-caption-text\">The upscale University Square development brought a wave of wealthy Silicon Valley workers to East Palo Alto in the late 1990s. (Alexei Koseff/Peninsula Press)\u003c/figcaption>\u003c/figure>\n\u003cp>But Webster is positive that the economic realities of living in Silicon Valley make that transition inevitable.\u003c/p>\n\u003cp>He points to the environmental impact report for Facebook’s new campus, which emphasized cutting down on the number of daily car trips, as a sign that the pressure on East Palo Alto’s real estate will only increase as Facebook continues to expand and workers look to live nearby.\u003c/p>\n\u003cp>According to reports, Facebook’s Menlo Park headquarters currently has space for up to 6,600 employees, far more than the 3,600 that previous tenant Sun Microsystems was allowed. Plans are underway for another new campus across the street that could house 2,800 more.\u003c/p>\n\u003cp>Facebook did not return requests for comment. In 2012, the company pledged $150,000 toward East Palo Alto’s efforts to preserve affordable housing.\u003c/p>\n\u003cp>“With gentrification, you can either embrace it or run away from it,” said Court Skinner, a member of the \u003ca href=\"http://www.ci.east-palo-alto.ca.us/index.aspx?NID=122\">East Palo Alto Planning Commission\u003c/a>. “But if you run away from it, you won’t run as fast as Facebook.”\u003c/p>\n\u003cp>That anticipation is now motivating many affordable housing advocates and nonprofits in the city.\u003c/p>\n\u003cp>Liotti’s AbleWorks set up a community land trust in 2011 to promote home ownership among low-income buyers. The goal of the program is to acquire and repair distressed properties, and then make them available for working-class families to purchase.\u003c/p>\n\u003cp>Success has been limited so far. AbleWorks has turned around three homes and is working on a fourth, but Liotti says it will take 10 times that to make a significant impact, and the housing stock is simply not available.\u003c/p>\n\u003caside class=\"pullquote alignleft\">“If we can’t support our entire ecosystem of workers, they’ll have a tough time competing.”\u003c/aside>\n\u003cp>Foreclosures in East Palo Alto have slowed and few homeowners are selling. High demand for this low supply has pushed home prices over $350,000 again, making it difficult for AbleWorks to buy even those properties that make it past the courthouse bench. Liotti concedes that their program came “probably a year late.”\u003c/p>\n\u003cp>The same barriers have recently put a halt to Habitat for Humanity Greater San Francisco’s work in the city.\u003c/p>\n\u003cp>The affordable homeownership organization launched its \u003ca href=\"http://www.habitatgsf.org/NRP#.Uehz8Y21F8E\">Neighborhood Revitalization Program\u003c/a> in early 2009 to rehabilitate blighted homes and stabilize communities in the midst of the foreclosure crisis. Executive director Phillip Kilbridge says they placed new “committed, local” owners into 15 houses in East Palo Alto and nearby east Menlo Park.\u003c/p>\n\u003cp>But in April, Habitat for Humanity was outbid for a property by a cash offer of $470,000, an amount far beyond the nonprofit’s means. “We are for all intents and purposes out of that business,” Kilbridge said.\u003c/p>\n\u003cp>He sees the increasingly competitive East Palo Alto market as an ominous sign for low-income families in the region.\u003c/p>\n\u003cp>“When you have a housing shortage, you have an affordable housing shortage,” Kilbridge said. “If we can’t support our entire ecosystem of workers, they’ll have a tough time competing.”\u003c/p>\n\u003cp style=\"text-align: center\">\u003cstrong>East Palo Alto residents reflect on life in the city\u003c/strong>\u003c/p>\n\u003cp style=\"text-align: center\">\u003ciframe src=\"https://maps.google.com/maps/ms?msa=0&msid=214835145875248506342.0004de4198e120981bf20&ie=UTF8&t=m&ll=37.464163,-122.138615&spn=0.023844,0.047207&z=14&output=embed\" frameborder=\"0\" marginwidth=\"0\" marginheight=\"0\" scrolling=\"no\" width=\"550\" height=\"350\">\u003c/iframe> View \u003ca href=\"https://maps.google.com/maps/ms?msa=0&msid=214835145875248506342.0004de4198e120981bf20&ie=UTF8&t=m&ll=37.464163,-122.138615&spn=0.023844,0.047207&z=14&source=embed\">East Palo Alto residents reflect on life in the city\u003c/a> in a larger map\u003c/p>\n\u003cp>\u003cstrong>Rentals have skyrocketed\u003c/strong>\u003c/p>\n\u003cp>The rental market, always a crucial part of East Palo Alto’s housing equation, has been strongly impacted by recent changes in the community.\u003c/p>\n\u003cp>Since 2007, when the foreclosure crisis hit, the population of renters in the city has increased from 48.6 percent to 54.2 percent, or more than 3,000 people, according to 2011 estimates from the Census Bureau’s American Community Survey.\u003c/p>\n\u003cp>Despite a concurrent rise in rental units, median rents in East Palo Alto have surged $200 and the average number of residents per household is up slightly.\u003c/p>\n\u003cp>Of particular concern to affordable housing advocates is East Palo Alto’s west side. Separated from the rest of the city by Highway 101 and bounded by the San Francisquito Creek, this small area between Willow and Embarcadero roads encompasses the majority of multifamily units in the community.\u003c/p>\n\u003cp>The housing stock is owned almost entirely by \u003ca href=\"http://www.equityapartments.com/corporate/\">Equity Residential\u003c/a>, a publicly traded real estate investment trust based in Chicago. The multibillion-dollar company acquired 1,800 units from Wells Fargo in 2011 after previous owner Page Mill Properties defaulted on its loan two years earlier.\u003c/p>\n\u003cp>Rumors abound that Equity plans to convert the Woodland Park complex—a sprawl of low-rise apartment buildings inhabited primarily by families—into high-end rentals, and eventually condominiums, for Silicon Valley’s more affluent clientele.\u003c/p>\n\u003cp>According to Martinez of Peninsula Interfaith Action, eviction notices skyrocketed last year when Equity took control. She suspects that the company is targeting the Facebook crowd to replace its current low-income residents.\u003c/p>\n\u003cp>The Palo Alto-based \u003ca href=\"http://www.pagemill.com/\">Page Mill Properties\u003c/a> began acquiring buildings on the west side in 2006 and quickly became the largest landlord in East Palo Alto. Despite the city’s rent control ordinance, Page Mill raised rents and evicted residents, displacing about 1,200 families, according to Tameeka Bennett, who works on housing issues with Youth United for Community Action.\u003c/p>\n\u003cfigure id=\"attachment_104081\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003cimg class=\"size-medium wp-image-104081\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/Ableworks-300x168.jpg\" alt=\"AbleWorks acquired its fourth property in April, a foreclosed home on Poplar Street that it plans to turn into housing for college students. (Alexei Koseff/Peninsula Press)\" width=\"300\" height=\"168\">\u003cfigcaption class=\"wp-caption-text\">AbleWorks acquired its fourth property in April, a foreclosed home on Poplar Street that it plans to turn into housing for college students. (Alexei Koseff/Peninsula Press)\u003c/figcaption>\u003c/figure>\n\u003cp>After a protracted battle and numerous lawsuits with the city, the situation peaked in 2009 when Page Mill Properties asked San Mateo County to unincorporate the west side from East Palo Alto’s “sphere of influence.” Later that year, the investment company defaulted on its loan and lost the properties.\u003c/p>\n\u003cp>Page Mill Properties could not be reached for comment.\u003c/p>\n\u003cp>Youth United, an environmental and social justice organization, was one of many local groups to get involved with the Page Mill battle. It petitioned Wells Fargo to break up the foreclosed portfolio and sell the smaller parcels separately, an effort eventually joined by East Palo Alto’s city council.\u003c/p>\n\u003cp>Bennett said residents feared a repeat of Page Mill Properties if another investor assumed complete control of Woodland Park. Many are still worried about Equity’s intentions.\u003c/p>\n\u003cp>The distrust is palpable. In January, the city halted development on the west side for 22 months as it updates its general plan, which will include a specific area plan for the west side.\u003c/p>\n\u003cp>Meanwhile, Christopher Peter, managing director for the Woodland Park complex, is working hard to change the cynical perceptions of Equity Residential.\u003c/p>\n\u003cp>Peter came to East Palo Alto in 2010 to manage the properties for Wells Fargo and was retained by Equity. He said he chose to live in Woodland Park so he could better understand the neighborhood and address its needs.\u003c/p>\n\u003cp>He points to recent community improvement efforts, such as a playground that Equity built because the west side has no parks.\u003c/p>\n\u003cp>“We’ve brought it up to a standard that is more desirable for people to live here,” which is reflected in a rising occupancy rate, Peter said. “Actions speak far louder than words.\"\u003c/p>\n\u003cp>\u003cstrong>City trying to increase housing supply\u003c/strong>\u003c/p>\n\u003cp>Although East Palo Alto has made affordable housing a priority in the wake of the foreclosure crisis, revamping the rent stabilization ordinance in 2010 and passing a new law controlling condo conversions last year, some policymakers want to make responsible development part of East Palo Alto’s plan as well.\u003c/p>\n\u003cp>“There are a lot of misguided efforts to retain a lot of the old housing” that is inadequate, said Skinner of the Planning Commission. “The state of the city encourages people who have any success at all to leave.”\u003c/p>\n\u003cp>Skinner believes East Palo Alto has an opportunity to benefit from its location in the midst of affluent Silicon Valley. Many residents struggle to find employment in the city, he said, and bringing more jobs could elevate overall conditions so that cheap housing is no longer so desperately needed.\u003c/p>\n\u003cp>Last September, the city approved plans for a new “downtown” along Bay Road with commercial, industrial and office space, as well as residential units and parks. Development is underway.\u003c/p>\n\u003cp>East Palo Alto Planning Manager Brent Butler said the city is also working to keep housing affordable by increasing supply. Lot size requirements for second units have been reduced and his department has incentivized nonprofit housing providers to get involved in the community.\u003c/p>\n\u003cp>These new policies build on a longstanding requirement that 20 percent of any new housing development be offered below market rate. Several nearby communities are years behind on state requirements for providing affordable housing.\u003c/p>\n\u003cp>But Menlo Park was ordered last year by regional authorities to build at least 1,000 units of low-income housing, Butler said, which should help reduce pressure on East Palo Alto’s market.\u003c/p>\n\u003cp>In turn, he would like to see East Palo Alto grow as a diverse, mixed-income community, which Butler says has been shown to improve overall achievement and prosperity in a city.\u003c/p>\n\u003cp>If that sounds like the flip side of the same gentrification coin, it just might be. But maybe that’s the workable solution that East Palo Alto has been searching for.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"disqusTitle": "Cost of Buying Bay Area Homes Rose at Record Rate in June",
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"content": "\u003cfigure id=\"attachment_98198\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/05/28/98195/housing-planned-in-downtown-berkeley/\" rel=\"attachment wp-att-98198\">\u003cimg class=\"size-medium wp-image-98198 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/05/housing-planned-in-downtown-Berkeley-300x199.jpg\" alt=\"The median price paid for a Bay Area home rose at a record rate in June. More than 800 new housing units are planned for downtown Berkeley. (Tracey Taylor)\" width=\"300\" height=\"199\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The median price paid for a Bay Area home rose at a record rate in June. More than 800 new housing units are planned for downtown Berkeley. (Tracey Taylor)\u003c/figcaption>\u003c/figure>\n\u003cp>The median price paid for a home in the nine-county Bay Area rose at its fastest pace on record in June, according to DataQuick, while the number of total sales fell.\u003c/p>\n\u003cp>The median price is the numerical value separating the higher half of total sales from the lower half.\u003c/p>\n\u003cp>That figure last month was $555,000, up 6.9 percent from $519,000 in May, and up 33.1 percent from $417,000 in June 2012, according to the real estate data service.\u003c/p>\n\u003cp>The Bay Area median price peaked at $665,000 in June and July 2007, then plunged to $290,000 in March 2009. From October 2008 to April 2009 the year-over-year drop for each month exceeded 40 percent. Much of the median's ups and downs can be attributed to shifts in the types of homes sold. When adjusting for these shifts, it appears that three fourths of June’s 33.1 percent year-over-year rise reflects an increase in home values, while the rest is the result of a change in market mix.\u003c/p>\n\u003cp>Factors cited by DataQuick in last month’s rise include disappearing distress sales, an improving economy, and mortgage rates that remain very low. The number of transactions fell as a slow-growing supply of homes for sale continued to fall short of demand and purchases by cash and investor buyers eased.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_98198\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/05/28/98195/housing-planned-in-downtown-berkeley/\" rel=\"attachment wp-att-98198\">\u003cimg class=\"size-medium wp-image-98198 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/05/housing-planned-in-downtown-Berkeley-300x199.jpg\" alt=\"The median price paid for a Bay Area home rose at a record rate in June. More than 800 new housing units are planned for downtown Berkeley. (Tracey Taylor)\" width=\"300\" height=\"199\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The median price paid for a Bay Area home rose at a record rate in June. More than 800 new housing units are planned for downtown Berkeley. (Tracey Taylor)\u003c/figcaption>\u003c/figure>\n\u003cp>The median price paid for a home in the nine-county Bay Area rose at its fastest pace on record in June, according to DataQuick, while the number of total sales fell.\u003c/p>\n\u003cp>The median price is the numerical value separating the higher half of total sales from the lower half.\u003c/p>\n\u003cp>That figure last month was $555,000, up 6.9 percent from $519,000 in May, and up 33.1 percent from $417,000 in June 2012, according to the real estate data service.\u003c/p>\n\u003cp>The Bay Area median price peaked at $665,000 in June and July 2007, then plunged to $290,000 in March 2009. From October 2008 to April 2009 the year-over-year drop for each month exceeded 40 percent. Much of the median's ups and downs can be attributed to shifts in the types of homes sold. When adjusting for these shifts, it appears that three fourths of June’s 33.1 percent year-over-year rise reflects an increase in home values, while the rest is the result of a change in market mix.\u003c/p>\n\u003cp>Factors cited by DataQuick in last month’s rise include disappearing distress sales, an improving economy, and mortgage rates that remain very low. The number of transactions fell as a slow-growing supply of homes for sale continued to fall short of demand and purchases by cash and investor buyers eased.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cfigure id=\"attachment_103815\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://www.flickr.com/photos/gogap/423445909/sizes/z/in/photolist-DqgHx-49LF4a-7gRrEP-7gRrGg-7h7GXs-5HkHR8-Hie3c-6dvp5u-gZrFP-49QKWd-76LJfe-bktq8D-nLcAZ-7gUS5m-4SMiat-7NRkdD-5ChzWX-9WTo9p-9WWd5u-9WWdZS-9WTkMR-9WTjXK-9WWf9f-9WWcR3-9WWpQ5-9WTqaV-9WWfUU-9WWemu-9WTmVn-9WTpEH-9WTmxB-9WWbnG-9WTqAg-9WWpAA-9WTxBR-5YMUpC-7gQVTk-qANDE-qANEy-qANLs-RZwVF-RZqbt-RZyKz-qANBG-7gVoay-7gRrrM-7gRr3R-7gRrtx-7gVoru-7gVogL-7gVo7u/\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-103815\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/423445909_c0ab40fb5e_z-300x205.jpg\" alt=\"Families find it expensive to live in San Francisco. Photo: GoGap/Flickr\" width=\"300\" height=\"205\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Families find it increasingly expensive to live in San Francisco. Photo: GoGap/Flickr\u003c/figcaption>\u003c/figure>\n\u003cp>Last week, \u003ca title=\"How Much Does It Cost to Live Comfortably in the Bay Area?\" href=\"http://ww2.kqed.org/news/2013/07/11/cost-live-comfortably-bay-area/affordability-poverty\">we wrote about a new budget calculator released by the Economic Policy Institute (EPI)\u003c/a> that attempts to offer a contrast to the \u003ca href=\"http://www.familiesusa.org/resources/tools-for-advocates/guides/federal-poverty-guidelines.html\">Federal Poverty Guidelines\u003c/a>, which say a family of four is “officially” poor only if it earns less than $23,550.\u003c/p>\n\u003cp>What EPI hoped to do was illustrate that in plenty of places (the San Francisco Bay Area certainly being one of them), $23,550 isn’t even close to enough for that four-person family.\u003c/p>\n\u003cp>But, as many readers noted, the numbers that EPI comes up with might not be enough either.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/07/15/103615/screen-shot-2013-07-15-at-1-27-08-pm/\" rel=\"attachment wp-att-103622\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-large wp-image-103622\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/Screen-Shot-2013-07-15-at-1.27.08-PM-1024x278.png\" alt=\"Screen Shot 2013-07-15 at 1.27.08 PM\" width=\"640\" height=\"173\">\u003c!--more-->\u003c/a>\u003c/p>\n\u003cp>According to the calculator, a family of four needs to earn $84,133 to attain a “secure yet modest living standard” in San Francisco. The numbers are similar, but slightly lower, for San Jose-Sunnyvale at $79,261 and the Oakland-Fremont area at $75,064.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>EPI’s \u003ca href=\"http://www.epi.org/resources/budget/\" target=\"_blank\">budget calculator\u003c/a> simply uses an algorithm based on housing, food, transportation, child care, health care and other necessities, as well as adding in taxes. Those rough numbers are calculated in each geographic area in order to provide varying benchmarks for different locations, based on the cost of living in those places.\u003c/p>\n\u003cp>The housing costs, for example, came from the Department of Housing and Urban Development’s (HUD) fair market rents, which represents the 40th percentile of housing prices in that region. That means that 60 percent of two-bedroom apartments in the San Francisco metro area are more expensive than the $1,795/month the EPI budget calculator used. In the Oakland-Fremont area, the HUD 40th percentile projected that a two-bedroom apartment would cost $1,361. These numbers are not averages, which would be slightly higher.\u003c/p>\n\u003cp>While the other costs are calculated from \u003ca href=\"http://www.epi.org/publication/ib368-basic-family-budgets/\" target=\"_blank\">different guidelines\u003c/a> and \u003ca href=\"http://www.epi.org/publication/wp297-2013-family-budget-calculator-technical-documentation/\" target=\"_blank\">methodology\u003c/a> — transportation costs are based on the average number of miles driven in that region, according to the National Household Travel Survey and child-care costs came from the annual Child Care Aware of America report — it was the housing prices that raised the most questions.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/07/15/103615/84000-family-four-san-francisco/screen-shot-2013-07-15-at-1-28-51-pm/\" rel=\"attachment wp-att-103616\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-large wp-image-103616\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/Screen-Shot-2013-07-15-at-1.28.51-PM-1024x627.png\" alt=\"Screen Shot 2013-07-15 at 1.28.51 PM\" width=\"640\" height=\"391\">\u003c/a>\u003c/p>\n\u003cp>The Bay Area has one of \u003ca href=\"http://ww2.kqed.org/news/2013/03/11/san-francisco-has-second-least-affordable-rental-market-in-us/\" target=\"_blank\">the least affordable housing markets in the country\u003c/a>, and \u003ca href=\"http://ww2.kqed.org/news/2013/05/24/98037/san-francisco-rent-prices-zumper\" target=\"_blank\">rents vary drastically by neighborhood and region\u003c/a>.\u003c/p>\n\u003cp>Certainly plenty of neighborhoods in San Francisco have few (or no) options for $1,795. But, some argued for the benefits of their lesser-known and cheaper neighborhoods, and others advocated for hidden gems outside the city.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/07/15/103615/screen-shot-2013-07-15-at-1-28-58-pm/\" rel=\"attachment wp-att-103633\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-large wp-image-103633\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/Screen-Shot-2013-07-15-at-1.28.58-PM-1024x689.png\" alt=\"Screen Shot 2013-07-15 at 1.28.58 PM\" width=\"640\" height=\"430\">\u003c/a>\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/07/15/103615/screen-shot-2013-07-15-at-1-27-37-pm/\" rel=\"attachment wp-att-103634\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-large wp-image-103634\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/Screen-Shot-2013-07-15-at-1.27.37-PM-1024x410.png\" alt=\"Screen Shot 2013-07-15 at 1.27.37 PM\" width=\"640\" height=\"256\">\u003c/a>\u003c/p>\n\u003cp>EPI’s board chairman, Richard L. Trumka, is the former president of the AFL-CIO. \u003ca href=\"http://www.epi.org/about/board/\" target=\"_blank\">The board\u003c/a> also includes presidents of the United Steelworkers of America, SEIU and the United Auto Workers, as well as a former labor secretary, a current Democratic congressman and a number of professors. The organization’s mission is “to broaden discussions about economic policy to include the needs of low- and middle-income workers,” according to its website.\u003c/p>\n\u003cp>The goal of the budget calculator isn’t to prescribe a set amount that a family can live on. EPI’s family budgets — compared with the federal poverty guidelines — aims to “offer a higher degree of geographic customization and provide a more accurate measure of economic security,” says its website.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Is the calculator perfect? No. But, does it help make clear that the poverty line of $23,550 isn’t enough in San Francisco? Absolutely.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_103815\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://www.flickr.com/photos/gogap/423445909/sizes/z/in/photolist-DqgHx-49LF4a-7gRrEP-7gRrGg-7h7GXs-5HkHR8-Hie3c-6dvp5u-gZrFP-49QKWd-76LJfe-bktq8D-nLcAZ-7gUS5m-4SMiat-7NRkdD-5ChzWX-9WTo9p-9WWd5u-9WWdZS-9WTkMR-9WTjXK-9WWf9f-9WWcR3-9WWpQ5-9WTqaV-9WWfUU-9WWemu-9WTmVn-9WTpEH-9WTmxB-9WWbnG-9WTqAg-9WWpAA-9WTxBR-5YMUpC-7gQVTk-qANDE-qANEy-qANLs-RZwVF-RZqbt-RZyKz-qANBG-7gVoay-7gRrrM-7gRr3R-7gRrtx-7gVoru-7gVogL-7gVo7u/\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-103815\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/423445909_c0ab40fb5e_z-300x205.jpg\" alt=\"Families find it expensive to live in San Francisco. Photo: GoGap/Flickr\" width=\"300\" height=\"205\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Families find it increasingly expensive to live in San Francisco. Photo: GoGap/Flickr\u003c/figcaption>\u003c/figure>\n\u003cp>Last week, \u003ca title=\"How Much Does It Cost to Live Comfortably in the Bay Area?\" href=\"http://ww2.kqed.org/news/2013/07/11/cost-live-comfortably-bay-area/affordability-poverty\">we wrote about a new budget calculator released by the Economic Policy Institute (EPI)\u003c/a> that attempts to offer a contrast to the \u003ca href=\"http://www.familiesusa.org/resources/tools-for-advocates/guides/federal-poverty-guidelines.html\">Federal Poverty Guidelines\u003c/a>, which say a family of four is “officially” poor only if it earns less than $23,550.\u003c/p>\n\u003cp>What EPI hoped to do was illustrate that in plenty of places (the San Francisco Bay Area certainly being one of them), $23,550 isn’t even close to enough for that four-person family.\u003c/p>\n\u003cp>But, as many readers noted, the numbers that EPI comes up with might not be enough either.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/07/15/103615/screen-shot-2013-07-15-at-1-27-08-pm/\" rel=\"attachment wp-att-103622\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-large wp-image-103622\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/Screen-Shot-2013-07-15-at-1.27.08-PM-1024x278.png\" alt=\"Screen Shot 2013-07-15 at 1.27.08 PM\" width=\"640\" height=\"173\">\u003c!--more-->\u003c/a>\u003c/p>\n\u003cp>According to the calculator, a family of four needs to earn $84,133 to attain a “secure yet modest living standard” in San Francisco. The numbers are similar, but slightly lower, for San Jose-Sunnyvale at $79,261 and the Oakland-Fremont area at $75,064.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>EPI’s \u003ca href=\"http://www.epi.org/resources/budget/\" target=\"_blank\">budget calculator\u003c/a> simply uses an algorithm based on housing, food, transportation, child care, health care and other necessities, as well as adding in taxes. Those rough numbers are calculated in each geographic area in order to provide varying benchmarks for different locations, based on the cost of living in those places.\u003c/p>\n\u003cp>The housing costs, for example, came from the Department of Housing and Urban Development’s (HUD) fair market rents, which represents the 40th percentile of housing prices in that region. That means that 60 percent of two-bedroom apartments in the San Francisco metro area are more expensive than the $1,795/month the EPI budget calculator used. In the Oakland-Fremont area, the HUD 40th percentile projected that a two-bedroom apartment would cost $1,361. These numbers are not averages, which would be slightly higher.\u003c/p>\n\u003cp>While the other costs are calculated from \u003ca href=\"http://www.epi.org/publication/ib368-basic-family-budgets/\" target=\"_blank\">different guidelines\u003c/a> and \u003ca href=\"http://www.epi.org/publication/wp297-2013-family-budget-calculator-technical-documentation/\" target=\"_blank\">methodology\u003c/a> — transportation costs are based on the average number of miles driven in that region, according to the National Household Travel Survey and child-care costs came from the annual Child Care Aware of America report — it was the housing prices that raised the most questions.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/07/15/103615/84000-family-four-san-francisco/screen-shot-2013-07-15-at-1-28-51-pm/\" rel=\"attachment wp-att-103616\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-large wp-image-103616\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/Screen-Shot-2013-07-15-at-1.28.51-PM-1024x627.png\" alt=\"Screen Shot 2013-07-15 at 1.28.51 PM\" width=\"640\" height=\"391\">\u003c/a>\u003c/p>\n\u003cp>The Bay Area has one of \u003ca href=\"http://ww2.kqed.org/news/2013/03/11/san-francisco-has-second-least-affordable-rental-market-in-us/\" target=\"_blank\">the least affordable housing markets in the country\u003c/a>, and \u003ca href=\"http://ww2.kqed.org/news/2013/05/24/98037/san-francisco-rent-prices-zumper\" target=\"_blank\">rents vary drastically by neighborhood and region\u003c/a>.\u003c/p>\n\u003cp>Certainly plenty of neighborhoods in San Francisco have few (or no) options for $1,795. But, some argued for the benefits of their lesser-known and cheaper neighborhoods, and others advocated for hidden gems outside the city.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/07/15/103615/screen-shot-2013-07-15-at-1-28-58-pm/\" rel=\"attachment wp-att-103633\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-large wp-image-103633\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/Screen-Shot-2013-07-15-at-1.28.58-PM-1024x689.png\" alt=\"Screen Shot 2013-07-15 at 1.28.58 PM\" width=\"640\" height=\"430\">\u003c/a>\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/07/15/103615/screen-shot-2013-07-15-at-1-27-37-pm/\" rel=\"attachment wp-att-103634\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-large wp-image-103634\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/Screen-Shot-2013-07-15-at-1.27.37-PM-1024x410.png\" alt=\"Screen Shot 2013-07-15 at 1.27.37 PM\" width=\"640\" height=\"256\">\u003c/a>\u003c/p>\n\u003cp>EPI’s board chairman, Richard L. Trumka, is the former president of the AFL-CIO. \u003ca href=\"http://www.epi.org/about/board/\" target=\"_blank\">The board\u003c/a> also includes presidents of the United Steelworkers of America, SEIU and the United Auto Workers, as well as a former labor secretary, a current Democratic congressman and a number of professors. The organization’s mission is “to broaden discussions about economic policy to include the needs of low- and middle-income workers,” according to its website.\u003c/p>\n\u003cp>The goal of the budget calculator isn’t to prescribe a set amount that a family can live on. EPI’s family budgets — compared with the federal poverty guidelines — aims to “offer a higher degree of geographic customization and provide a more accurate measure of economic security,” says its website.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Is the calculator perfect? No. But, does it help make clear that the poverty line of $23,550 isn’t enough in San Francisco? Absolutely.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Berkeley Home Prices Soar ",
"title": "Berkeley Home Prices Soar ",
"headTitle": "News Fix | KQED News",
"content": "\u003cp>\u003cstrong>by Tracey Taylor, \u003ca href=\"http://www.berkeleyside.com/\">Berkeleyside\u003c/a>\u003c/strong>\u003c/p>\n\u003cfigure id=\"attachment_100663\" class=\"wp-caption aligncenter\" style=\"max-width: 533px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/berkeley-home.png\">\u003cimg class=\"size-full wp-image-100663\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/berkeley-home.png\" alt=\"The home that started it all, according to McGuire realtor Marlene Leverette: 2620 Piedmont Avenue in Berkeley. \" width=\"533\" height=\"400\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The home that started it all, according to McGuire realtor Marlene Leverette: 2620 Piedmont Ave. in Berkeley.\u003c/figcaption>\u003c/figure>\n\u003cp>This week, a four-bedroom home in Berkeley’s Elmwood neighborhood sold after just three weeks on the market for a staggering $2.4 million, 42 percent over its asking price of $1.69 million. There were multiple offers on the house. The sale has raised eyebrows both in the neighborhood and among real estate professionals. However, it is far from being the only example of escalating home prices in Berkeley and certain nearby areas, a development fueled by an influx of cash buyers falling over themselves to outbid competitors in their determination to snatch up property locally.\u003c/p>\n\u003cp>“I’ve never seen a market like this,” said Ira Serkes, a realtor at Pacific Union Real Estate who created the Berkeleyhomes.com website. “The market has changed dramatically.”\u003c/p>\n\u003cp>“It’s really crazy,” echoed Marlene Leverette, who heads up the East Bay offices of McGuire Real Estate, describing the current real estate climate. “It crept up on us last year, and Realtors are all seeing the same thing: a lack of inventory and lots of cash buyers overbidding on homes by 20-40 percent.” Leverette said the surge is not restricted to Berkeley. Her colleagues at McGuire offices in San Francisco, the Peninsula and Marin are all telling similar tales. \u003c!--more-->\u003c/p>\n\u003cp>Leverette recalls registering a shift in the market last July when a 2,700-square-foot home at 2620 Piedmont Ave. in the Elmwood sold for $1,502,000, a few weeks after being listed for $1,195,000. “It all began then,” she said. “It meant we had a new comparable.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>For Serkes, the sale that made him sit up and take notice happened more recently. On May 15, a five-bedroom home at 1551 Hawthorne Terrace in North Berkeley closed escrow at $2.69 million on an asking price of $1.9 million after receiving five offers.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/Berkeleyside-logo-small.jpg\">\u003cimg class=\"size-full wp-image-100002 alignright\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/Berkeleyside-logo-small.jpg\" alt=\"Berkeleyside-logo-small\" width=\"163\" height=\"38\">\u003c/a>Serkes has collated data that show that the median overbid for all sales in Berkeley is currently running at 13 percent above asking price. For homes that are selling for $1 million and above, the median is 20 percent above asking price. Several overbids have been worth over $500,000, he said, as evidenced by the examples cited above.\u003c/p>\n\u003cp>Joann Sullivan, a realtor at Thornwall Properties, said buyers have been waiting for a long time to pounce but that they are no longer willing to wait.\u003c/p>\n\u003cp>“They have been watching interest rates come down and they are ready now,” she said. (Although interest rates are still historically low, they have ticked upward in the last month.)\u003c/p>\n\u003cp>Serkes agrees: “Buyers recognize the prices have turned around and are back on the way up. Buying now means that they’ll get into the home at a better price than in the future.”\u003c/p>\n\u003caside class=\"pullquote alignleft\">\n\u003cul>\n\u003cli>\u003ca href=\"http://oaklandlocal.com/2013/06/real-estate-trend-story-due-june-8/\">Oakland Real Estate Soars: Another Bubble?\u003c/a> (Oakland Local)\u003c/li>\n\u003cli>\u003ca href=\"http://www.marinij.com/marinnews/ci_23497292/marin-home-sales-prices-up-compared-last-year\" target=\"_blank\">Marin home sales, prices up compared with last year\u003c/a> (Marin Independent Journal)\u003c/li>\n\u003c/ul>\n\u003c/aside>\n\u003cp>The trouble is that the inventory of homes for sale in desirable neighborhoods is limited. Sullivan attributes this to the fact that sellers also have been playing a waiting game — many of them afraid to list their homes for fear that they would not make their money back on prices they paid at the height of the market. The result: rising prices and competition. Sullivan’s office is routinely seeing 12-15 offers on its listed homes.\u003c/p>\n\u003cp>In addition, a significant proportion of the buyers real estate agents are working with are paying cash. Serkes said that last year, 38 percent of his client transactions had all-cash buyers. Sullivan puts the percentage at her office between 25 and 30 percent.\u003c/p>\n\u003cp>Certain buyers are also doing their homework so they can pounce on a coveted home with speed. “Buyers are making cash offers with no financing and no contingencies,” said Leverette. “They read all the disclosures and get all the inspections in ahead so they can move quickly.”\u003c/p>\n\u003cp>Serkes adds: “When you have the cash you can often pay more and you just want to be settled, so you do.”\u003c/p>\n\u003cp>Many of the $1 million-plus homes that are selling in Berkeley are closing escrow just weeks after the first of perhaps only one or two open-house showings. The 1930s Mediterranean home at 2911 Avalon Ave. in Berkeley’s Claremont Court sold for $2.5 million this week on an asking price of $2.1 million after just 40 days. And it took just 25 days for 2900 Forest Ave. to sell on April 30 — for $1,854,000 on a list price of $1,495,000.\u003c/p>\n\u003cp>Of course, this can make life difficult for a potential buyer who is simply looking to buy a home and needs to go through the usual mortgage approval process. Leverette said many of her clients are having to put up to ten offers on different homes before they succeed in securing one. “It can be hard,” she said.\u003c/p>\n\u003cp>So who are these cash buyers? Clearly they have funds. They are often young, too. Leverette said she’s seeing Generation Y first-time buyers, many of them working in tech or biotech. She said there is also a lot of Asian money, and buyers coming in from Canada.\u003c/p>\n\u003cp>Sullivan echoed this view: “There are lots of buyers from the tech world and from the Pacific Rim,” she said, adding that the latter are often looking at properties principally as investments. While most people would say Bay Area home prices are plain silly, they may be less silly to people coming from cities such as Hong Kong or London. Globetrotters who base themselves in the Bay Area but travel all over the world for work are common, too.\u003c/p>\n\u003cp>“Just when you thought you had prepared your buyers for escalating prices, here comes another one to break the last record, ” said Anthony Riggins, a realtor at East Bay Sotheby’s, speaking of this week’s $2.4 million sale on Piedmont Avenue.\u003c/p>\n\u003cp>But, said the professionals, this is not another bubble. The key difference compared with pre-2008 is that the market is not being buoyed by high-risk loans. “This is not familiar territory,” said Leverette. “There’s often no financing involved at all.”\u003c/p>\n\u003cp>Asked which areas he thinks are particularly hot right now, Riggins, who said he is swamped with listings and buyers, pointed to The Uplands, a street in the heart of the Claremont neighborhood. “The power of The Uplands might be the one area in the East Bay where you don’t see the prices stabilizing anytime soon,” he said. “Everyone always mentions [the city of] Piedmont as the most stable market and/or best investment. The sales in The Uplands this year might be proving otherwise.”\u003c/p>\n\u003cp>In October 2012, 60 The Uplands sold for $1.85 million on a list price of $1.45 million, while the next month 130 The Uplands fetched $1.379 million on an asking price of $1,089 million.\u003c/p>\n\u003cp>Leverette cites the Claremont area, Thousands Oaks, North Berkeley and Rockridge as being particularly sought-after, while Sullivan mentions Albany. “Prices are way up over there,” she said.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>As to what the rest of the year is likely to look like, Serkes said the summer is usually a slower time for home sales, but he’s reluctant to make predictions given the current climate. “So many people want to take advantage of the market,” he said. Sullivan, who notes she has had more listings in the past year than ever before, said she expects more inventory to come online. “I certainly hope so,” she said. “It will help stabilize the market.”\u003c/p>\n\n",
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"description": "by Tracey Taylor, Berkeleyside This week, a four-bedroom home in Berkeley’s Elmwood neighborhood sold after just three weeks on the market for a staggering $2.4 million, 42 percent over its asking price of $1.69 million. There were multiple offers on the house. The sale has raised eyebrows both in the neighborhood and among real estate",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cstrong>by Tracey Taylor, \u003ca href=\"http://www.berkeleyside.com/\">Berkeleyside\u003c/a>\u003c/strong>\u003c/p>\n\u003cfigure id=\"attachment_100663\" class=\"wp-caption aligncenter\" style=\"max-width: 533px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/berkeley-home.png\">\u003cimg class=\"size-full wp-image-100663\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/berkeley-home.png\" alt=\"The home that started it all, according to McGuire realtor Marlene Leverette: 2620 Piedmont Avenue in Berkeley. \" width=\"533\" height=\"400\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The home that started it all, according to McGuire realtor Marlene Leverette: 2620 Piedmont Ave. in Berkeley.\u003c/figcaption>\u003c/figure>\n\u003cp>This week, a four-bedroom home in Berkeley’s Elmwood neighborhood sold after just three weeks on the market for a staggering $2.4 million, 42 percent over its asking price of $1.69 million. There were multiple offers on the house. The sale has raised eyebrows both in the neighborhood and among real estate professionals. However, it is far from being the only example of escalating home prices in Berkeley and certain nearby areas, a development fueled by an influx of cash buyers falling over themselves to outbid competitors in their determination to snatch up property locally.\u003c/p>\n\u003cp>“I’ve never seen a market like this,” said Ira Serkes, a realtor at Pacific Union Real Estate who created the Berkeleyhomes.com website. “The market has changed dramatically.”\u003c/p>\n\u003cp>“It’s really crazy,” echoed Marlene Leverette, who heads up the East Bay offices of McGuire Real Estate, describing the current real estate climate. “It crept up on us last year, and Realtors are all seeing the same thing: a lack of inventory and lots of cash buyers overbidding on homes by 20-40 percent.” Leverette said the surge is not restricted to Berkeley. Her colleagues at McGuire offices in San Francisco, the Peninsula and Marin are all telling similar tales. \u003c!--more-->\u003c/p>\n\u003cp>Leverette recalls registering a shift in the market last July when a 2,700-square-foot home at 2620 Piedmont Ave. in the Elmwood sold for $1,502,000, a few weeks after being listed for $1,195,000. “It all began then,” she said. “It meant we had a new comparable.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>For Serkes, the sale that made him sit up and take notice happened more recently. On May 15, a five-bedroom home at 1551 Hawthorne Terrace in North Berkeley closed escrow at $2.69 million on an asking price of $1.9 million after receiving five offers.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/Berkeleyside-logo-small.jpg\">\u003cimg class=\"size-full wp-image-100002 alignright\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/Berkeleyside-logo-small.jpg\" alt=\"Berkeleyside-logo-small\" width=\"163\" height=\"38\">\u003c/a>Serkes has collated data that show that the median overbid for all sales in Berkeley is currently running at 13 percent above asking price. For homes that are selling for $1 million and above, the median is 20 percent above asking price. Several overbids have been worth over $500,000, he said, as evidenced by the examples cited above.\u003c/p>\n\u003cp>Joann Sullivan, a realtor at Thornwall Properties, said buyers have been waiting for a long time to pounce but that they are no longer willing to wait.\u003c/p>\n\u003cp>“They have been watching interest rates come down and they are ready now,” she said. (Although interest rates are still historically low, they have ticked upward in the last month.)\u003c/p>\n\u003cp>Serkes agrees: “Buyers recognize the prices have turned around and are back on the way up. Buying now means that they’ll get into the home at a better price than in the future.”\u003c/p>\n\u003caside class=\"pullquote alignleft\">\n\u003cul>\n\u003cli>\u003ca href=\"http://oaklandlocal.com/2013/06/real-estate-trend-story-due-june-8/\">Oakland Real Estate Soars: Another Bubble?\u003c/a> (Oakland Local)\u003c/li>\n\u003cli>\u003ca href=\"http://www.marinij.com/marinnews/ci_23497292/marin-home-sales-prices-up-compared-last-year\" target=\"_blank\">Marin home sales, prices up compared with last year\u003c/a> (Marin Independent Journal)\u003c/li>\n\u003c/ul>\n\u003c/aside>\n\u003cp>The trouble is that the inventory of homes for sale in desirable neighborhoods is limited. Sullivan attributes this to the fact that sellers also have been playing a waiting game — many of them afraid to list their homes for fear that they would not make their money back on prices they paid at the height of the market. The result: rising prices and competition. Sullivan’s office is routinely seeing 12-15 offers on its listed homes.\u003c/p>\n\u003cp>In addition, a significant proportion of the buyers real estate agents are working with are paying cash. Serkes said that last year, 38 percent of his client transactions had all-cash buyers. Sullivan puts the percentage at her office between 25 and 30 percent.\u003c/p>\n\u003cp>Certain buyers are also doing their homework so they can pounce on a coveted home with speed. “Buyers are making cash offers with no financing and no contingencies,” said Leverette. “They read all the disclosures and get all the inspections in ahead so they can move quickly.”\u003c/p>\n\u003cp>Serkes adds: “When you have the cash you can often pay more and you just want to be settled, so you do.”\u003c/p>\n\u003cp>Many of the $1 million-plus homes that are selling in Berkeley are closing escrow just weeks after the first of perhaps only one or two open-house showings. The 1930s Mediterranean home at 2911 Avalon Ave. in Berkeley’s Claremont Court sold for $2.5 million this week on an asking price of $2.1 million after just 40 days. And it took just 25 days for 2900 Forest Ave. to sell on April 30 — for $1,854,000 on a list price of $1,495,000.\u003c/p>\n\u003cp>Of course, this can make life difficult for a potential buyer who is simply looking to buy a home and needs to go through the usual mortgage approval process. Leverette said many of her clients are having to put up to ten offers on different homes before they succeed in securing one. “It can be hard,” she said.\u003c/p>\n\u003cp>So who are these cash buyers? Clearly they have funds. They are often young, too. Leverette said she’s seeing Generation Y first-time buyers, many of them working in tech or biotech. She said there is also a lot of Asian money, and buyers coming in from Canada.\u003c/p>\n\u003cp>Sullivan echoed this view: “There are lots of buyers from the tech world and from the Pacific Rim,” she said, adding that the latter are often looking at properties principally as investments. While most people would say Bay Area home prices are plain silly, they may be less silly to people coming from cities such as Hong Kong or London. Globetrotters who base themselves in the Bay Area but travel all over the world for work are common, too.\u003c/p>\n\u003cp>“Just when you thought you had prepared your buyers for escalating prices, here comes another one to break the last record, ” said Anthony Riggins, a realtor at East Bay Sotheby’s, speaking of this week’s $2.4 million sale on Piedmont Avenue.\u003c/p>\n\u003cp>But, said the professionals, this is not another bubble. The key difference compared with pre-2008 is that the market is not being buoyed by high-risk loans. “This is not familiar territory,” said Leverette. “There’s often no financing involved at all.”\u003c/p>\n\u003cp>Asked which areas he thinks are particularly hot right now, Riggins, who said he is swamped with listings and buyers, pointed to The Uplands, a street in the heart of the Claremont neighborhood. “The power of The Uplands might be the one area in the East Bay where you don’t see the prices stabilizing anytime soon,” he said. “Everyone always mentions [the city of] Piedmont as the most stable market and/or best investment. The sales in The Uplands this year might be proving otherwise.”\u003c/p>\n\u003cp>In October 2012, 60 The Uplands sold for $1.85 million on a list price of $1.45 million, while the next month 130 The Uplands fetched $1.379 million on an asking price of $1,089 million.\u003c/p>\n\u003cp>Leverette cites the Claremont area, Thousands Oaks, North Berkeley and Rockridge as being particularly sought-after, while Sullivan mentions Albany. “Prices are way up over there,” she said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>As to what the rest of the year is likely to look like, Serkes said the summer is usually a slower time for home sales, but he’s reluctant to make predictions given the current climate. “So many people want to take advantage of the market,” he said. Sullivan, who notes she has had more listings in the past year than ever before, said she expects more inventory to come online. “I certainly hope so,” she said. “It will help stabilize the market.”\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "San Francisco Housing Authority: Huge Deficit, Work-Order Backlog, Labor Negotiations on Agenda",
"title": "San Francisco Housing Authority: Huge Deficit, Work-Order Backlog, Labor Negotiations on Agenda",
"headTitle": "News Fix | KQED News",
"content": "\u003cfigure id=\"attachment_100233\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/housing.jpg.jpg\">\u003cimg class=\"size-medium wp-image-100233\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/housing.jpg-300x200.jpg\" alt=\"A resident from SFHA's Sunnydale complex shows how an outlet in her home has burn damage inside of it, She says housing managers have not responded to her calls to fix the health and safety issues in her home. (Photo: Deborah Svoboda/KQED\" width=\"300\" height=\"200\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A resident from SFHA's Sunnydale complex points to an outlet in her home with burn damage. Housing managers have not responded to her calls to fix this and other problems in her apartment, she said. (Photo: Deborah Svoboda/KQED\u003c/figcaption>\u003c/figure>\n\u003cp>The agency that supplies public housing to thousands of low-income residents in San Francisco is under intense pressure to get its own house in order. Last week, tenants of the city's Housing Authority testified at a Board of Supervisors committee hearing about their struggles with roaches and rodents, leaks and mold. Two recent audits say the agency has done a poor job of managing its staff and budget and as a result has lost out on millions of dollars of federal subsidies.\u003c/p>\n\u003cp>Earlier this month, we saw a real-world example of how the authority's problems affect its tenants when we met with Maria, who has lived in the SFHA's Sunnydale complex for seven years. She \u003ca href=\"http://ww2.kqed.org/news/2013/05/31/bedbugs-and-asbestos-san-francisco-housing\" target=\"_blank\">complained of bedbugs and what she believed was asbestos\u003c/a>, which she said the Housing Authority has not investigated despite repeated notifications.\u003c/p>\n\u003cp>As part of our continuing reporting on the troubled agency, KQED's Stephanie Martin spoke with its interim executive director, Barbara Smith, and to the president of the Authority's commission, Joaquin Torres. Here's an edited transcript:\u003c/p>\n\u003cp>\u003cstrong>STEPHANIE MARTIN\u003c/strong>: Ms. Smith, since you stepped into your new role a few months ago you've been facing a massive backlog of repair work that needs to be done. How are you tackling this on behalf of residents?\u003c/p>\n\u003cp>\u003cstrong>BARBARA SMITH, EXEC. DIR., SFHA\u003c/strong>: We have enormous challenges at the Housing Authority, including a huge budget deficit, and we're doing everything we can to address the backlog of work orders. We have reorganized our maintenance department, reinstated a director of maintenance who five years ago managed maintenance operations. We have a new IT system that enables our foreman to dispatch workers to properties much more efficiently than in the past.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>We have a shortage of staff, however. And we don't have a maintenance mechanic position or a maintenance general classification at each property. This maintenance mechanic position would enable us to address resident needs much more quickly. \u003c!--more-->\u003cstrong>\u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>MARTIN\u003c/strong>: And I understand that you're working on that but labor negotiations are tying that up ...\u003c/p>\n\u003cp>\u003cstrong>SMITH\u003c/strong>: We're in the midst of labor negotiations now. We have gotten 90% of our labor contracts in place, for 90% of our workers. We still need to work with the specialized craft unions to get them to agree to allow this maintenance generalist classification to do all the repair work that comes up at properties on a day-to-day basis: plumbing repairs, clogged drains, light bulbs out, carpentry work, door hinges that are broken. Things like that really make a difference to the residents.\u003c/p>\n\u003cp>\u003cstrong>MARTIN\u003c/strong>: Any idea when this will actually be completed?\u003c/p>\n\u003cp>\u003cstrong>SMITH\u003c/strong>: Well, we're hoping soon.\u003c/p>\n\u003cp>\u003cstrong>MARTIN\u003c/strong>: Mr. Torres, auditors also found many units sit empty and unrepaired while at the same time, people can languish for years on the housing wait list. How are you addressing that\u003c/p>\n\u003cp>\u003cstrong>JOAQUIN TORRES, PRESIDENT, SFHA BD. OF COMMISSIONERS\u003c/strong>: I think it's always important to make clear that resident needs are our first priority. And it was very disconcerting for us to see as a new commission, who had our first meeting on February 14, to see the backlog of both 276 vacant units as well as a wait list that had not yet been updated in quite some time, and how that was a very real concern for residents and for advocacy groups who were speaking on behalf of those resident needs.\u003c/p>\n\u003cp>My understanding now is that we have been pushing staff to make sure that that list is updated starting at the beginning of July. With regards to the 276 vacant units, a lot of the progress that we've been able to make in such a short time is due to new partnerships that have been in place.\u003c/p>\n\u003cp>As it is for KQED, all the partners that you have, we need as many partners to make sure that our process to reform the Authority is strong and true. And one of the ways that we're working on dealing with these vacant units is working with HUD. They gave us about $1.5 million to ensure that we had some funding that would've been used for other purposes to go toward rehabbing some of those units. That was complemented with about $600,000 from the mayor's office to make sure we had funding in place to begin that process. And we're very much looking forward to getting those units up and running. We have a leasing fair that will take place, the Potrero units, in about two weeks time, and we're looking to get some units filled up that way too.\u003c/p>\n\u003cp>\u003cstrong>MARTIN\u003c/strong>: Ms. Smith, auditors and residents say the Housing Authority needs to be more accountable and transparent, especially when it comes to tracking clients and complaints. When will a better computer system be available for residents to see just how their requests are being tracked?\u003c/p>\n\u003cp>\u003cstrong>SMITH\u003c/strong>: We actually do have a new computer system that will have kiosks at 1815 Egbert Avenue, our main office, and we're hoping to have kiosks at the properties, where residents can actually check on their work order status by just going up to the kiosk and putting the number in.\u003c/p>\n\u003cp>We're also implementing a voice automated system where residents can call in and they get responses - they're electronic responses, and they call in their complaint, they can describe their repair need, and then the voice automated system will give them a work order number. And they'll be able to track where it is and when it will be repaired.\u003c/p>\n\u003cp>\u003cstrong>MARTIN\u003c/strong>: Mr. Torres, we know that lack of funding is a huge issue for the agency, but auditors have also documented a lot of inefficiency in the day-to-day operations. What steps are you taking to do a better job with the resources that you have?\u003c/p>\n\u003cp>\u003cstrong>TORRES\u003c/strong>: Well, one of the major pieces for us, and again I'll speak about the partnerships that we have both with the City and with the United States Department of Housing and Urban Development, and that's making sure that we are doing everything we can to transfer our operations to be in line with what is called \"asset management.\"\u003c/p>\n\u003cp>And one of the things and pieces of funding that we're trying to access, and Barbara had spoken about it just a moment ago, was the establishment of a maintenance mechanic position that is the final piece in meeting all of the stop-loss criteria. We've made significant progress in terms of meeting everything else, and that is the last piece. For us we have very immediate financial concerns and needs, and we're very much looking forward to making sure once these negotiations get ironed out, we can begin to be financially solvent, today.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003ciframe src=\"https://w.soundcloud.com/player/?url=http%3A%2F%2Fapi.soundcloud.com%2Ftracks%2F97442664\" frameborder=\"no\" scrolling=\"no\" width=\"100%\" height=\"166\">\u003c/iframe>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_100233\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/housing.jpg.jpg\">\u003cimg class=\"size-medium wp-image-100233\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/housing.jpg-300x200.jpg\" alt=\"A resident from SFHA's Sunnydale complex shows how an outlet in her home has burn damage inside of it, She says housing managers have not responded to her calls to fix the health and safety issues in her home. (Photo: Deborah Svoboda/KQED\" width=\"300\" height=\"200\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A resident from SFHA's Sunnydale complex points to an outlet in her home with burn damage. Housing managers have not responded to her calls to fix this and other problems in her apartment, she said. (Photo: Deborah Svoboda/KQED\u003c/figcaption>\u003c/figure>\n\u003cp>The agency that supplies public housing to thousands of low-income residents in San Francisco is under intense pressure to get its own house in order. Last week, tenants of the city's Housing Authority testified at a Board of Supervisors committee hearing about their struggles with roaches and rodents, leaks and mold. Two recent audits say the agency has done a poor job of managing its staff and budget and as a result has lost out on millions of dollars of federal subsidies.\u003c/p>\n\u003cp>Earlier this month, we saw a real-world example of how the authority's problems affect its tenants when we met with Maria, who has lived in the SFHA's Sunnydale complex for seven years. She \u003ca href=\"http://ww2.kqed.org/news/2013/05/31/bedbugs-and-asbestos-san-francisco-housing\" target=\"_blank\">complained of bedbugs and what she believed was asbestos\u003c/a>, which she said the Housing Authority has not investigated despite repeated notifications.\u003c/p>\n\u003cp>As part of our continuing reporting on the troubled agency, KQED's Stephanie Martin spoke with its interim executive director, Barbara Smith, and to the president of the Authority's commission, Joaquin Torres. Here's an edited transcript:\u003c/p>\n\u003cp>\u003cstrong>STEPHANIE MARTIN\u003c/strong>: Ms. Smith, since you stepped into your new role a few months ago you've been facing a massive backlog of repair work that needs to be done. How are you tackling this on behalf of residents?\u003c/p>\n\u003cp>\u003cstrong>BARBARA SMITH, EXEC. DIR., SFHA\u003c/strong>: We have enormous challenges at the Housing Authority, including a huge budget deficit, and we're doing everything we can to address the backlog of work orders. We have reorganized our maintenance department, reinstated a director of maintenance who five years ago managed maintenance operations. We have a new IT system that enables our foreman to dispatch workers to properties much more efficiently than in the past.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>We have a shortage of staff, however. And we don't have a maintenance mechanic position or a maintenance general classification at each property. This maintenance mechanic position would enable us to address resident needs much more quickly. \u003c!--more-->\u003cstrong>\u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>MARTIN\u003c/strong>: And I understand that you're working on that but labor negotiations are tying that up ...\u003c/p>\n\u003cp>\u003cstrong>SMITH\u003c/strong>: We're in the midst of labor negotiations now. We have gotten 90% of our labor contracts in place, for 90% of our workers. We still need to work with the specialized craft unions to get them to agree to allow this maintenance generalist classification to do all the repair work that comes up at properties on a day-to-day basis: plumbing repairs, clogged drains, light bulbs out, carpentry work, door hinges that are broken. Things like that really make a difference to the residents.\u003c/p>\n\u003cp>\u003cstrong>MARTIN\u003c/strong>: Any idea when this will actually be completed?\u003c/p>\n\u003cp>\u003cstrong>SMITH\u003c/strong>: Well, we're hoping soon.\u003c/p>\n\u003cp>\u003cstrong>MARTIN\u003c/strong>: Mr. Torres, auditors also found many units sit empty and unrepaired while at the same time, people can languish for years on the housing wait list. How are you addressing that\u003c/p>\n\u003cp>\u003cstrong>JOAQUIN TORRES, PRESIDENT, SFHA BD. OF COMMISSIONERS\u003c/strong>: I think it's always important to make clear that resident needs are our first priority. And it was very disconcerting for us to see as a new commission, who had our first meeting on February 14, to see the backlog of both 276 vacant units as well as a wait list that had not yet been updated in quite some time, and how that was a very real concern for residents and for advocacy groups who were speaking on behalf of those resident needs.\u003c/p>\n\u003cp>My understanding now is that we have been pushing staff to make sure that that list is updated starting at the beginning of July. With regards to the 276 vacant units, a lot of the progress that we've been able to make in such a short time is due to new partnerships that have been in place.\u003c/p>\n\u003cp>As it is for KQED, all the partners that you have, we need as many partners to make sure that our process to reform the Authority is strong and true. And one of the ways that we're working on dealing with these vacant units is working with HUD. They gave us about $1.5 million to ensure that we had some funding that would've been used for other purposes to go toward rehabbing some of those units. That was complemented with about $600,000 from the mayor's office to make sure we had funding in place to begin that process. And we're very much looking forward to getting those units up and running. We have a leasing fair that will take place, the Potrero units, in about two weeks time, and we're looking to get some units filled up that way too.\u003c/p>\n\u003cp>\u003cstrong>MARTIN\u003c/strong>: Ms. Smith, auditors and residents say the Housing Authority needs to be more accountable and transparent, especially when it comes to tracking clients and complaints. When will a better computer system be available for residents to see just how their requests are being tracked?\u003c/p>\n\u003cp>\u003cstrong>SMITH\u003c/strong>: We actually do have a new computer system that will have kiosks at 1815 Egbert Avenue, our main office, and we're hoping to have kiosks at the properties, where residents can actually check on their work order status by just going up to the kiosk and putting the number in.\u003c/p>\n\u003cp>We're also implementing a voice automated system where residents can call in and they get responses - they're electronic responses, and they call in their complaint, they can describe their repair need, and then the voice automated system will give them a work order number. And they'll be able to track where it is and when it will be repaired.\u003c/p>\n\u003cp>\u003cstrong>MARTIN\u003c/strong>: Mr. Torres, we know that lack of funding is a huge issue for the agency, but auditors have also documented a lot of inefficiency in the day-to-day operations. What steps are you taking to do a better job with the resources that you have?\u003c/p>\n\u003cp>\u003cstrong>TORRES\u003c/strong>: Well, one of the major pieces for us, and again I'll speak about the partnerships that we have both with the City and with the United States Department of Housing and Urban Development, and that's making sure that we are doing everything we can to transfer our operations to be in line with what is called \"asset management.\"\u003c/p>\n\u003cp>And one of the things and pieces of funding that we're trying to access, and Barbara had spoken about it just a moment ago, was the establishment of a maintenance mechanic position that is the final piece in meeting all of the stop-loss criteria. We've made significant progress in terms of meeting everything else, and that is the last piece. For us we have very immediate financial concerns and needs, and we're very much looking forward to making sure once these negotiations get ironed out, we can begin to be financially solvent, today.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"disqusTitle": "San Francisco Supervisors Pass TIC Condo Conversion Expansion",
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"content": "\u003cp>\u003cem>Update 5:50 p.m.\u003c/em> Alex Emslie reports that as expected, the version of the \u003ca href=\"http://www.sfbos.org/ftp/uploadedfiles/bdsupvrs/bosagendas/materials/bag061113_120669.pdf\" target=\"_blank\">TIC condo conversion ordinance backed by Supervisor David Chiu\u003c/a> was initially approved by the Board of Supervisors, and that the version backed by Supervisor Mark Farrell failed. More on the vote from the \u003ca href=\"http://www.sfgate.com/bayarea/article/Condo-conversion-law-OKd-by-S-F-board-4594985.php\" target=\"_blank\">Chronicle\u003c/a>, which makes the point that the eight votes in favor are enough to override a mayoral veto, though Ed Lee has not said yet whether he will sign the legislation into law. The board still has to give its final approval, which is expected.\u003c/p>\n\u003cul>\n\u003cli>\u003ca href=\"http://ww2.kqed.org/news/2013/06/11/san-francisco-supervisors-vote-on-tenants-in-common/#provisions\">\u003cstrong>Click here to read about provisions in the ordinance\u003c/strong>\u003c/a>\u003c/li>\n\u003cli>\u003ca href=\"http://ww2.kqed.org/news/2013/06/11/san-francisco-supervisors-vote-on-tenants-in-common/#rollcall\">\u003cstrong>Click here to see the roll calls of the votes\u003c/strong>\u003c/a>\u003c/li>\n\u003c/ul>\n\u003cp>\u003cem>Original post\u003c/em>\u003c/p>\n\u003cp>The San Francisco Board of Supervisors is heading for a vote Tuesday on dueling ordinances to increase the number of tenants-in-common units that can convert to condominiums.\u003c/p>\n\u003cfigure id=\"attachment_89984\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/denike-cropped/\" rel=\"attachment wp-att-89984\">\u003cimg class=\"size-medium wp-image-89984\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/denike-cropped-300x270.jpg\" alt=\"Tim Denike is one of the many tenancy-in-common owners in San Francisco who hope to convert their units to condominiums. (Sam Harnett/KQED)\" width=\"300\" height=\"270\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Tim Denike is one of the many tenancy-in-common owners in San Francisco who hope to convert their units to condominiums. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>The city's office of the controller estimates that about 1,730 units would convert under the terms of either ordinance.\u003c/p>\n\u003cp>An \u003ca href=\"http://www.sfbos.org/ftp/uploadedfiles/bdsupvrs/bosagendas/materials/bag061113_130480.pdf\" target=\"_blank\"> ordinance supported by Mark Farrell and Scott Wiener\u003c/a> appears less likely to pass than a more restrictive \u003ca href=\"http://www.sfbos.org/ftp/uploadedfiles/bdsupvrs/bosagendas/materials/bag061113_120669.pdf\" target=\"_blank\">ordinance backed by David Chiu, Norman Yee and Jane Kim.\u003c/a>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003ca name=\"provisions\">\u003c/a>Both proposed laws have undergone substantial change since Farrell's original proposal.\u003c/p>\n\u003cp>Farrell wanted to change the current system because it allows only 200 TIC units, chosen by lottery, to convert per year. Many more unit owners would like to convert. Tenants groups worry that allowing more conversions will reduce the amount of rental housing available.\u003c/p>\n\u003cp>The two alternative ordinances up for debate are alike in almost every way:\u003c/p>\n\u003cp>For seven years, they would allow eligible buildings to convert if the owners pay a fee of up to $20,000 per unit. \u003c!--more-->Among other criteria, for a building to be eligible a minimum number of units must be occupied by owners applying for conversion: at least one unit in buildings of four units, and at least half the units in buildings of five or six units.\u003c/p>\n\u003cp>(Buildings with more than six units have not been eligible for conversion since the original ordinance passed.)\u003c/p>\n\u003cp>The units would be allowed to convert in the order that they have been on the waiting list, with about 800 to 1,000 units in the first year, then about 500 in the second year, and fewer in each of the subsequent years.\u003c/p>\n\u003cp>Fees would be lower depending on the length of time units have been on the waiting list as well, with a minimum of $4,000 per unit.\u003c/p>\n\u003cp>The hope would be to work through a backlog of about 2,269 units over seven years.\u003c/p>\n\u003cp>The lottery would be suspended for at least 10 years. It could be suspended for an even longer period if the city determines that rental housing is insufficient.\u003c/p>\n\u003cp>When the lottery resumes, eligibility would be more restrictive: Only buildings of four units or fewer could convert. Buildings of two units must have at least one unit occupied by an owner. Buildings of three units must have at least two units occupied by owners. And buildings of four units must have at least three units occupied by the owners.\u003c/p>\n\u003cp>The two ordinances differ in one key respect: When the lottery resumes, Farrell's version would allow a new owner-occupant to take the place of someone who left, allowing a building to keep its place on the conversion waiting list.\u003c/p>\n\u003cp>Why all the interest in condo conversion?\u003c/p>\n\u003cp>The city allows only buildings owned by tenants-in-common to convert to condominiums. In this arrangement, occupants of a building own the entire building together. They are more limited in the kinds of home loans they can obtain because the risk of making a loan to multiple borrowers is considered greater than making a loan to a single borrower.\u003c/p>\n\u003cp>That has prevented tenants from refinancing to take advantage of lower rates. As a result, many tenants-in-common want to convert to condominiums in which they can own their own units and apply for separate loans.\u003c/p>\n\u003cp>But if more tenants-in-common buildings convert to condominiums, that in turn could spur more apartments to convert to TICs, reducing the amount of rental housing in the city.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/04/17/new-tic-to-condo-plan-would-impose-10-year-conversion-moratorium-in-exchange-for-lottery-bypass/\" target=\"_blank\">Negotiations\u003c/a> have been difficult.\u003c/p>\n\u003cp>Apartment renters and tenant-in-common owners have\u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/\" target=\"_blank\"> both been outspoken \u003c/a>about how the changes might affect them.\u003c/p>\n\u003cp>\u003ca name=\"rollcall\">\u003c/a>\u003c/p>\n\u003cp>\u003cstrong>Update 6:20 p.m. \u003c/strong>\u003c/p>\n\u003cp>Here are the roll calls of the votes:\u003c/p>\n\u003cp>Votes for Chiu Version: Passed\u003c/p>\n\u003cp>Kim – Y\u003cbr>\nMar - Y\u003cbr>\nTang – N\u003cbr>\nWiener – N\u003cbr>\nYee – Y\u003cbr>\nAvalos – Y\u003cbr>\nBreed – Y\u003cbr>\nCampos – Y\u003cbr>\nChiu – Y\u003cbr>\nCohen - Y\u003cbr>\nFarrell – N\u003c/p>\n\u003cp>Votes for Farrell Version: Failed\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Kim – N\u003cbr>\nMar – N\u003cbr>\nTang – Y\u003cbr>\nWiener – Y\u003cbr>\nYee – N\u003cbr>\nAvalos – N\u003cbr>\nBreed – Y\u003cbr>\nCampos – N\u003cbr>\nChiu – N\u003cbr>\nCohen – N\u003cbr>\nFarrell – Y\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>Update 5:50 p.m.\u003c/em> Alex Emslie reports that as expected, the version of the \u003ca href=\"http://www.sfbos.org/ftp/uploadedfiles/bdsupvrs/bosagendas/materials/bag061113_120669.pdf\" target=\"_blank\">TIC condo conversion ordinance backed by Supervisor David Chiu\u003c/a> was initially approved by the Board of Supervisors, and that the version backed by Supervisor Mark Farrell failed. More on the vote from the \u003ca href=\"http://www.sfgate.com/bayarea/article/Condo-conversion-law-OKd-by-S-F-board-4594985.php\" target=\"_blank\">Chronicle\u003c/a>, which makes the point that the eight votes in favor are enough to override a mayoral veto, though Ed Lee has not said yet whether he will sign the legislation into law. The board still has to give its final approval, which is expected.\u003c/p>\n\u003cul>\n\u003cli>\u003ca href=\"http://ww2.kqed.org/news/2013/06/11/san-francisco-supervisors-vote-on-tenants-in-common/#provisions\">\u003cstrong>Click here to read about provisions in the ordinance\u003c/strong>\u003c/a>\u003c/li>\n\u003cli>\u003ca href=\"http://ww2.kqed.org/news/2013/06/11/san-francisco-supervisors-vote-on-tenants-in-common/#rollcall\">\u003cstrong>Click here to see the roll calls of the votes\u003c/strong>\u003c/a>\u003c/li>\n\u003c/ul>\n\u003cp>\u003cem>Original post\u003c/em>\u003c/p>\n\u003cp>The San Francisco Board of Supervisors is heading for a vote Tuesday on dueling ordinances to increase the number of tenants-in-common units that can convert to condominiums.\u003c/p>\n\u003cfigure id=\"attachment_89984\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/denike-cropped/\" rel=\"attachment wp-att-89984\">\u003cimg class=\"size-medium wp-image-89984\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/denike-cropped-300x270.jpg\" alt=\"Tim Denike is one of the many tenancy-in-common owners in San Francisco who hope to convert their units to condominiums. (Sam Harnett/KQED)\" width=\"300\" height=\"270\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Tim Denike is one of the many tenancy-in-common owners in San Francisco who hope to convert their units to condominiums. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>The city's office of the controller estimates that about 1,730 units would convert under the terms of either ordinance.\u003c/p>\n\u003cp>An \u003ca href=\"http://www.sfbos.org/ftp/uploadedfiles/bdsupvrs/bosagendas/materials/bag061113_130480.pdf\" target=\"_blank\"> ordinance supported by Mark Farrell and Scott Wiener\u003c/a> appears less likely to pass than a more restrictive \u003ca href=\"http://www.sfbos.org/ftp/uploadedfiles/bdsupvrs/bosagendas/materials/bag061113_120669.pdf\" target=\"_blank\">ordinance backed by David Chiu, Norman Yee and Jane Kim.\u003c/a>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003ca name=\"provisions\">\u003c/a>Both proposed laws have undergone substantial change since Farrell's original proposal.\u003c/p>\n\u003cp>Farrell wanted to change the current system because it allows only 200 TIC units, chosen by lottery, to convert per year. Many more unit owners would like to convert. Tenants groups worry that allowing more conversions will reduce the amount of rental housing available.\u003c/p>\n\u003cp>The two alternative ordinances up for debate are alike in almost every way:\u003c/p>\n\u003cp>For seven years, they would allow eligible buildings to convert if the owners pay a fee of up to $20,000 per unit. \u003c!--more-->Among other criteria, for a building to be eligible a minimum number of units must be occupied by owners applying for conversion: at least one unit in buildings of four units, and at least half the units in buildings of five or six units.\u003c/p>\n\u003cp>(Buildings with more than six units have not been eligible for conversion since the original ordinance passed.)\u003c/p>\n\u003cp>The units would be allowed to convert in the order that they have been on the waiting list, with about 800 to 1,000 units in the first year, then about 500 in the second year, and fewer in each of the subsequent years.\u003c/p>\n\u003cp>Fees would be lower depending on the length of time units have been on the waiting list as well, with a minimum of $4,000 per unit.\u003c/p>\n\u003cp>The hope would be to work through a backlog of about 2,269 units over seven years.\u003c/p>\n\u003cp>The lottery would be suspended for at least 10 years. It could be suspended for an even longer period if the city determines that rental housing is insufficient.\u003c/p>\n\u003cp>When the lottery resumes, eligibility would be more restrictive: Only buildings of four units or fewer could convert. Buildings of two units must have at least one unit occupied by an owner. Buildings of three units must have at least two units occupied by owners. And buildings of four units must have at least three units occupied by the owners.\u003c/p>\n\u003cp>The two ordinances differ in one key respect: When the lottery resumes, Farrell's version would allow a new owner-occupant to take the place of someone who left, allowing a building to keep its place on the conversion waiting list.\u003c/p>\n\u003cp>Why all the interest in condo conversion?\u003c/p>\n\u003cp>The city allows only buildings owned by tenants-in-common to convert to condominiums. In this arrangement, occupants of a building own the entire building together. They are more limited in the kinds of home loans they can obtain because the risk of making a loan to multiple borrowers is considered greater than making a loan to a single borrower.\u003c/p>\n\u003cp>That has prevented tenants from refinancing to take advantage of lower rates. As a result, many tenants-in-common want to convert to condominiums in which they can own their own units and apply for separate loans.\u003c/p>\n\u003cp>But if more tenants-in-common buildings convert to condominiums, that in turn could spur more apartments to convert to TICs, reducing the amount of rental housing in the city.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/04/17/new-tic-to-condo-plan-would-impose-10-year-conversion-moratorium-in-exchange-for-lottery-bypass/\" target=\"_blank\">Negotiations\u003c/a> have been difficult.\u003c/p>\n\u003cp>Apartment renters and tenant-in-common owners have\u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/\" target=\"_blank\"> both been outspoken \u003c/a>about how the changes might affect them.\u003c/p>\n\u003cp>\u003ca name=\"rollcall\">\u003c/a>\u003c/p>\n\u003cp>\u003cstrong>Update 6:20 p.m. \u003c/strong>\u003c/p>\n\u003cp>Here are the roll calls of the votes:\u003c/p>\n\u003cp>Votes for Chiu Version: Passed\u003c/p>\n\u003cp>Kim – Y\u003cbr>\nMar - Y\u003cbr>\nTang – N\u003cbr>\nWiener – N\u003cbr>\nYee – Y\u003cbr>\nAvalos – Y\u003cbr>\nBreed – Y\u003cbr>\nCampos – Y\u003cbr>\nChiu – Y\u003cbr>\nCohen - Y\u003cbr>\nFarrell – N\u003c/p>\n\u003cp>Votes for Farrell Version: Failed\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Kim – N\u003cbr>\nMar – N\u003cbr>\nTang – Y\u003cbr>\nWiener – Y\u003cbr>\nYee – N\u003cbr>\nAvalos – N\u003cbr>\nBreed – Y\u003cbr>\nCampos – N\u003cbr>\nChiu – N\u003cbr>\nCohen – N\u003cbr>\nFarrell – Y\u003c/p>\n\n\u003c/div>\u003c/p>",
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"title": "In Marin County, a Battle Between Salmon Survival and Property Rights",
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"content": "\u003cfigure id=\"attachment_98803\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/coho-salmon-ordinance-in-marin-county/4311923836_80ee57768b_o/\" rel=\"attachment wp-att-98803\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-98803\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/4311923836_80ee57768b_o-300x225.jpg\" alt=\"Marin County's Lagunitas Creek, home to a run of wild coho salmon. (Dan Brekke/KQED)\" width=\"300\" height=\"225\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Marin County’s Lagunitas Creek, home to a run of wild coho salmon. (Dan Brekke/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>The Lagunitas Creek watershed in Marin County has been the scene of a low-key drama over the past couple of decades.\u003c/p>\n\u003cp>The network of creeks draining toward Tomales Bay from Mount Tamalpais is home to one of the last viable wild populations of coho salmon on our part of the California coast. Coho are an endangered species — listed by both the state and federal governments — and are getting all sorts of help to save them from extinction.\u003c/p>\n\u003cp>Volunteers have transported fish from drying pools to running streams. They have ripped out nonnative blackberry and ivy to plant \u003ca href=\"http://www.mostlynatives.com/plant-characteristics/riparian\" target=\"_blank\" rel=\"noopener\">natives\u003c/a>, like big leaf maple or strawberry tree, along creeks. Those efforts, and the return of the big fish to the little creeks with the autumn rains, have provided a feel-good story for Bay Area TV news crews and nature lovers alike.\u003c/p>\n\u003cp>But the latest effort to help the coho goes further and has angered some of the people who own property along the creeks. A proposed \u003ca href=\"http://www.co.marin.ca.us/depts/CD/main/comdev/advance/Documents/Draft_SCA_Ordinance_PC%20Revisions_05172013.pdf\">ordinance\u003c/a> would restrict development within 100 feet of streams. Property owners say the ordinance will make their land less valuable; environmentalists say that the law doesn’t go far enough.\u003c/p>\n\u003cp>The county Planning Commission unanimously passed the ordinance and it goes before the Board of Supervisors on June 18. As the vote approaches, the two sides have stepped up their campaigning.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>In a possible sign of the tension around the issue — or maybe a simple act of vandalism — someone arrived on the banks of San Geronimo Creek last month and ripped out salmon-monitoring equipment used by \u003ca href=\"http://www.spawnusa.org/index.html\" target=\"_blank\" rel=\"noopener\">Salmon Protection and Watershed Network\u003c/a>, the group that has led the campaign to save the coho that still come back to the local creeks to spawn every year. The group — yes, it goes by the moniker SPAWN — uploaded this video, showing someone ripping the monitoring station out of the creek:\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"http://www.youtube.com/embed/jAJGJm9Ht4g?rel=0\" frameborder=\"0\" width=\"560\" height=\"315\">\u003c/iframe>\u003c/p>\n\u003cp>The fate of coho salmon in the Marin streams could have ramifications far beyond the North Bay.\u003c!--more--> What happens to coho salmon there could affect the species throughout North America, said Eric Ettlinger, an aquatic ecologist at the Marin Municipal Water District.\u003c/p>\n\u003cp>“It’s the southernmost stable population in North America,” he said. “It’s very important for California because our fish likely have adaptations to live where the water is warmer than it is farther north.”\u003c/p>\n\u003cp>As the climate gets warmer, the Marin fish might share these adaptations with coho farther north, providing a measure of protection for the species.\u003c/p>\n\u003cp>But the Marin coho have gone through a tough time in recent decades. Though biologists did not keep a close count until the 1990s, they estimate that thousands spawned each year in the Lagunitas watershed until half a century ago.\u003c/p>\n\u003cp>From the winter of 1995-1996, biologists have estimated the population at about 500 adults. Then in 2008, the number dropped to about 50 adults, low enough that the population might start inbreeding. “A population that stays at that level has a severe risk of extinction,” said Ettlinger.\u003c/p>\n\u003cp>Dams that provide much of the water for Marin County cut off about half of the salmon’s habitat, Ettlinger said. But he added that the construction of buildings and roads, the introduction of nonnative plants and the removal of wood from streambeds also played a role.\u003c/p>\n\u003cp>Environmentalists want a buffer along the streams to protect plants that shade the water, provide food for the salmon, prevent erosion and runoff, and slow currents that can harm baby salmon.\u003c/p>\n\u003cp>In its current draft, the ordinance doesn’t go far enough, said SPAWN Executive Director Todd Steiner. “The ordinance creates a 100-foot streamside buffer but has exemptions that allow anyone to develop within it,” he said.\u003c/p>\n\u003cp>For example, it exempts ephemeral streams — those that dry up in the summer — unless they have vegetation of the type that lives on streams. And it exempts additions to buildings if the additions are 500 square feet or less.\u003c/p>\n\u003cp>On May 23, SPAWN released a \u003ca href=\"http://ww2.kqed.org/news/2013/05/30/98296/letter-3/\" rel=\"attachment wp-att-98753\">letter\u003c/a> from 140 scientists calling for a more restrictive ordinance.\u003c/p>\n\u003cp>On the other side of the debate, the \u003ca href=\"http://sgvstewards.org/news/articles/may2013_petition.html\">San Geronimo Valley Stewards\u003c/a>, a group of property owners, said the ordinance goes too far.\u003c/p>\n\u003cp>Niz Brown, the group’s treasurer, says she owns three pieces of property on which development would not be possible under the ordinance because it is so restrictive.\u003c/p>\n\u003cp>It makes sense to exempt ephemeral streams because they don’t have fish in them, she said. “They’re really not streams, they’re ditches,” said Brown.\u003c/p>\n\u003cp>She said salmon populations are rebounding, so the protections aren’t necessary. She pointed out that the Marin coho population has come back since 2009.\u003c/p>\n\u003cfigure id=\"attachment_98732\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/05/30/98296/salmon-redd-counts/\" rel=\"attachment wp-att-98732\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-98732\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/salmon-redd-counts-300x201.png\" alt=\"Scientists estimate the number of adult salmon by doubling the number of redds, or nests. (Courtesy of the Marin Municipal Water District)\" width=\"300\" height=\"201\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Scientists estimate the number of adult salmon by doubling the number of redds, or nests. (Courtesy of the Marin Municipal Water District)\u003c/figcaption>\u003c/figure>\n\u003cp>In the winter of 2012-2013, biologists estimated there were about 486 adults. Ettlinger said changes in ocean conditions seem to have played an important part in the recent fall and rise.\u003c/p>\n\u003cp>But the latest count still falls well short of the 1,300 that would be required to change the fish’s status from “endangered” to “threatened,” and is a small fraction of the 2,600 that would classify them as “recovered,” said Charlotte Ambrose, recovery coordinator for the National Marine Fisheries Service in Santa Rosa.\u003c/p>\n\u003cp>And Ettlinger said ephemeral streams really \u003cem>are\u003c/em> important to salmon. Unlike artificial ditches, ephemeral streams flow into larger streams, affecting the water quality. Even when they appear dry, Steiner said, water flows beneath the surface.\u003c/p>\n\u003cp>That brings us back to the banks of a creek you can see flowing all year round, San Geronimo, the scene of last month’s vandalism.\u003c/p>\n\u003cp>The person shown on the 31-second SPAWN video — you can’t see much about who it is, though the individual appears to be Caucasian, barefoot and have jeans rolled up—destroys a monitoring station consisting of a net that funnels the fish into a box where researchers count and examine them before releasing them back into the water.\u003c/p>\n\u003cp>SPAWN’s Todd Steiner said some of the equipment belonged to the California Department of Fish and Wildlife and some to his group.\u003c/p>\n\u003cp>SPAWN is offering $500 for information leading to the conviction of the culprit. The organization requested that anyone with useful information contact Andy Harris at andy@tirn.net or call the SPAWN office at (415) 663-8590.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>In the meantime, SPAWN has repaired the equipment, and plans to continue monitoring the rise and fall of the rare fish.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_98803\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/coho-salmon-ordinance-in-marin-county/4311923836_80ee57768b_o/\" rel=\"attachment wp-att-98803\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-98803\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/4311923836_80ee57768b_o-300x225.jpg\" alt=\"Marin County's Lagunitas Creek, home to a run of wild coho salmon. (Dan Brekke/KQED)\" width=\"300\" height=\"225\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Marin County’s Lagunitas Creek, home to a run of wild coho salmon. (Dan Brekke/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>The Lagunitas Creek watershed in Marin County has been the scene of a low-key drama over the past couple of decades.\u003c/p>\n\u003cp>The network of creeks draining toward Tomales Bay from Mount Tamalpais is home to one of the last viable wild populations of coho salmon on our part of the California coast. Coho are an endangered species — listed by both the state and federal governments — and are getting all sorts of help to save them from extinction.\u003c/p>\n\u003cp>Volunteers have transported fish from drying pools to running streams. They have ripped out nonnative blackberry and ivy to plant \u003ca href=\"http://www.mostlynatives.com/plant-characteristics/riparian\" target=\"_blank\" rel=\"noopener\">natives\u003c/a>, like big leaf maple or strawberry tree, along creeks. Those efforts, and the return of the big fish to the little creeks with the autumn rains, have provided a feel-good story for Bay Area TV news crews and nature lovers alike.\u003c/p>\n\u003cp>But the latest effort to help the coho goes further and has angered some of the people who own property along the creeks. A proposed \u003ca href=\"http://www.co.marin.ca.us/depts/CD/main/comdev/advance/Documents/Draft_SCA_Ordinance_PC%20Revisions_05172013.pdf\">ordinance\u003c/a> would restrict development within 100 feet of streams. Property owners say the ordinance will make their land less valuable; environmentalists say that the law doesn’t go far enough.\u003c/p>\n\u003cp>The county Planning Commission unanimously passed the ordinance and it goes before the Board of Supervisors on June 18. As the vote approaches, the two sides have stepped up their campaigning.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>In a possible sign of the tension around the issue — or maybe a simple act of vandalism — someone arrived on the banks of San Geronimo Creek last month and ripped out salmon-monitoring equipment used by \u003ca href=\"http://www.spawnusa.org/index.html\" target=\"_blank\" rel=\"noopener\">Salmon Protection and Watershed Network\u003c/a>, the group that has led the campaign to save the coho that still come back to the local creeks to spawn every year. The group — yes, it goes by the moniker SPAWN — uploaded this video, showing someone ripping the monitoring station out of the creek:\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"http://www.youtube.com/embed/jAJGJm9Ht4g?rel=0\" frameborder=\"0\" width=\"560\" height=\"315\">\u003c/iframe>\u003c/p>\n\u003cp>The fate of coho salmon in the Marin streams could have ramifications far beyond the North Bay.\u003c!--more--> What happens to coho salmon there could affect the species throughout North America, said Eric Ettlinger, an aquatic ecologist at the Marin Municipal Water District.\u003c/p>\n\u003cp>“It’s the southernmost stable population in North America,” he said. “It’s very important for California because our fish likely have adaptations to live where the water is warmer than it is farther north.”\u003c/p>\n\u003cp>As the climate gets warmer, the Marin fish might share these adaptations with coho farther north, providing a measure of protection for the species.\u003c/p>\n\u003cp>But the Marin coho have gone through a tough time in recent decades. Though biologists did not keep a close count until the 1990s, they estimate that thousands spawned each year in the Lagunitas watershed until half a century ago.\u003c/p>\n\u003cp>From the winter of 1995-1996, biologists have estimated the population at about 500 adults. Then in 2008, the number dropped to about 50 adults, low enough that the population might start inbreeding. “A population that stays at that level has a severe risk of extinction,” said Ettlinger.\u003c/p>\n\u003cp>Dams that provide much of the water for Marin County cut off about half of the salmon’s habitat, Ettlinger said. But he added that the construction of buildings and roads, the introduction of nonnative plants and the removal of wood from streambeds also played a role.\u003c/p>\n\u003cp>Environmentalists want a buffer along the streams to protect plants that shade the water, provide food for the salmon, prevent erosion and runoff, and slow currents that can harm baby salmon.\u003c/p>\n\u003cp>In its current draft, the ordinance doesn’t go far enough, said SPAWN Executive Director Todd Steiner. “The ordinance creates a 100-foot streamside buffer but has exemptions that allow anyone to develop within it,” he said.\u003c/p>\n\u003cp>For example, it exempts ephemeral streams — those that dry up in the summer — unless they have vegetation of the type that lives on streams. And it exempts additions to buildings if the additions are 500 square feet or less.\u003c/p>\n\u003cp>On May 23, SPAWN released a \u003ca href=\"http://ww2.kqed.org/news/2013/05/30/98296/letter-3/\" rel=\"attachment wp-att-98753\">letter\u003c/a> from 140 scientists calling for a more restrictive ordinance.\u003c/p>\n\u003cp>On the other side of the debate, the \u003ca href=\"http://sgvstewards.org/news/articles/may2013_petition.html\">San Geronimo Valley Stewards\u003c/a>, a group of property owners, said the ordinance goes too far.\u003c/p>\n\u003cp>Niz Brown, the group’s treasurer, says she owns three pieces of property on which development would not be possible under the ordinance because it is so restrictive.\u003c/p>\n\u003cp>It makes sense to exempt ephemeral streams because they don’t have fish in them, she said. “They’re really not streams, they’re ditches,” said Brown.\u003c/p>\n\u003cp>She said salmon populations are rebounding, so the protections aren’t necessary. She pointed out that the Marin coho population has come back since 2009.\u003c/p>\n\u003cfigure id=\"attachment_98732\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/05/30/98296/salmon-redd-counts/\" rel=\"attachment wp-att-98732\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-98732\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/salmon-redd-counts-300x201.png\" alt=\"Scientists estimate the number of adult salmon by doubling the number of redds, or nests. (Courtesy of the Marin Municipal Water District)\" width=\"300\" height=\"201\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Scientists estimate the number of adult salmon by doubling the number of redds, or nests. (Courtesy of the Marin Municipal Water District)\u003c/figcaption>\u003c/figure>\n\u003cp>In the winter of 2012-2013, biologists estimated there were about 486 adults. Ettlinger said changes in ocean conditions seem to have played an important part in the recent fall and rise.\u003c/p>\n\u003cp>But the latest count still falls well short of the 1,300 that would be required to change the fish’s status from “endangered” to “threatened,” and is a small fraction of the 2,600 that would classify them as “recovered,” said Charlotte Ambrose, recovery coordinator for the National Marine Fisheries Service in Santa Rosa.\u003c/p>\n\u003cp>And Ettlinger said ephemeral streams really \u003cem>are\u003c/em> important to salmon. Unlike artificial ditches, ephemeral streams flow into larger streams, affecting the water quality. Even when they appear dry, Steiner said, water flows beneath the surface.\u003c/p>\n\u003cp>That brings us back to the banks of a creek you can see flowing all year round, San Geronimo, the scene of last month’s vandalism.\u003c/p>\n\u003cp>The person shown on the 31-second SPAWN video — you can’t see much about who it is, though the individual appears to be Caucasian, barefoot and have jeans rolled up—destroys a monitoring station consisting of a net that funnels the fish into a box where researchers count and examine them before releasing them back into the water.\u003c/p>\n\u003cp>SPAWN’s Todd Steiner said some of the equipment belonged to the California Department of Fish and Wildlife and some to his group.\u003c/p>\n\u003cp>SPAWN is offering $500 for information leading to the conviction of the culprit. The organization requested that anyone with useful information contact Andy Harris at andy@tirn.net or call the SPAWN office at (415) 663-8590.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>In the meantime, SPAWN has repaired the equipment, and plans to continue monitoring the rise and fall of the rare fish.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Audit of San Francisco Housing Authority Finds Financial, Program Mismanagement",
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"content": "\u003cp>A performance audit of the San Francisco Housing Authority finds that management problems at the federally funded program have led to a serious shortage of funds and a lack of oversight, vision and planning.\u003c/p>\n\u003cfigure id=\"attachment_98652\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/SunnydalePhoto.jpg\">\u003cimg class=\"size-medium wp-image-98652\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/SunnydalePhoto-300x224.jpg\" alt=\"SunnydalePhoto\" width=\"300\" height=\"224\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A barred window at the Sunnydale public housing complex in Visitacion Valley. (Photo: Joshua Johnson)\u003c/figcaption>\u003c/figure>\n\u003cp>Released Monday, the audit examines how well the Housing Authority is managing its $210 million budget and keeping up with the needs of 31,000 residents in more than 6,000 public housing units.\u003c/p>\n\u003cp>The Board of Supervisors directed its Budget and Legislative Analyst's Office to conduct the audit after the U.S. Department of Housing and Urban Development gave the agency a score of 54 out of 100 in December. That put the SFHA on HUD's \"troubled\" list, \"making it ineligible to apply for competitive grants and meaning it must right itself to avoid penalties, including being placed in receivership,\" the \u003ca href=\"http://www.sfgate.com/bayarea/article/S-F-housing-agency-scores-low-in-audit-4181517.php\" target=\"_blank\">San Francisco Chronicle\u003c/a> reported at the time. Richmond is the only other housing agency of the 114 in California that is on the troubled list.\u003c/p>\n\u003cp>The Chronicle had previously done a series of unflattering stories on Henry Alvarez, the former director of the agency, who was let go in April. Alvarez had been the target of discrimination lawsuits by SFHA employees, as well as allegations of favoritism in awarding contracts. An investigation by former City Attorney Louise Renne found that Alvarez's behavior toward his staff was unprofessional but did not rise to the level of legal discrimination or harassment.\u003c/p>\n\u003cp>In February, Mayor Ed Lee replaced six of seven SFHA commissioners with city staff. The agency is now run by an interim director, Barbara Smith. Yesterday's audit did say that the new commission \"has worked quickly to identify organizational weaknesses and increase the Commission’s oversight function by requiring detailed financial updates and regular program reports from SFHA staff.\" \u003c!--more-->But the commission will have a lot of work to do, according to the report. Some of its findings:\u003c/p>\n\u003cul>\n\u003cli>SFHA could run out of cash by July. Although the reduction in federal funds has contributed to the potential insolvency, poor financial management practices have made it worse. SFHA has no cash reserves to cover the deficit.\u003c/li>\n\u003cli>Despite the funding shortfall, as of March 19, delinquent rents totaled $451,051.\u003c/li>\n\u003cli>Approximately 5.1 percent of SFHA housing units, or 276 housing\u003cbr>\nunits, are vacant. There are 26,070\u003cstrong> \u003c/strong>households on the public housing waiting list and 8,974 households on the Section 8 voucher waiting list.\u003c/li>\n\u003cli>Waiting lists for public housing are updated infrequently, despite HUD guidelines to do so annually.\u003c/li>\n\u003cli>SFHA has not had sound procurement practices for at least three years and has not sufficiently evaluated contract proposals. The authority changed the scope of work in contracts without justification.\u003c/li>\n\u003cli>The authority's monitoring of contracts is decentralized and inconsistent, increasing the risk of unnecessary costs and improperly awarded contracts.\u003c/li>\n\u003cli>As of February, nearly 48 percent of public housing residents were delinquent on rent.\u003c/li>\n\u003c/ul>\n\u003caside class=\"pullquote alignleft\">\n\u003cul>\n\u003cli>\u003ca href=\"http://ww2.kqed.org/news/2013/05/31/bedbugs-and-asbestos-san-francisco-housing\" target=\"_blank\">Bedbugs and Asbestos: A SF Public Housing Resident's Odyssey\u003c/a>\u003c/li>\u003c/ul>\u003c/aside>\n\n\u003cli>\u003ca href=\"http://ww2.kqed.org/news/2013/06/03/campos-san-francisco-housing-authority-audit\">SF Supe Campos Hopes Audit Will Help\u003c/a>\u003c/li>\n\n\u003cp>These problems, of course, affect real people. KQED's Joshua Johnson recently \u003ca href=\"http://ww2.kqed.org/news/2013/05/31/bedbugs-and-asbestos-san-francisco-housing\" target=\"_blank\">profiled one public housing resident\u003c/a> who lives in the Sunnydale complex in Visitacion Valley. She reported a host of problems, not the least of which was her inability to get anyone from the housing authority to check on what she believes is asbestos in her attic. The analyst's report found the agency had a backlog of 2,853 repair requests.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Here's the full audit released yesterday ...\u003c/p>\n\u003cp style=\"margin: 12px auto 6px auto;font-family: Helvetica,Arial,Sans-serif;font-style: normal;font-variant: normal;font-weight: normal;font-size: 14px;line-height: normal\">\u003ca title=\"View Performance Audit of SFHA on Scribd\" href=\"http://www.scribd.com/doc/145677346/Performance-Audit-of-SFHA\">Performance Audit of SFHA\u003c/a>\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003ciframe src=\"http://www.scribd.com/embeds/145677346/content?start_page=1&view_mode=scroll&show_recommendations=true\" frameborder=\"0\" scrolling=\"no\" width=\"100%\" height=\"600\">\u003c/iframe>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>A performance audit of the San Francisco Housing Authority finds that management problems at the federally funded program have led to a serious shortage of funds and a lack of oversight, vision and planning.\u003c/p>\n\u003cfigure id=\"attachment_98652\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/SunnydalePhoto.jpg\">\u003cimg class=\"size-medium wp-image-98652\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/SunnydalePhoto-300x224.jpg\" alt=\"SunnydalePhoto\" width=\"300\" height=\"224\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A barred window at the Sunnydale public housing complex in Visitacion Valley. (Photo: Joshua Johnson)\u003c/figcaption>\u003c/figure>\n\u003cp>Released Monday, the audit examines how well the Housing Authority is managing its $210 million budget and keeping up with the needs of 31,000 residents in more than 6,000 public housing units.\u003c/p>\n\u003cp>The Board of Supervisors directed its Budget and Legislative Analyst's Office to conduct the audit after the U.S. Department of Housing and Urban Development gave the agency a score of 54 out of 100 in December. That put the SFHA on HUD's \"troubled\" list, \"making it ineligible to apply for competitive grants and meaning it must right itself to avoid penalties, including being placed in receivership,\" the \u003ca href=\"http://www.sfgate.com/bayarea/article/S-F-housing-agency-scores-low-in-audit-4181517.php\" target=\"_blank\">San Francisco Chronicle\u003c/a> reported at the time. Richmond is the only other housing agency of the 114 in California that is on the troubled list.\u003c/p>\n\u003cp>The Chronicle had previously done a series of unflattering stories on Henry Alvarez, the former director of the agency, who was let go in April. Alvarez had been the target of discrimination lawsuits by SFHA employees, as well as allegations of favoritism in awarding contracts. An investigation by former City Attorney Louise Renne found that Alvarez's behavior toward his staff was unprofessional but did not rise to the level of legal discrimination or harassment.\u003c/p>\n\u003cp>In February, Mayor Ed Lee replaced six of seven SFHA commissioners with city staff. The agency is now run by an interim director, Barbara Smith. Yesterday's audit did say that the new commission \"has worked quickly to identify organizational weaknesses and increase the Commission’s oversight function by requiring detailed financial updates and regular program reports from SFHA staff.\" \u003c!--more-->But the commission will have a lot of work to do, according to the report. Some of its findings:\u003c/p>\n\u003cul>\n\u003cli>SFHA could run out of cash by July. Although the reduction in federal funds has contributed to the potential insolvency, poor financial management practices have made it worse. SFHA has no cash reserves to cover the deficit.\u003c/li>\n\u003cli>Despite the funding shortfall, as of March 19, delinquent rents totaled $451,051.\u003c/li>\n\u003cli>Approximately 5.1 percent of SFHA housing units, or 276 housing\u003cbr>\nunits, are vacant. There are 26,070\u003cstrong> \u003c/strong>households on the public housing waiting list and 8,974 households on the Section 8 voucher waiting list.\u003c/li>\n\u003cli>Waiting lists for public housing are updated infrequently, despite HUD guidelines to do so annually.\u003c/li>\n\u003cli>SFHA has not had sound procurement practices for at least three years and has not sufficiently evaluated contract proposals. The authority changed the scope of work in contracts without justification.\u003c/li>\n\u003cli>The authority's monitoring of contracts is decentralized and inconsistent, increasing the risk of unnecessary costs and improperly awarded contracts.\u003c/li>\n\u003cli>As of February, nearly 48 percent of public housing residents were delinquent on rent.\u003c/li>\n\u003c/ul>\n\u003caside class=\"pullquote alignleft\">\n\u003cul>\n\u003cli>\u003ca href=\"http://ww2.kqed.org/news/2013/05/31/bedbugs-and-asbestos-san-francisco-housing\" target=\"_blank\">Bedbugs and Asbestos: A SF Public Housing Resident's Odyssey\u003c/a>\u003c/li>\u003c/ul>\u003c/aside>\n\n\u003cli>\u003ca href=\"http://ww2.kqed.org/news/2013/06/03/campos-san-francisco-housing-authority-audit\">SF Supe Campos Hopes Audit Will Help\u003c/a>\u003c/li>\n\n\u003cp>These problems, of course, affect real people. KQED's Joshua Johnson recently \u003ca href=\"http://ww2.kqed.org/news/2013/05/31/bedbugs-and-asbestos-san-francisco-housing\" target=\"_blank\">profiled one public housing resident\u003c/a> who lives in the Sunnydale complex in Visitacion Valley. She reported a host of problems, not the least of which was her inability to get anyone from the housing authority to check on what she believes is asbestos in her attic. The analyst's report found the agency had a backlog of 2,853 repair requests.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Here's the full audit released yesterday ...\u003c/p>\n\u003cp style=\"margin: 12px auto 6px auto;font-family: Helvetica,Arial,Sans-serif;font-style: normal;font-variant: normal;font-weight: normal;font-size: 14px;line-height: normal\">\u003ca title=\"View Performance Audit of SFHA on Scribd\" href=\"http://www.scribd.com/doc/145677346/Performance-Audit-of-SFHA\">Performance Audit of SFHA\u003c/a>\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003ciframe src=\"http://www.scribd.com/embeds/145677346/content?start_page=1&view_mode=scroll&show_recommendations=true\" frameborder=\"0\" scrolling=\"no\" width=\"100%\" height=\"600\">\u003c/iframe>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Bedbugs and Asbestos: A San Francisco Public Housing Resident's Odyssey ",
"title": "Bedbugs and Asbestos: A San Francisco Public Housing Resident's Odyssey ",
"headTitle": "News Fix | KQED News",
"content": "\u003cfigure class=\"wp-caption alignleft\" style=\"max-width: 307px\">\u003ca href=\"http://blogs.kqed.org/prop8/?attachment_id=1377\" rel=\"attachment wp-att-1377\">\u003cimg src=\"http://blogs.kqed.org/prop8/files/2013/05/Sunnydale-300x224.jpg\" alt=\"Sunnydale\" width=\"307\" height=\"228\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A window at Sunnydale public housing. (Photo: Joshua Johnson/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>On Tuesday, the city's legislative analyst released a \u003ca href=\"http://ww2.kqed.org/news/2013/06/04/full-text-san-francisco_housing_authority_audit/\" target=\"_blank\">damning audit\u003c/a> of \u003ca href=\"http://www.sfha.org\">San Francisco's Housing Authority\u003c/a>. Federal regulators are working with the agency to better manage its money and properties, which house about 31,000 people. Many tenants live in housing plagued by crime and blight, and have long complained about how hard it is just to get simple repairs done.\u003c/p>\n\u003cp>The audit comes in the wake of turmoil involving Henry Alvarez, former SFHA head, who was fired in April three weeks after the U.S. Department of Housing and Urban Development concluded a blistering assessment of the Housing Authority, which it funds.\u003c/p>\n\u003cp>KQED is having a series of conversations about reform efforts in San Francisco public housing, and our first encounter was with a tenant who has lived for seven years in \u003ca href=\"http://sfha.org/sunnydale.html\">Sunnydale\u003c/a>, a complex in the city's Visitacion Valley neighborhood. Her name is Maria, and she didn't want her last name used. She gave me a tour of her home and explained her problems with the housing agency.\u003c/p>\n\u003cp>One problem, bedbugs, took two years to resolve, she said. \u003c!--more-->\"They were supposed to come and spray,\" Maria told me. \"They never showed up. Then, when they did come and spray, they didn't follow up with the continual spraying. ... I had to get rid of all my new furniture.\"\u003c/p>\n\u003cp>Maria said she eventually bought a bug spray and took care of the problem herself.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Bedbugs, moldy windows, violent crime, neglectful management -- tenants' rights advocates hear complaints from San Francisco's public housing residents all over town. Sometimes the problems involve other residents, including one who Maria said kicks the wall adjoining their units, causing her picture frames to fall off the wall.\u003c/p>\n\u003cp>The Housing Authority says it handles emergencies within 24 hours -- things like lockouts, flooding or electrical breakdowns. Other complaints are prioritized based on staff availability and resources.\u003c/p>\n\u003cp>\u003cstrong>Complaints of asbestos\u003c/strong>\u003c/p>\n\u003cp>Maria took me upstairs, showing me something in her attic she had never expected to find.\u003c/p>\n\u003cp>\"I climbed up there and pulled myself in, and I see the [door] has an asbestos company named on it. When I got the flashlight and looked around, there's, like, piles, and it's all over.\"\u003c/p>\n\u003caside class=\"pullquote alignleft\">\"Ninety-five percent of the residents here have been broken mentally to believe that they deserve to live this way.\n\u003cp>--SF Housing Authority resident\u003c/p>\u003c/aside>\n\u003cp>\"Have you told the Housing Authority about this?\" I asked.\u003c/p>\n\u003cp>\"Every time I go for my yearly certification, I put it on the [form] reminding them that they need to come and clean it out. And I've sent emails to the property manager and ... nothing.\u003c/p>\n\u003cp>\"I thought it was a storage space so I went up there with a flashlight and I noticed about four inches of insulation falling apart .... I freaked out. I’ve been sick a lot since I moved here.\"\u003c/p>\n\u003cp>The \u003ca href=\"http://www2.epa.gov/asbestos/learn-about-asbestos#asbestos\" target=\"_blank\">EPA says\u003c/a> exposure to asbestos can increase the risk of lung disease and different types of cancer.\u003c/p>\n\u003cp>Maria showed us an email she sent to the Housing Authority in 2008 that mentioned the possibility of asbestos in her apartment. Authority spokeswoman Rose Marie Dennis said that she would have to check Maria’s case file to determine whether anyone had been sent out to address the claims.\u003c/p>\n\u003cp>But she said that if asbestos was reported, she’s \"sure it has been looked at. \"\u003c/p>\n\u003cp>“It’s no secret many of our buildings are decades old,” Dennis said. “Many of our buildings have asbestos, which is why we have specialists to address it.”\u003c/p>\n\u003cp>Maria, however, told us that even after our story aired on the radio, no one has come to check on her complaint.\u003c/p>\n\u003cp>Dennis said that Sunnydale has two property managers. When asked who holds those managers accountable for answering residents' repair needs, Dennis said that it is a \"matrix of people\" and with so many recent layoffs at the agency, “we are in the process of updating that flow chart.” She also stated that the Board of Commissioners is calling for performance evaluations because “they want a major focus on accountability.”\u003c/p>\n\u003cp>Maria said her complaints about the repairs and her neighbor have led to more hostility, both from her neighbors and, occasionally, from housing management. Dennis responded that Maria could not recall which property manager allegedly harassed her, so the agency could not take further action.\u003c/p>\n\u003cp>\u003cstrong>\"Broken mentally\"\u003c/strong>\u003c/p>\n\u003cp>Maria used to live in a Victorian on Oak Street. That was back when she was working as a paralegal. She said she recognized the name of the asbestos company on the door in her attic because the law office where she worked handled asbestos cases. Maria ended up in public housing after the office laid off half the staff.\u003c/p>\n\u003cp>Sitting in her small living room, she described what life is like for the tenants she knows at Sunnydale.\u003c/p>\n\u003cp>\"Ninety-five percent of the residents here have been broken mentally to believe that they deserve to live this way. And so a lot of people think, 'Well, screw housing, I'll throw my garbage out the window!' Even I had a hard time being able to emotionally deal ... with what was going on without feeling like I'm going crazy.\"\u003c/p>\n\u003cp>I asked her what changed that attitude.\u003c/p>\n\u003cp>\"You know, I've been praying a lot more,\" she said. \"I've decided to have more vision for my life and stop feeling sorry for my situation and start working to get my situation better.\u003c/p>\n\u003cp>\"I have to come to a conclusion, either I let myself just sink, or I have to fight and show my kids that there's other ways.\"\u003c/p>\n\u003cp>\u003cstrong>Trying to transfer apartments ... more problems\u003c/strong>\u003c/p>\n\u003cp>Last month Maria applied for a transfer to leave her Sunnydale unit, due to concerns about hostility from her neighbors. On May 9 the Housing Authority offered her a unit in the \u003ca href=\"http://www.plazaeastapts.com/\" target=\"_blank\">Plaza East Apartments\u003c/a>, in the Western Addition. However, she said, the unit is a walk-up she is unable to live in because she is disabled. She said the Housing Authority should have known she has a disability because she has consistently written that she's disabled on her lease recertification applications, and also because a housing advocate she's been working with emailed the agency that she was disabled.\u003c/p>\n\u003cp>Maria is now trying to negotiate a different transfer. In the meantime, she is still living at Sunnydale.\u003c/p>\n\u003cp>We have also spoken with San Francisco Supervisor David Campos, who called for the Housing Authority audit due out Tuesday. And we have invited the agency to speak on its own behalf about its efforts to reform.\u003c/p>\n\u003cp>\u003cem>Julia McEvoy and Jon Brooks contributed to this report.\u003c/em>\u003c/p>\n\u003cp>\u003ca href=\"https://soundcloud.com/kqed/housing-authority\" target=\"_blank\">Listen to the radio report\u003c/a>...\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003ciframe src=\"https://w.soundcloud.com/player/?url=http%3A%2F%2Fapi.soundcloud.com%2Ftracks%2F94848938\" frameborder=\"no\" scrolling=\"no\" width=\"100%\" height=\"166\">\u003c/iframe>\u003c/p>\n\n",
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"description": "On Tuesday, the city's legislative analyst released a damning audit of San Francisco's Housing Authority. Federal regulators are working with the agency to better manage its money and properties, which house about 31,000 people. Many tenants live in housing plagued by crime and blight, and have long complained about how hard it is just to",
"title": "Bedbugs and Asbestos: A San Francisco Public Housing Resident's Odyssey | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure class=\"wp-caption alignleft\" style=\"max-width: 307px\">\u003ca href=\"http://blogs.kqed.org/prop8/?attachment_id=1377\" rel=\"attachment wp-att-1377\">\u003cimg src=\"http://blogs.kqed.org/prop8/files/2013/05/Sunnydale-300x224.jpg\" alt=\"Sunnydale\" width=\"307\" height=\"228\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A window at Sunnydale public housing. (Photo: Joshua Johnson/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>On Tuesday, the city's legislative analyst released a \u003ca href=\"http://ww2.kqed.org/news/2013/06/04/full-text-san-francisco_housing_authority_audit/\" target=\"_blank\">damning audit\u003c/a> of \u003ca href=\"http://www.sfha.org\">San Francisco's Housing Authority\u003c/a>. Federal regulators are working with the agency to better manage its money and properties, which house about 31,000 people. Many tenants live in housing plagued by crime and blight, and have long complained about how hard it is just to get simple repairs done.\u003c/p>\n\u003cp>The audit comes in the wake of turmoil involving Henry Alvarez, former SFHA head, who was fired in April three weeks after the U.S. Department of Housing and Urban Development concluded a blistering assessment of the Housing Authority, which it funds.\u003c/p>\n\u003cp>KQED is having a series of conversations about reform efforts in San Francisco public housing, and our first encounter was with a tenant who has lived for seven years in \u003ca href=\"http://sfha.org/sunnydale.html\">Sunnydale\u003c/a>, a complex in the city's Visitacion Valley neighborhood. Her name is Maria, and she didn't want her last name used. She gave me a tour of her home and explained her problems with the housing agency.\u003c/p>\n\u003cp>One problem, bedbugs, took two years to resolve, she said. \u003c!--more-->\"They were supposed to come and spray,\" Maria told me. \"They never showed up. Then, when they did come and spray, they didn't follow up with the continual spraying. ... I had to get rid of all my new furniture.\"\u003c/p>\n\u003cp>Maria said she eventually bought a bug spray and took care of the problem herself.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Bedbugs, moldy windows, violent crime, neglectful management -- tenants' rights advocates hear complaints from San Francisco's public housing residents all over town. Sometimes the problems involve other residents, including one who Maria said kicks the wall adjoining their units, causing her picture frames to fall off the wall.\u003c/p>\n\u003cp>The Housing Authority says it handles emergencies within 24 hours -- things like lockouts, flooding or electrical breakdowns. Other complaints are prioritized based on staff availability and resources.\u003c/p>\n\u003cp>\u003cstrong>Complaints of asbestos\u003c/strong>\u003c/p>\n\u003cp>Maria took me upstairs, showing me something in her attic she had never expected to find.\u003c/p>\n\u003cp>\"I climbed up there and pulled myself in, and I see the [door] has an asbestos company named on it. When I got the flashlight and looked around, there's, like, piles, and it's all over.\"\u003c/p>\n\u003caside class=\"pullquote alignleft\">\"Ninety-five percent of the residents here have been broken mentally to believe that they deserve to live this way.\n\u003cp>--SF Housing Authority resident\u003c/p>\u003c/aside>\n\u003cp>\"Have you told the Housing Authority about this?\" I asked.\u003c/p>\n\u003cp>\"Every time I go for my yearly certification, I put it on the [form] reminding them that they need to come and clean it out. And I've sent emails to the property manager and ... nothing.\u003c/p>\n\u003cp>\"I thought it was a storage space so I went up there with a flashlight and I noticed about four inches of insulation falling apart .... I freaked out. I’ve been sick a lot since I moved here.\"\u003c/p>\n\u003cp>The \u003ca href=\"http://www2.epa.gov/asbestos/learn-about-asbestos#asbestos\" target=\"_blank\">EPA says\u003c/a> exposure to asbestos can increase the risk of lung disease and different types of cancer.\u003c/p>\n\u003cp>Maria showed us an email she sent to the Housing Authority in 2008 that mentioned the possibility of asbestos in her apartment. Authority spokeswoman Rose Marie Dennis said that she would have to check Maria’s case file to determine whether anyone had been sent out to address the claims.\u003c/p>\n\u003cp>But she said that if asbestos was reported, she’s \"sure it has been looked at. \"\u003c/p>\n\u003cp>“It’s no secret many of our buildings are decades old,” Dennis said. “Many of our buildings have asbestos, which is why we have specialists to address it.”\u003c/p>\n\u003cp>Maria, however, told us that even after our story aired on the radio, no one has come to check on her complaint.\u003c/p>\n\u003cp>Dennis said that Sunnydale has two property managers. When asked who holds those managers accountable for answering residents' repair needs, Dennis said that it is a \"matrix of people\" and with so many recent layoffs at the agency, “we are in the process of updating that flow chart.” She also stated that the Board of Commissioners is calling for performance evaluations because “they want a major focus on accountability.”\u003c/p>\n\u003cp>Maria said her complaints about the repairs and her neighbor have led to more hostility, both from her neighbors and, occasionally, from housing management. Dennis responded that Maria could not recall which property manager allegedly harassed her, so the agency could not take further action.\u003c/p>\n\u003cp>\u003cstrong>\"Broken mentally\"\u003c/strong>\u003c/p>\n\u003cp>Maria used to live in a Victorian on Oak Street. That was back when she was working as a paralegal. She said she recognized the name of the asbestos company on the door in her attic because the law office where she worked handled asbestos cases. Maria ended up in public housing after the office laid off half the staff.\u003c/p>\n\u003cp>Sitting in her small living room, she described what life is like for the tenants she knows at Sunnydale.\u003c/p>\n\u003cp>\"Ninety-five percent of the residents here have been broken mentally to believe that they deserve to live this way. And so a lot of people think, 'Well, screw housing, I'll throw my garbage out the window!' Even I had a hard time being able to emotionally deal ... with what was going on without feeling like I'm going crazy.\"\u003c/p>\n\u003cp>I asked her what changed that attitude.\u003c/p>\n\u003cp>\"You know, I've been praying a lot more,\" she said. \"I've decided to have more vision for my life and stop feeling sorry for my situation and start working to get my situation better.\u003c/p>\n\u003cp>\"I have to come to a conclusion, either I let myself just sink, or I have to fight and show my kids that there's other ways.\"\u003c/p>\n\u003cp>\u003cstrong>Trying to transfer apartments ... more problems\u003c/strong>\u003c/p>\n\u003cp>Last month Maria applied for a transfer to leave her Sunnydale unit, due to concerns about hostility from her neighbors. On May 9 the Housing Authority offered her a unit in the \u003ca href=\"http://www.plazaeastapts.com/\" target=\"_blank\">Plaza East Apartments\u003c/a>, in the Western Addition. However, she said, the unit is a walk-up she is unable to live in because she is disabled. She said the Housing Authority should have known she has a disability because she has consistently written that she's disabled on her lease recertification applications, and also because a housing advocate she's been working with emailed the agency that she was disabled.\u003c/p>\n\u003cp>Maria is now trying to negotiate a different transfer. In the meantime, she is still living at Sunnydale.\u003c/p>\n\u003cp>We have also spoken with San Francisco Supervisor David Campos, who called for the Housing Authority audit due out Tuesday. And we have invited the agency to speak on its own behalf about its efforts to reform.\u003c/p>\n\u003cp>\u003cem>Julia McEvoy and Jon Brooks contributed to this report.\u003c/em>\u003c/p>\n\u003cp>\u003ca href=\"https://soundcloud.com/kqed/housing-authority\" target=\"_blank\">Listen to the radio report\u003c/a>...\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>\u003cstrong>Updated on June 4:\u003c/strong> An \u003ca href=\"http://ww2.kqed.org/news/2013/06/03/campos-san-francisco-housing-authority-audit/sfha-audit/\" rel=\"attachment wp-att-98614\">audit\u003c/a> of the San Francisco Housing Authority finds that the program is about to run out of money, and has serious problems with management, oversight, vision and planning.\u003c/p>\n\u003cp>Released Monday, the audit examines how well San Francisco's Housing Authority is managing its multimillion-dollar budget and keeping up with the property needs of its 31,000 clients.\u003c/p>\n\u003cfigure id=\"attachment_98585\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/David-Campos.jpg\">\u003cimg class=\"size-medium wp-image-98585 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/David-Campos-300x199.jpg\" alt=\"SF Supervisor David Campis called for the audit of the San Francisco Housing Authority\" width=\"300\" height=\"199\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">SF Supervisor David Campos called for the audit of the San Francisco Housing Authority\u003c/figcaption>\u003c/figure>\n\u003cp>San Francisco Supervisor David Campos called for the audit. He says the goal of the audit is to see how SFHA is addressing its tenants' needs: both the public housing program and the Section 8 program, which helps people pay for housing.\u003c/p>\n\u003cp>\"We know that the new temporary leadership that the agency has is committed to addressing those things,\" Campos says, \"but we wanted to have a comprehensive review of what has actually happened.\"\u003c/p>\n\u003cp>Part of the challenge involves record keeping at SFHA. Campos says that includes not having the Authority's board meetings televised, adding to a lack of transparency.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The Housing Authority's interim executive director, Barbara Smith, is overseeing reforms at the beleaguered agency as it continues to meet its everyday challenges. Smith succeeded the former director, Henry Alvarez, amid accusations that he harassed and mistreated the Authority's staff. Campos takes a measure of responsibility, as one of San Francisco's lawmakers, to ensure that changes are made.\u003c/p>\n\u003cp>\"We in local government have not been involved enough in how this agency is managed,\" Campos says. \"It's not just about identifying problems and criticizing. It's also about saying, how do we, all of us, play a role in local government in making (SFHA) a better agency, not just short term, but long term?\u003c/p>\n\u003cp>\"Ms. Smith is trying to do a lot with very little,\" he added, \"and she certainly deserves our support, but we also need to keep an eye on things just to make sure that things are moving as quickly as they should.\"\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003ciframe src=\"https://w.soundcloud.com/player/?url=http%3A%2F%2Fapi.soundcloud.com%2Ftracks%2F95306117\" frameborder=\"no\" scrolling=\"no\" width=\"100%\" height=\"166\">\u003c/iframe>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cstrong>Updated on June 4:\u003c/strong> An \u003ca href=\"http://ww2.kqed.org/news/2013/06/03/campos-san-francisco-housing-authority-audit/sfha-audit/\" rel=\"attachment wp-att-98614\">audit\u003c/a> of the San Francisco Housing Authority finds that the program is about to run out of money, and has serious problems with management, oversight, vision and planning.\u003c/p>\n\u003cp>Released Monday, the audit examines how well San Francisco's Housing Authority is managing its multimillion-dollar budget and keeping up with the property needs of its 31,000 clients.\u003c/p>\n\u003cfigure id=\"attachment_98585\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/David-Campos.jpg\">\u003cimg class=\"size-medium wp-image-98585 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/06/David-Campos-300x199.jpg\" alt=\"SF Supervisor David Campis called for the audit of the San Francisco Housing Authority\" width=\"300\" height=\"199\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">SF Supervisor David Campos called for the audit of the San Francisco Housing Authority\u003c/figcaption>\u003c/figure>\n\u003cp>San Francisco Supervisor David Campos called for the audit. He says the goal of the audit is to see how SFHA is addressing its tenants' needs: both the public housing program and the Section 8 program, which helps people pay for housing.\u003c/p>\n\u003cp>\"We know that the new temporary leadership that the agency has is committed to addressing those things,\" Campos says, \"but we wanted to have a comprehensive review of what has actually happened.\"\u003c/p>\n\u003cp>Part of the challenge involves record keeping at SFHA. Campos says that includes not having the Authority's board meetings televised, adding to a lack of transparency.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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