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"content": "\u003cfigure id=\"attachment_118658\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/11/15/listeners-weigh-in-gentricication-is-_____________/10300713853_7440c14824_z/\" rel=\"attachment wp-att-118658\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-118658\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/11/10300713853_7440c14824_z.jpg\" alt=\"In October 2013, marchers protested gentrification in San Francisco's Mission District. (Steve Rhodes / Flickr)\" width=\"640\" height=\"424\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">In October 2013, marchers protested gentrification in San Francisco’s Mission District. (Steve Rhodes / Flickr)\u003c/figcaption>\u003c/figure>\n\u003cp>“Gentrification,” and its loaded meanings in debates over race, class and displacement, is getting tossed around a lot these days. Recently, \u003ca href=\"http://www.kqed.org/a/forum/R201311111000\" target=\"_blank\" rel=\"noopener\">Forum\u003c/a> asked some authors and activists in the Bay Area to share their take on gentrification and what it means in the Bay Area.\u003c/p>\n\u003cp>Here are a few choice quotes from guests, as well as from listeners who shared their thoughts on how to complete this phrase: “Gentrification is _______.”\u003c/p>\n\u003cp>\u003cbr clear=\"all\">\u003cbr>\n“San Francisco was the capital of the West, it’s been a city with a huge identity and cultural contribution for 160 years or so, and now it feels like it’s becoming a suburb of Silicon Valley.”\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— \u003cstrong>Rebecca Solnit\u003c/strong>, author of “Hollow City: Gentrification and the Eviction of Urban Culture”\u003c/em>\u003c/p>\n\u003cp>\u003cbr clear=\"all\">\u003cbr>\n“If we don’t have a denser city, then it seems almost certain that the tech workers, the people who just made millions in that Twitter IPO, will buy up all available real estate and we’ll see an acceleration of the problem that we’re seeing now.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— \u003cstrong>Farhad Manjoo\u003c/strong>, technology columnist for the Wall Street Journal\u003c/em>\u003c/p>\n\u003cp>\u003cbr clear=\"all\">\u003cbr>\n“We’re getting rising inequality in the city. There are well-known ways in economics to fix that. We could just raise taxes on people. … That’s a conversation to have. But it seems like a lot of times we’re not having these conversations because we get sort of stopped at the first step, which is ‘Do we want these people here?’ Not ‘What should we do about the fact that people are coming here?'”\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— \u003cstrong>Farhad Manjoo\u003c/strong>\u003c/em>\u003c/p>\n\u003cp>\u003cbr clear=\"all\">\u003cbr>\n“In many cases, gentrification, which I like to call ‘neo-colonialism’ is actually taking place in areas where people of color were forced to settle. West Oakland and East Oakland were the places that welcomed the black people in Oakland during the Northern Migrations that took place after emancipation and after the World War. … So we have areas where you were forced to purchase or where economics allowed you to live that are now being overwritten, and these people are going to places like Antioch, Pittsburg, Tracy, where there are no jobs. And the same basic problems that made West Oakland under-served and economically unviable exist in those places.”\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— \u003cstrong>Ayodele Nzinga\u003c/strong>, artistic director for The Lower Bottom Playaz\u003c/em>\u003c/p>\n\u003cp>\u003cbr clear=\"all\">\u003cbr>\n“If a white person on my staff moves to Oakland, West Oakland, takes a unit up, are they gentry because they’re white, even if their income is only $35,000, $40,000 or $45,000? It used to be the gentry meant more affluent people, and it wasn’t a race-based analysis. When race gets into it, as it’s gotten in the Mission and West Oakland, it gets more complex.”\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— \u003cstrong>Randy Shaw\u003c/strong>, director of the Tenderloin Housing Clinic in San Francisco\u003c/em>\u003c/p>\n\u003cp>\u003cbr clear=\"all\">\u003cbr>\n“A lot of the city isn’t totally transformed by tech culture. I find it odd that activists that have had such great victories over the past 30 years now suddenly believe that in a three-year period all of those victories have been destroyed by tech, because I don’t think it’s true. I think our progressive values… have actually reshaped tech.”\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— \u003cstrong>Randy Shaw\u003c/strong>\u003c/em>\u003c/p>\n\u003cp>\u003cbr clear=\"all\">\u003cbr>\n“There are incredibly diverse neighborhoods in Oakland that are still very affordable. We would love new buyers to come in and bring new energy. If that’s gentrification, bring it on!”\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— A listener named \u003cstrong>Christina\u003c/strong>\u003c/em>\u003c/p>\n\u003cp>You can listen to the complete Forum discussion by\u003ca href=\"http://www.kqed.org/a/forum/R201311111000\" target=\"_blank\" rel=\"noopener\"> clicking here\u003c/a>.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>And here are what listeners had to say:\u003c/p>\n\u003cdiv class=\"storify\">\u003ciframe loading=\"lazy\" src=\"//storify.com/KQEDForum/gentrification-is/embed?header=false\" frameborder=\"no\" width=\"100%\" height=\"750\">\u003c/iframe>[\u003ca href=\"//storify.com/KQEDForum/gentrification-is\" target=\"_blank\" rel=\"noopener\">View the story “Gentrification is ________.” on Storify\u003c/a>]\u003c/div>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— \u003cstrong>Farhad Manjoo\u003c/strong>, technology columnist for the Wall Street Journal\u003c/em>\u003c/p>\n\u003cp>\u003cbr clear=\"all\">\u003cbr>\n“We’re getting rising inequality in the city. There are well-known ways in economics to fix that. We could just raise taxes on people. … That’s a conversation to have. But it seems like a lot of times we’re not having these conversations because we get sort of stopped at the first step, which is ‘Do we want these people here?’ Not ‘What should we do about the fact that people are coming here?'”\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— \u003cstrong>Farhad Manjoo\u003c/strong>\u003c/em>\u003c/p>\n\u003cp>\u003cbr clear=\"all\">\u003cbr>\n“In many cases, gentrification, which I like to call ‘neo-colonialism’ is actually taking place in areas where people of color were forced to settle. West Oakland and East Oakland were the places that welcomed the black people in Oakland during the Northern Migrations that took place after emancipation and after the World War. … So we have areas where you were forced to purchase or where economics allowed you to live that are now being overwritten, and these people are going to places like Antioch, Pittsburg, Tracy, where there are no jobs. And the same basic problems that made West Oakland under-served and economically unviable exist in those places.”\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— \u003cstrong>Ayodele Nzinga\u003c/strong>, artistic director for The Lower Bottom Playaz\u003c/em>\u003c/p>\n\u003cp>\u003cbr clear=\"all\">\u003cbr>\n“If a white person on my staff moves to Oakland, West Oakland, takes a unit up, are they gentry because they’re white, even if their income is only $35,000, $40,000 or $45,000? It used to be the gentry meant more affluent people, and it wasn’t a race-based analysis. When race gets into it, as it’s gotten in the Mission and West Oakland, it gets more complex.”\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— \u003cstrong>Randy Shaw\u003c/strong>, director of the Tenderloin Housing Clinic in San Francisco\u003c/em>\u003c/p>\n\u003cp>\u003cbr clear=\"all\">\u003cbr>\n“A lot of the city isn’t totally transformed by tech culture. I find it odd that activists that have had such great victories over the past 30 years now suddenly believe that in a three-year period all of those victories have been destroyed by tech, because I don’t think it’s true. I think our progressive values… have actually reshaped tech.”\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— \u003cstrong>Randy Shaw\u003c/strong>\u003c/em>\u003c/p>\n\u003cp>\u003cbr clear=\"all\">\u003cbr>\n“There are incredibly diverse neighborhoods in Oakland that are still very affordable. We would love new buyers to come in and bring new energy. If that’s gentrification, bring it on!”\u003c/p>\n\u003cp style=\"text-align: right\">\u003cem>— A listener named \u003cstrong>Christina\u003c/strong>\u003c/em>\u003c/p>\n\u003cp>You can listen to the complete Forum discussion by\u003ca href=\"http://www.kqed.org/a/forum/R201311111000\" target=\"_blank\" rel=\"noopener\"> clicking here\u003c/a>.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>And here are what listeners had to say:\u003c/p>\n\u003cdiv class=\"storify\">\u003ciframe loading=\"lazy\" src=\"//storify.com/KQEDForum/gentrification-is/embed?header=false\" frameborder=\"no\" width=\"100%\" height=\"750\">\u003c/iframe>[\u003ca href=\"//storify.com/KQEDForum/gentrification-is\" target=\"_blank\" rel=\"noopener\">View the story “Gentrification is ________.” on Storify\u003c/a>]\u003c/div>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "San Francisco Officials, Tenants Still Fighting Market Street Eviction",
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"content": "\u003cfigure id=\"attachment_118012\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/11/12/despite-citys-help-sf-tenants-still-fighting-mid-market-eviction/rs7539_1049_market_0330_web/\" rel=\"attachment wp-att-118012\">\u003cimg class=\"size-full wp-image-118012\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/11/RS7539_1049_market_0330_web-e1384365558484.jpg\" alt=\"1049 Market St. tenant Melissa Bracero says she would probably have to leave the city if she's evicted. (Sara Bloomberg/KQED). \" width=\"640\" height=\"427\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">1049 Market St. tenant Melissa Bracero says she would probably have to leave the city if she's evicted. (Sara Bloomberg/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>A \u003ca href=\"https://sites.google.com/site/1049market/\">group of tenants\u003c/a> fighting orders to leave their affordable artist live/work lofts in San Francisco's Mid-Market neighborhood say the landlord has not withdrawn the eviction notices, despite pressure from Mayor Ed Lee and other city officials.\u003c/p>\n\u003cp>The tenants held a noon protest Tuesday outside the 83-unit building at 1049 Market St., calling on owners John Gall and Amy Bogart to stop the evictions by Thanksgiving. The tenants are mostly artists, and include seniors and people with disabilities. Their 60-day eviction notices would take effect just before the holidays.\u003c/p>\n\u003cp>“What kind of human being evicts people during the holidays?” said Tommi Avicolli Mecca of the \u003ca href=\"http://www.hrcsf.org/\">Housing Rights Committee\u003c/a> of San Francisco.\u003c/p>\n\u003cp>The seven-story building, built in 1907 as a furniture store, is zoned for commercial use. The owners had been trying to bring the units up to code for residential use.\u003c/p>\n\u003caside class=\"pullquote alignleft\">Landlords say city rules have forced them to evict tenants. The city and housing activists insist that's not the case.\u003c/aside>\n\u003cp>\"It has long been our belief that this was achievable and we would be able to keep this unique and affordable community,\" stated a Sept. 13 memo to tenants from the landlord. But it went on to inform them that \"we were not able to overcome the city of San Francisco's overly restrictive building code requirements.\"\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"Per these city orders, the building must currently be vacated,\" the memo said.\u003c/p>\n\u003cp>The owners obtained permits to convert the building into offices and began issuing eviction orders in late September. Tenants quickly organized, and got housing activists involved. They persuaded Mayor Lee, Supervisor Jane Kim, who represents the neighborhood, and the Department of Building Inspection to intervene. The city subsequently withdrew the permits and offered to work with Gall and his partners to grandfather in residential code violations, namely units that don't have windows.\u003c/p>\n\u003cp>\"Contrary to owner Gall’s claims, the Department of Building Inspection has never pushed him or any prior owner to evict the tenants of 1049 Market,\" Randy Shaw, the director of the Tenderloin Housing Clinic, \u003ca href=\"http://www.beyondchron.org/articles/Mayor_Lee_Supervisor_Kim_DBI_Director_Hui_Unite_to_Stop_Market_Street_Evictions_11960.html\">wrote on Beyond Chron\u003c/a>. \"In fact, since DBI and its public commission was created through a 1994 ballot initiative that I authored (Proposition G), it has not pushed for the eviction of any tenants (a sharp break from its predecessor Bureau of Building Inspection, which prioritized closing down in-law apartments).\"\u003c/p>\n\u003cp>[contextly_sidebar id=\"613f376ea31a6b96b3b6b8e989ea54bb\"]\u003c/p>\n\u003cp>Housing activists lauded the intervention as a model that could be used to prevent evictions in other commercial buildings.\u003c/p>\n\u003cp>“The city has provided the landlord with everything he needs to legalize these units and there’s nothing stopping him from doing that, nothing,” said Avicolli Mecca.\u003c/p>\n\u003cp>Tenants say they've had no direct line of communication with Gall and no indication he's backing down. The \u003ca href=\"http://www.sfbg.com/politics/2013/11/12/mid-market-landlord-appeals-tenants-face-holiday-evictions\">Bay Guardian reports\u003c/a> Gall has appealed the city's permit suspensions.\u003c/p>\n\u003cp>\"We're dying to hear from him and what he has to say,\" said tenant Jonathan Stoker. \"We want to keep our homes. It shouldn't be up to the highest bidder, because if that happens it'll change the face of this whole city, and where are we going to go?\"\u003c/p>\n\u003cp>Gall, a Stanford grad and former major league baseball player, did not return KQED's phone calls but recently \u003ca href=\"http://www.sfexaminer.com/sanfrancisco/san-francisco-intercedes-in-mid-market-eviction-fight/Content?oid=2618959\">told the San Francisco Examiner's Chris Roberts \u003c/a> that he was \"still trying to figure out the situation.\"\u003c/p>\n\u003cp>Kim, the city supervisor, has asked Gall to rescind the eviction notices. Last week, she said \"he is committed to exploring a no-eviction pathway with his investors to preserve the affordable units at 1049 Market Street.\"\u003c/p>\n\u003cp>As the Examiner \u003ca href=\"http://www.sfexaminer.com/sanfrancisco/market-street-building-evictions-could-be-largest-san-francisco-ouster-in-decades/Content?oid=2599843\">first reported\u003c/a>, the eviction would be one of the largest in the city’s history. Housing activists say it's part of a wave of evictions hitting San Francisco, brought on by the hot housing market and tech boom. The Mid-Market building is just a few blocks from Twitter headquarters in an area Mayor Lee has prioritized for revitalization.\u003c/p>\n\u003cp>\"We're all really on edge,\" said Naomi Cooper, a 65-year-old public school teacher who's lived in the building for 13 years and will be forced to leave just before Christmas if the eviction notices stand. \"I feel like there should be a place for me here. I've given a lot to this city.\"\u003c/p>\n\u003cp>The \u003ca href=\"http://www.sfofficelofts.com/LiveWork.html\">live/work lofts\u003c/a>, which vary in size from 200 to 500 square feet, rent for between $900 and $1,000 a month, and include kitchens and shared bathrooms.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\"It's been a great blessing,\" said Melissa Bracero, a part-time accountant and clothing designer, who invited reporters into her loft overlooking Market Street. \"We hope to be here in a year and not saying, 'Oh, we've left this city for good.'\"\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_118012\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/11/12/despite-citys-help-sf-tenants-still-fighting-mid-market-eviction/rs7539_1049_market_0330_web/\" rel=\"attachment wp-att-118012\">\u003cimg class=\"size-full wp-image-118012\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/11/RS7539_1049_market_0330_web-e1384365558484.jpg\" alt=\"1049 Market St. tenant Melissa Bracero says she would probably have to leave the city if she's evicted. (Sara Bloomberg/KQED). \" width=\"640\" height=\"427\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">1049 Market St. tenant Melissa Bracero says she would probably have to leave the city if she's evicted. (Sara Bloomberg/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>A \u003ca href=\"https://sites.google.com/site/1049market/\">group of tenants\u003c/a> fighting orders to leave their affordable artist live/work lofts in San Francisco's Mid-Market neighborhood say the landlord has not withdrawn the eviction notices, despite pressure from Mayor Ed Lee and other city officials.\u003c/p>\n\u003cp>The tenants held a noon protest Tuesday outside the 83-unit building at 1049 Market St., calling on owners John Gall and Amy Bogart to stop the evictions by Thanksgiving. The tenants are mostly artists, and include seniors and people with disabilities. Their 60-day eviction notices would take effect just before the holidays.\u003c/p>\n\u003cp>“What kind of human being evicts people during the holidays?” said Tommi Avicolli Mecca of the \u003ca href=\"http://www.hrcsf.org/\">Housing Rights Committee\u003c/a> of San Francisco.\u003c/p>\n\u003cp>The seven-story building, built in 1907 as a furniture store, is zoned for commercial use. The owners had been trying to bring the units up to code for residential use.\u003c/p>\n\u003caside class=\"pullquote alignleft\">Landlords say city rules have forced them to evict tenants. The city and housing activists insist that's not the case.\u003c/aside>\n\u003cp>\"It has long been our belief that this was achievable and we would be able to keep this unique and affordable community,\" stated a Sept. 13 memo to tenants from the landlord. But it went on to inform them that \"we were not able to overcome the city of San Francisco's overly restrictive building code requirements.\"\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"Per these city orders, the building must currently be vacated,\" the memo said.\u003c/p>\n\u003cp>The owners obtained permits to convert the building into offices and began issuing eviction orders in late September. Tenants quickly organized, and got housing activists involved. They persuaded Mayor Lee, Supervisor Jane Kim, who represents the neighborhood, and the Department of Building Inspection to intervene. The city subsequently withdrew the permits and offered to work with Gall and his partners to grandfather in residential code violations, namely units that don't have windows.\u003c/p>\n\u003cp>\"Contrary to owner Gall’s claims, the Department of Building Inspection has never pushed him or any prior owner to evict the tenants of 1049 Market,\" Randy Shaw, the director of the Tenderloin Housing Clinic, \u003ca href=\"http://www.beyondchron.org/articles/Mayor_Lee_Supervisor_Kim_DBI_Director_Hui_Unite_to_Stop_Market_Street_Evictions_11960.html\">wrote on Beyond Chron\u003c/a>. \"In fact, since DBI and its public commission was created through a 1994 ballot initiative that I authored (Proposition G), it has not pushed for the eviction of any tenants (a sharp break from its predecessor Bureau of Building Inspection, which prioritized closing down in-law apartments).\"\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>Housing activists lauded the intervention as a model that could be used to prevent evictions in other commercial buildings.\u003c/p>\n\u003cp>“The city has provided the landlord with everything he needs to legalize these units and there’s nothing stopping him from doing that, nothing,” said Avicolli Mecca.\u003c/p>\n\u003cp>Tenants say they've had no direct line of communication with Gall and no indication he's backing down. The \u003ca href=\"http://www.sfbg.com/politics/2013/11/12/mid-market-landlord-appeals-tenants-face-holiday-evictions\">Bay Guardian reports\u003c/a> Gall has appealed the city's permit suspensions.\u003c/p>\n\u003cp>\"We're dying to hear from him and what he has to say,\" said tenant Jonathan Stoker. \"We want to keep our homes. It shouldn't be up to the highest bidder, because if that happens it'll change the face of this whole city, and where are we going to go?\"\u003c/p>\n\u003cp>Gall, a Stanford grad and former major league baseball player, did not return KQED's phone calls but recently \u003ca href=\"http://www.sfexaminer.com/sanfrancisco/san-francisco-intercedes-in-mid-market-eviction-fight/Content?oid=2618959\">told the San Francisco Examiner's Chris Roberts \u003c/a> that he was \"still trying to figure out the situation.\"\u003c/p>\n\u003cp>Kim, the city supervisor, has asked Gall to rescind the eviction notices. Last week, she said \"he is committed to exploring a no-eviction pathway with his investors to preserve the affordable units at 1049 Market Street.\"\u003c/p>\n\u003cp>As the Examiner \u003ca href=\"http://www.sfexaminer.com/sanfrancisco/market-street-building-evictions-could-be-largest-san-francisco-ouster-in-decades/Content?oid=2599843\">first reported\u003c/a>, the eviction would be one of the largest in the city’s history. Housing activists say it's part of a wave of evictions hitting San Francisco, brought on by the hot housing market and tech boom. The Mid-Market building is just a few blocks from Twitter headquarters in an area Mayor Lee has prioritized for revitalization.\u003c/p>\n\u003cp>\"We're all really on edge,\" said Naomi Cooper, a 65-year-old public school teacher who's lived in the building for 13 years and will be forced to leave just before Christmas if the eviction notices stand. \"I feel like there should be a place for me here. I've given a lot to this city.\"\u003c/p>\n\u003cp>The \u003ca href=\"http://www.sfofficelofts.com/LiveWork.html\">live/work lofts\u003c/a>, which vary in size from 200 to 500 square feet, rent for between $900 and $1,000 a month, and include kitchens and shared bathrooms.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\"It's been a great blessing,\" said Melissa Bracero, a part-time accountant and clothing designer, who invited reporters into her loft overlooking Market Street. \"We hope to be here in a year and not saying, 'Oh, we've left this city for good.'\"\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Solutions, Experiments to Create More Affordable Housing",
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"content": "\u003cp>\u003ciframe src=\"//www.youtube.com/embed/Grx5BlE8UoY?start=367&end=971\" frameborder=\"0\" width=\"640\" height=\"360\">\u003c/iframe>\u003c/p>\n\u003cp>\u003cem>KQED recently held several “open newsrooms” in Bay Area communities to find out about the issues that are important to residents. We found a recurring theme – concerns about soaring Bay Area rents and housing prices, and a lack of affordable housing for those with limited resources.\u003c/em>\u003c/p>\n\u003cp>\u003cem>Last Friday, our new public affairs show KQED NEWSROOM aired a special report on the topic (see video above), part of our series \"\u003cstrong>\u003ca href=\"http://ww2.kqed.org/news/series/priced-out/\">Priced Out\u003c/a>\u003c/strong>.\" The discussion looked at the current situation, and planning and policy solutions that may help. A recap:\u003c/em>\u003c/p>\n\u003cp>Tina Marsalis lives in a hotel with her fiancée and son in San Jose. She spoke at one of the open newsrooms.*\u003c/p>\n\u003cp>“We go and look at rentals. There are anywhere between eight and 15 other families there looking,” Marsalis said. “I’ve also been applying for low-income housing. If the waitlist is even open, it’s two months to two years long.”\u003ca href=\"http://www.kqed.org/tv/programs/newsroom/\" target=\"_blank\">\u003cimg class=\"alignright size-full wp-image-117396\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/11/newsroom-115x65.jpg\" alt=\"newsroom-115x65\" width=\"115\" height=\"65\">\u003c/a>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>A resurgent tech boom has driven the median price to buy a house in the Bay Area to more than $500,000. The median price to rent an apartment is more than $3,000 in San Francisco and more than $2,000 in Oakland and San Jose.\u003c/p>\n\u003cp>“It’s a real challenge in this region just to get into the housing market,” said Linda Mandolini, president of \u003ca href=\"http://www.edenhousing.org/\">Eden Housing\u003c/a> in Hayward. “And if you think about it, how do you buy a house? You live in an affordable apartment, you save up enough money so that you can save for the down payment, so that you can buy the house. But if you can’t afford the rent, you can’t save for the down payment. So you’re stuck. You’re trapped in the middle.”\u003c/p>\n\u003cp>Mandolini said Eden Housing alone, which manages 5,400 units, has a waitlist of about 15,000 applicants.\u003c/p>\n\u003cp>Eden Housing builds affordable housing for very low- to moderate-income families, seniors, people with physical, developmental disabilities or mental illness, and the formerly homeless.\u003c/p>\n\u003cp>“It’s a huge challenge for folks just to get into affordable housing right now,” Mandolini said.\u003c/p>\n\u003cp>\u003cstrong>Addressing the problem\u003c/strong>\u003c/p>\n\u003cp>San Francisco Chronicle business reporter Carolyn Said puts it bluntly: More money is needed.\u003c/p>\n\u003cp>“Affordable-housing subsidies from the state of California have basically evaporated with the \u003ca href=\"http://ww2.kqed.org/news/2011/12/29/ca-supreme-court-permanently-dissolves-redevelopment-agencies/\" target=\"_blank\">loss of redevelopment agencies\u003c/a>,” Said noted. “A huge pot of money came from redevelopment, and there was some other money that was passed by voters in 2008 that is almost gone. So they desperately need a new source of revenue.”\u003c/p>\n\u003cp>[contextly_sidebar id=\"9313ca13ace7655bc762273cd1520add\"]\u003c/p>\n\u003cp>To help recoup some of the lost funds, Democratic State Sen. Mark DeSaulnier has introduced \u003ca href=\"http://www.californiahomesandjobsact.org/\">SB-391, the California Homes and Jobs Act of 2013\u003c/a>, which generates funds though document-recording fees and then invests the money in affordable housing. Mandolini said SB-391 would generate between $300 million to $500 million.\u003c/p>\n\u003cp>“It would create down-payment assistance programs for folks who want to buy their first house,” Mandolini said. “It would also create subsidies so folks like Eden (Housing), who need to build new housing for low-income families to rent, could actually use some of that subsidy to build new housing.”\u003c/p>\n\u003cp>Realtors oppose SB-391, but Mandolini said business groups, in general, support it.\u003c/p>\n\u003cp>“We actually think there’s a lot who do support it. Business groups from all over the state, from the Silicon Valley Leadership Group to the Orange County Business Council, are all in favor of this because affordable housing matters to job growth,” Mandolini said. “You can’t just employ engineers who make $300,000 a year in your companies. You have to employ the folks at the lower levels, and they need to live closer to their jobs.”\u003c/p>\n\u003cp>Affordable-housing consultant Carlos Romero said another way to advance county-level measures to fund affordable housing is through coalition building.\u003c/p>\n\u003cp>“I think if you get labor together with affordable-housing folks, with people who are interested in parks and open space, and actually come up with a coalition of folks to put a measure in your county — it might be a transfer tax that could be divided up among the various uses, it could be transportation. I think that those local coalitions can be very strong in getting you to the 66 percent threshold (to pass a tax),” Romero said.\u003c/p>\n\u003cp>\u003cstrong>Other options to create affordable housing\u003c/strong>\u003c/p>\n\u003cp>“San Francisco is trying a few creative things that might be able to be replicated elsewhere,” Said said. “One thing is a pilot project in the Castro District to try to legalize in-law units. These are existing units. So many places in San Francisco have a basement or a backyard garage that was converted into an apartment. They’re already there. If they could be legalized, they could be a better source of housing for people who can’t afford as much, and now we’re talking market-rate housing.”\u003c/p>\n\u003cp>San Francisco is also pushing forward with the development of so-called \u003ca href=\"http://www.kqed.org/news/story/2012/10/24/109998/as_apartment_rents_climb_skyward_san_francisco_considers?category=economy\">micro apartments\u003c/a>, tiny units that are just over a couple hundred square feet in size.\u003c/p>\n\u003cp>“Sure, not everyone wants to live in something the size of a shoe box, but young, single people often are willing to make that trade-off in space to be closer to their job. And maybe they’d move out of a flat that they were sharing with roommates and that flat would be available for a family to rent,” Said said.\u003c/p>\n\u003cp>Romero was optimistic about \u003ca href=\"http://onebayarea.org/regional-initiatives/plan-bay-area.html\">Plan Bay Area\u003c/a>, an integrated transportation and land-use/housing strategy through 2040, jointly approved by the Association of Bay Area Governments and by the Metropolitan Transportation Commission. \"Yes it has its flaws,\" Romero said. \"But it's a trade-off for a quality of life issue.\"\u003c/p>\n\u003cp>*CORRECTION: The speaker in the video was misidentified. Her name is not Maura Thurman. Her name is Tina Marsalis.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>\u003ca href=\"http://www.kqed.org/tv/programs/newsroom/\" target=\"_blank\">KQED NEWSROOM\u003c/a> is a weekly news magazine program on television, radio and online. Watch Fridays at 8pm on KQED Public Television 9, listen on Sundays at 6pm on KQED Public Radio 88.5 FM and watch on demand \u003ca href=\"http://www.kqed.org/tv/programs/newsroom/\" target=\"_blank\">here\u003c/a>.\u003c/em>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>A resurgent tech boom has driven the median price to buy a house in the Bay Area to more than $500,000. The median price to rent an apartment is more than $3,000 in San Francisco and more than $2,000 in Oakland and San Jose.\u003c/p>\n\u003cp>“It’s a real challenge in this region just to get into the housing market,” said Linda Mandolini, president of \u003ca href=\"http://www.edenhousing.org/\">Eden Housing\u003c/a> in Hayward. “And if you think about it, how do you buy a house? You live in an affordable apartment, you save up enough money so that you can save for the down payment, so that you can buy the house. But if you can’t afford the rent, you can’t save for the down payment. So you’re stuck. You’re trapped in the middle.”\u003c/p>\n\u003cp>Mandolini said Eden Housing alone, which manages 5,400 units, has a waitlist of about 15,000 applicants.\u003c/p>\n\u003cp>Eden Housing builds affordable housing for very low- to moderate-income families, seniors, people with physical, developmental disabilities or mental illness, and the formerly homeless.\u003c/p>\n\u003cp>“It’s a huge challenge for folks just to get into affordable housing right now,” Mandolini said.\u003c/p>\n\u003cp>\u003cstrong>Addressing the problem\u003c/strong>\u003c/p>\n\u003cp>San Francisco Chronicle business reporter Carolyn Said puts it bluntly: More money is needed.\u003c/p>\n\u003cp>“Affordable-housing subsidies from the state of California have basically evaporated with the \u003ca href=\"http://ww2.kqed.org/news/2011/12/29/ca-supreme-court-permanently-dissolves-redevelopment-agencies/\" target=\"_blank\">loss of redevelopment agencies\u003c/a>,” Said noted. “A huge pot of money came from redevelopment, and there was some other money that was passed by voters in 2008 that is almost gone. So they desperately need a new source of revenue.”\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>To help recoup some of the lost funds, Democratic State Sen. Mark DeSaulnier has introduced \u003ca href=\"http://www.californiahomesandjobsact.org/\">SB-391, the California Homes and Jobs Act of 2013\u003c/a>, which generates funds though document-recording fees and then invests the money in affordable housing. Mandolini said SB-391 would generate between $300 million to $500 million.\u003c/p>\n\u003cp>“It would create down-payment assistance programs for folks who want to buy their first house,” Mandolini said. “It would also create subsidies so folks like Eden (Housing), who need to build new housing for low-income families to rent, could actually use some of that subsidy to build new housing.”\u003c/p>\n\u003cp>Realtors oppose SB-391, but Mandolini said business groups, in general, support it.\u003c/p>\n\u003cp>“We actually think there’s a lot who do support it. Business groups from all over the state, from the Silicon Valley Leadership Group to the Orange County Business Council, are all in favor of this because affordable housing matters to job growth,” Mandolini said. “You can’t just employ engineers who make $300,000 a year in your companies. You have to employ the folks at the lower levels, and they need to live closer to their jobs.”\u003c/p>\n\u003cp>Affordable-housing consultant Carlos Romero said another way to advance county-level measures to fund affordable housing is through coalition building.\u003c/p>\n\u003cp>“I think if you get labor together with affordable-housing folks, with people who are interested in parks and open space, and actually come up with a coalition of folks to put a measure in your county — it might be a transfer tax that could be divided up among the various uses, it could be transportation. I think that those local coalitions can be very strong in getting you to the 66 percent threshold (to pass a tax),” Romero said.\u003c/p>\n\u003cp>\u003cstrong>Other options to create affordable housing\u003c/strong>\u003c/p>\n\u003cp>“San Francisco is trying a few creative things that might be able to be replicated elsewhere,” Said said. “One thing is a pilot project in the Castro District to try to legalize in-law units. These are existing units. So many places in San Francisco have a basement or a backyard garage that was converted into an apartment. They’re already there. If they could be legalized, they could be a better source of housing for people who can’t afford as much, and now we’re talking market-rate housing.”\u003c/p>\n\u003cp>San Francisco is also pushing forward with the development of so-called \u003ca href=\"http://www.kqed.org/news/story/2012/10/24/109998/as_apartment_rents_climb_skyward_san_francisco_considers?category=economy\">micro apartments\u003c/a>, tiny units that are just over a couple hundred square feet in size.\u003c/p>\n\u003cp>“Sure, not everyone wants to live in something the size of a shoe box, but young, single people often are willing to make that trade-off in space to be closer to their job. And maybe they’d move out of a flat that they were sharing with roommates and that flat would be available for a family to rent,” Said said.\u003c/p>\n\u003cp>Romero was optimistic about \u003ca href=\"http://onebayarea.org/regional-initiatives/plan-bay-area.html\">Plan Bay Area\u003c/a>, an integrated transportation and land-use/housing strategy through 2040, jointly approved by the Association of Bay Area Governments and by the Metropolitan Transportation Commission. \"Yes it has its flaws,\" Romero said. \"But it's a trade-off for a quality of life issue.\"\u003c/p>\n\u003cp>*CORRECTION: The speaker in the video was misidentified. Her name is not Maura Thurman. Her name is Tina Marsalis.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>\u003ca href=\"http://www.kqed.org/tv/programs/newsroom/\" target=\"_blank\">KQED NEWSROOM\u003c/a> is a weekly news magazine program on television, radio and online. Watch Fridays at 8pm on KQED Public Television 9, listen on Sundays at 6pm on KQED Public Radio 88.5 FM and watch on demand \u003ca href=\"http://www.kqed.org/tv/programs/newsroom/\" target=\"_blank\">here\u003c/a>.\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"title": "Is Trickle-Down Economics the Real Issue in SF Props. B and C? ",
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"content": "\u003cfigure id=\"attachment_116342\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/10/28/what-you-should-know-about-san-franciscos-prop-b-and-c-and-what-nobody-can-agree-on/9005304095_91e554a443_z/\" rel=\"attachment wp-att-116342\">\u003cimg class=\"size-full wp-image-116342\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/10/9005304095_91e554a443_z.jpg\" alt=\"San Francisco's waterfront (Nouhailler / Flickr)\" width=\"640\" height=\"427\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">San Francisco's waterfront (Nouhailler / Flickr)\u003c/figcaption>\u003c/figure>\n\u003cp>It might be about as off an election year as they get come, but \u003ca href=\"http://www.sfgov2.org/index.aspx?page=2969\" target=\"_blank\">San Francisco Props. B and C\u003c/a> are generating plenty of heat. Or at least they did when \u003ca href=\"http://www.kqed.org/a/forum/R201310251000\" target=\"_blank\">Forum\u003c/a> hosted representatives from both sides of the measures. Let's just say host Dave Iverson earned his money that morning, reining in guests and keeping the conversation from devolving into a sophomoric episode of \"he said, he said.\"\u003c/p>\n\u003cp>At the heart of the propositions is a proposed luxury condominium development along the Embarcadero titled \u003ca href=\"http://8washington.com/\" target=\"_blank\">8 Washington\u003c/a>. Lots of issues related to the physical project were covered during the hour-long conversation: height restrictions, the amount of public open space that the \u003ca href=\"http://www.openupthewaterfront.org/about.php\" target=\"_blank\"> development\u003c/a> will create, dissatisfaction with the private health club and parking lot that occupy the site now.\u003c/p>\n\u003cp>But several ideological questions around affordable housing — the issue dominating mastheads and coffee shops across the region — came up during the conversation as well: Who should live in the Bay Area — those who can afford its rising costs or those who are already here? How much should housing cost? What shape should new housing take? Should affordable and low-income housing be built in prime locations, like the waterfront? \u003cspan style=\"color: #ff6600\">\u003cbr>\n\u003c/span>\u003c/p>\n\u003cp>That question led Jon Golinger, campaign director for No Wall on the Waterfront, to accuse his opponents of practicing trickle-down economics. Here is the full exchange:\u003c/p>\n\u003cp>\u003cstrong>Tim Colen, executive director of the San Francisco Housing Action Coalition, which supports Prop. B:\u003c/strong>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"The irony here is when people say 'Let's build affordable housing on-site, we going to build less affordable housing in San Francisco than if we built it elsewhere in our city. With redevelopment having gone away, we are in a crisis here in San Francisco about affordable housing and we have less public funds than ever. And if we can take some of the most expensive real estate in Northern California and in San Francisco and extract the maximum amount of money to buy housing elsewhere... \"\u003c/p>\n\u003cp>\u003cstrong>Host Dave Iverson:\u003c/strong>\u003c/p>\n\u003cp>\"Let me ask the question this way, to go with Mayor Agnos’ 1 percent versus the 99. Is your argument, Tim Colen, that ‘Yeah, you bet, we’re going to have this be for the 1 percent because actually that’s what would benefit the 99, because it would raise more money to support those 99’?”\u003c/p>\n\u003cp>\u003cstrong>\u003c!--more-->Tim Colen:\u003c/strong>\u003c/p>\n\u003cp>“In simple terms, yes. And the idea that this is some working-class waterfront is sort of alien because 50 yards from the project site you’ve got some very, very fancy condos, a couple of plutocrats who are protecting their views, chip in what, half a million dollars to protect their view? So the idea that there are no people of means, or we’ve got to keep these people out — this is the waterfront, some very valuable land.”\u003c/p>\n\u003cp>\u003cstrong>Jon Golinger, campaign director for No Wall on the Waterfront:\u003c/strong>\u003c/p>\n\u003cp>“There’s another word for what Tim Colen just agreed is his philosophy here: It’s called trickle-down. And it hasn’t worked in other places and it doesn’t work in San Francisco either. Their plan and what they’re doing, what the Board of Supervisors and the Lee administration is doing now is approving, almost exclusively, luxury, high-end housing with this idea that they’ll build affordable housing someday.”\u003c/p>\n\u003cp>\u003cstrong>Iverson:\u003c/strong>\u003c/p>\n\u003cp>“Jon, let me press you on that because it’s not exactly trickle-down because it’s creating x amount of money that would be used to create affordable housing. It’s not just saying, ‘We’re going to toss you a few crumbs.’”\u003c/p>\n\u003cp>\u003cstrong>Golinger:\u003c/strong>\u003c/p>\n\u003cp>“Oh, that is what it’s saying. Let’s talk about this project: $500 to $600 million is what these condos are going to sell for. The developer who before the Board last year said they’d be the most expensive condos in the history of San Francisco: $2 million for a studio, $10 million at the top. They’re planning on putting $11 million in [to affordable housing]. That’s a fraction – if this is their argument that they’re going to put money into a fund, especially on public land, they should put in $100 million if they’re going to claim it’s neighborhood housing.”\u003c/p>\n\u003cp>Whether you care at all about what goes up along the Embarcadero or whether you hate the current tennis court/parking lot at the site , it's hard to ignore that Props. 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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"The irony here is when people say 'Let's build affordable housing on-site, we going to build less affordable housing in San Francisco than if we built it elsewhere in our city. With redevelopment having gone away, we are in a crisis here in San Francisco about affordable housing and we have less public funds than ever. And if we can take some of the most expensive real estate in Northern California and in San Francisco and extract the maximum amount of money to buy housing elsewhere... \"\u003c/p>\n\u003cp>\u003cstrong>Host Dave Iverson:\u003c/strong>\u003c/p>\n\u003cp>\"Let me ask the question this way, to go with Mayor Agnos’ 1 percent versus the 99. Is your argument, Tim Colen, that ‘Yeah, you bet, we’re going to have this be for the 1 percent because actually that’s what would benefit the 99, because it would raise more money to support those 99’?”\u003c/p>\n\u003cp>\u003cstrong>\u003c!--more-->Tim Colen:\u003c/strong>\u003c/p>\n\u003cp>“In simple terms, yes. And the idea that this is some working-class waterfront is sort of alien because 50 yards from the project site you’ve got some very, very fancy condos, a couple of plutocrats who are protecting their views, chip in what, half a million dollars to protect their view? So the idea that there are no people of means, or we’ve got to keep these people out — this is the waterfront, some very valuable land.”\u003c/p>\n\u003cp>\u003cstrong>Jon Golinger, campaign director for No Wall on the Waterfront:\u003c/strong>\u003c/p>\n\u003cp>“There’s another word for what Tim Colen just agreed is his philosophy here: It’s called trickle-down. And it hasn’t worked in other places and it doesn’t work in San Francisco either. Their plan and what they’re doing, what the Board of Supervisors and the Lee administration is doing now is approving, almost exclusively, luxury, high-end housing with this idea that they’ll build affordable housing someday.”\u003c/p>\n\u003cp>\u003cstrong>Iverson:\u003c/strong>\u003c/p>\n\u003cp>“Jon, let me press you on that because it’s not exactly trickle-down because it’s creating x amount of money that would be used to create affordable housing. It’s not just saying, ‘We’re going to toss you a few crumbs.’”\u003c/p>\n\u003cp>\u003cstrong>Golinger:\u003c/strong>\u003c/p>\n\u003cp>“Oh, that is what it’s saying. Let’s talk about this project: $500 to $600 million is what these condos are going to sell for. The developer who before the Board last year said they’d be the most expensive condos in the history of San Francisco: $2 million for a studio, $10 million at the top. They’re planning on putting $11 million in [to affordable housing]. That’s a fraction – if this is their argument that they’re going to put money into a fund, especially on public land, they should put in $100 million if they’re going to claim it’s neighborhood housing.”\u003c/p>\n\u003cp>Whether you care at all about what goes up along the Embarcadero or whether you hate the current tennis court/parking lot at the site , it's hard to ignore that Props. B and C embody, at least partially, the topic on everyone's minds: housing.\u003c/p>\n\u003cp>You can listen to the full discussion by \u003ca href=\"http://www.kqed.org/a/forum/R201310251000\" target=\"_blank\">clicking here\u003c/a>.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp> \u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Marin Supervisors Approve Contested Affordable Housing Plan",
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"content": "\u003cp>\u003cstrong>By Rachel Dornhelm, Mina Kim and Lisa Pickoff-White\u003cbr>\n\u003c/strong>\u003c/p>\n\u003cfigure id=\"attachment_112695\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/09/6787_transform.jpg\">\u003cimg class=\"size-full wp-image-112695\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/09/6787_transform.jpg\" alt=\"Highway 101 by Marinwood. (Greenbelt Alliance/Flickr)\" width=\"640\" height=\"359\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Highway 101 by Marinwood. (\u003ca href=\"http://www.flickr.com/photos/greenbeltalliance/\">Greenbelt Alliance/Flickr\u003c/a>)\u003c/figcaption>\u003c/figure>\n\u003cp>Marin County supervisors approved a plan on Tuesday that allows affordable housing developments along Highway 101. The plan itself does not guarantee that any new housing will be built. Rather it creates the conditions that would enable affordable housing developments.\u003c/p>\n\u003cp>“The only requirement is that we identify sites and have zoning for sites to accommodate our share of the housing growth. It doesn't mean bulldozers show up the next day and plow over sites,\" said Supervisor Susan Adams, who represents the San Rafael area.\u003c/p>\n\u003cp>\u003cstrong>Local reaction\u003c/strong>\u003c/p>\n\u003cp>Protesters on both sides of the plan packed the chambers during the public comment period. The majority of people at Tuesday's meeting spoke against the housing plan, particularly a development in Strawberry that would add an additional 45 units to that area.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“If they continue with these policies and the housing is built, there will be over(flowing) public schools, the services will start to decline and we’re going to have serious chaos in our school district,\" said resident Julie Brown.\u003c!--more-->\u003c/p>\n\u003cp>Other people were concerned that higher population density means increased traffic.\u003c/p>\n\u003cp>\"We're not anti-anybody, but we want an intelligent development,\" said resident Linda Dunlap.\u003c/p>\n\u003cp>Some spoke in favor of the plan. Barbara Rowe, who has lived in Strawberry since 1976, said she's seen the wage gap growing and sees the need for more affordable dense housing.\u003c/p>\n\u003cp>“We need to allow for more housing of all kinds, all levels of income of people in Marin County, because we need their services here,\" Rowe said. \"Plus, that makes a more humane county. We’re not all the same.\"\u003c/p>\n\u003cp>A family of four earning less than $65,000 qualifies as low income in Marin.\u003c/p>\n\u003cp>\u003cstrong>Next steps\u003c/strong>\u003c/p>\n\u003cp>The state has 90 days to approve the plan. If the county misses a January deadline, it could lose more than $1 million in state transportation funds. Board President Judy Arnold said that the state could also have stepped in and rezoned on their own.\u003c/p>\n\u003cp>Housing staff repeatedly said at the meeting that they will be in close touch, and the plan should go through with no problems.\u003c/p>\n\u003cp>This cycle, California required unincorporated Marin to make room for more than 750 new units that include 320 units of affordable housing.\u003c/p>\n\u003cp>If the new units aren't built, they don't go away, though. During the next cycle, Marin would just have to submit a plan for building the old units, plus new ones.\u003c/p>\n\u003cp>And that isn't too far away. Marin has to start on its next housing plan in January 2015.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>KQED's Mina Kim spoke with reporter Rachel Dornhelm about the meeting.\u003c/em>\u003c/p>\n\u003cdiv>\n\u003cdiv class=\"embedly\">\u003ciframe src=\"https://w.soundcloud.com/player/?url=http%3A%2F%2Fapi.soundcloud.com%2Ftracks%2F112318829&show_artwork=true&maxwidth=900\" frameborder=\"no\" scrolling=\"no\" width=\"640\" height=\"166\">\u003c/iframe>\n\u003cdiv class=\"embedly-clear\">\u003c/div>\n\u003cp>\u003cspan class=\"embedly-powered\" style=\"float: right\">\u003ca title=\"Powered by Embedly\" href=\"http://embed.ly?src=anywhere\" target=\"_blank\">\u003cimg src=\"//static.embed.ly/images/logos/embedly-powered-small-light.png\" alt=\"Embedly Powered\">\u003c/a>\u003c/span>\u003c/p>\n\u003cdiv class=\"media-attribution\">\u003cspan>via \u003c/span>\u003ca class=\"media-attribution-link\" href=\"http://soundcloud.com\" target=\"_blank\">SoundCloud\u003c/a>\u003c/div>\n\u003cdiv class=\"embedly-clear\">\u003c/div>\n\u003c/div>\n\u003c/div>\n\n",
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"excerpt": "Marin County supervisors approved a plan on Tuesday that allows affordable housing developments along Highway 101 to be built.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cstrong>By Rachel Dornhelm, Mina Kim and Lisa Pickoff-White\u003cbr>\n\u003c/strong>\u003c/p>\n\u003cfigure id=\"attachment_112695\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/09/6787_transform.jpg\">\u003cimg class=\"size-full wp-image-112695\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/09/6787_transform.jpg\" alt=\"Highway 101 by Marinwood. (Greenbelt Alliance/Flickr)\" width=\"640\" height=\"359\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Highway 101 by Marinwood. (\u003ca href=\"http://www.flickr.com/photos/greenbeltalliance/\">Greenbelt Alliance/Flickr\u003c/a>)\u003c/figcaption>\u003c/figure>\n\u003cp>Marin County supervisors approved a plan on Tuesday that allows affordable housing developments along Highway 101. The plan itself does not guarantee that any new housing will be built. Rather it creates the conditions that would enable affordable housing developments.\u003c/p>\n\u003cp>“The only requirement is that we identify sites and have zoning for sites to accommodate our share of the housing growth. It doesn't mean bulldozers show up the next day and plow over sites,\" said Supervisor Susan Adams, who represents the San Rafael area.\u003c/p>\n\u003cp>\u003cstrong>Local reaction\u003c/strong>\u003c/p>\n\u003cp>Protesters on both sides of the plan packed the chambers during the public comment period. The majority of people at Tuesday's meeting spoke against the housing plan, particularly a development in Strawberry that would add an additional 45 units to that area.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“If they continue with these policies and the housing is built, there will be over(flowing) public schools, the services will start to decline and we’re going to have serious chaos in our school district,\" said resident Julie Brown.\u003c!--more-->\u003c/p>\n\u003cp>Other people were concerned that higher population density means increased traffic.\u003c/p>\n\u003cp>\"We're not anti-anybody, but we want an intelligent development,\" said resident Linda Dunlap.\u003c/p>\n\u003cp>Some spoke in favor of the plan. Barbara Rowe, who has lived in Strawberry since 1976, said she's seen the wage gap growing and sees the need for more affordable dense housing.\u003c/p>\n\u003cp>“We need to allow for more housing of all kinds, all levels of income of people in Marin County, because we need their services here,\" Rowe said. \"Plus, that makes a more humane county. We’re not all the same.\"\u003c/p>\n\u003cp>A family of four earning less than $65,000 qualifies as low income in Marin.\u003c/p>\n\u003cp>\u003cstrong>Next steps\u003c/strong>\u003c/p>\n\u003cp>The state has 90 days to approve the plan. If the county misses a January deadline, it could lose more than $1 million in state transportation funds. Board President Judy Arnold said that the state could also have stepped in and rezoned on their own.\u003c/p>\n\u003cp>Housing staff repeatedly said at the meeting that they will be in close touch, and the plan should go through with no problems.\u003c/p>\n\u003cp>This cycle, California required unincorporated Marin to make room for more than 750 new units that include 320 units of affordable housing.\u003c/p>\n\u003cp>If the new units aren't built, they don't go away, though. During the next cycle, Marin would just have to submit a plan for building the old units, plus new ones.\u003c/p>\n\u003cp>And that isn't too far away. Marin has to start on its next housing plan in January 2015.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>KQED's Mina Kim spoke with reporter Rachel Dornhelm about the meeting.\u003c/em>\u003c/p>\n\u003cdiv>\n\u003cdiv class=\"embedly\">\u003ciframe src=\"https://w.soundcloud.com/player/?url=http%3A%2F%2Fapi.soundcloud.com%2Ftracks%2F112318829&show_artwork=true&maxwidth=900\" frameborder=\"no\" scrolling=\"no\" width=\"640\" height=\"166\">\u003c/iframe>\n\u003cdiv class=\"embedly-clear\">\u003c/div>\n\u003cp>\u003cspan class=\"embedly-powered\" style=\"float: right\">\u003ca title=\"Powered by Embedly\" href=\"http://embed.ly?src=anywhere\" target=\"_blank\">\u003cimg src=\"//static.embed.ly/images/logos/embedly-powered-small-light.png\" alt=\"Embedly Powered\">\u003c/a>\u003c/span>\u003c/p>\n\u003cdiv class=\"media-attribution\">\u003cspan>via \u003c/span>\u003ca class=\"media-attribution-link\" href=\"http://soundcloud.com\" target=\"_blank\">SoundCloud\u003c/a>\u003c/div>\n\u003cdiv class=\"embedly-clear\">\u003c/div>\n\u003c/div>\n\u003c/div>\n\n\u003c/div>\u003c/p>",
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"slug": "effort-to-revive-oaklands-stalled-project-to-sell-affordable-homes",
"title": "Effort to Revive Oakland's Stalled Project to Sell Affordable Homes",
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"headTitle": "Effort to Revive Oakland’s Stalled Project to Sell Affordable Homes | KQED",
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"content": "\u003cfigure id=\"attachment_112300\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-112300 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/09/Oakland-Community-Land-Trust-038-e1379966916848.jpg\" alt=\"Courtesy Oakland Local\" width=\"640\" height=\"480\">\u003cfigcaption class=\"wp-caption-text\">Oakland Community Land Trust acquired this foreclosed home on Olive Street in 2010, officially launching its Neighborhood Stabilization Program. (Courtesy Oakland Local)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Tanya Dennis, The Oakland Post\u003c/strong> (cross-posted with\u003cstrong> \u003ca href=\"http://oaklandlocal.com/2013/09/effort-to-revive-oaklands-stalled-project-to-sell-affordable-homes-analysis/\">Oakland Local\u003c/a>\u003c/strong>)\u003c/p>\n\u003cp>Concerned housing activists are meeting with the city about how to revive a stalled community land trust designed to create hundreds of affordable houses in Oakland.\u003c/p>\n\u003cdiv>\n\u003cp>Created with great fanfare in 2009, the \u003ca href=\"http://www.oakclt.org/\" target=\"_blank\" rel=\"noopener\">Oakland Community Land Trust (OakCLT)\u003c/a> was formed by the \u003ca href=\"http://www.urbanstrategies.org/\">Urban Strategies Council\u003c/a> and other Oakland community-based organizations to provide affordable housing in Oakland.\u003c/p>\n\u003cp>OakCLT was awarded $5.025 million in Neighborhood Stabilization Program (NSP) funding from Oakland. By acquiring and rehabilitating vacant foreclosed homes, the program was designed help stabilize struggling Oakland neighborhoods and provide affordable homes.\u003c/p>\n\u003cp>OakCLT acquired its first bank-owned foreclosure on Olive Street in 2010 and officially launched its Neighborhood Stabilization Program Homeownership Project.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/04/26/peralta-board/oaklandlocallogo/\" rel=\"attachment wp-att-95476\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-95476 alignright\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/oaklandlocallogo.jpg\" alt=\"oaklandlocallogo\" width=\"177\" height=\"99\">\u003c/a>\u003c/p>\n\u003cp>Of the 17 foreclosed homes that OakCLT purchased, five have already been sold and another five have been rehabilitated, and the process of finding qualified buyers is underway.\u003c/p>\n\u003cp>However, analysts estimate that the program must expand to 200 homes to reach the break-even point to be self-sustaining.\u003c/p>\n\u003cp>\u003c!--more-->But the program has stalled since interim Executive Director Anne Griffith resigned and the defunded Oakland Redevelopment no longer exists to serve as a platform for first-time homebuyers.\u003c/p>\n\u003cp>These problems have resulted HUD reviewing the city’s administration of the trust.\u003c/p>\n\u003cp>Concerned that speculators continue to dominate Oakland’s housing market, members of \u003ca href=\"http://www.calorganize.org/\">Alliance of Californians for Community Empowerment \u003c/a>(ACCE) met recently with Assistant City Administrator Fred Blackwell and Housing Director Michele Byrd to discuss how OakCLT can be revived.\u003c/p>\n\u003cp>ACCE wants to know why the revolving account was not being utilized to purchase more homes and how the Oakland Housing Counseling “ROOTS” program can be better utilized to find qualified buyers.\u003c/p>\n\u003cp>Byrd acknowledged that the project had stalled with the loss of the board director and the failure to sell homes to qualified buyers, which has resulted in blight issues.\u003c/p>\n\u003cp>“After four years the program is working more smoothly. We’re getting more banks on board, and HUD is off our backs,” said Byrd.\u003c/p>\n\u003cp>“With the market coming back, we anticipate more qualified buyers. However, we still need an administrator for the program. Until that happens, we can’t move effectively move forward.”\u003c/p>\n\u003cp>Faced with the difficulty in reaching OakCLT’s goal of acquiring 200 homes in order to make the program self-sustaining, Byrd said that there would need to be more tours, perhaps by joining with Operation Hope to do more financial counseling.\u003c/p>\n\u003cp>Acknowledging that the initial $5 million grant was not enough to acquire 200 homes, she said, “We are reaching out to banks to donate properties to us….Also with improvement in the economy, we’re hopeful that we’ll find more qualified buyers.”\u003c/p>\n\u003cp>OakCLT has two additional homes in the process of entering the land trust through a partnership with \u003ca href=\"http://www.yep.org/\">Youth Employment Partnership\u003c/a> (YEP), which is rehabilitating the houses as training opportunities for at-risk youth.\u003c/p>\n\u003cp>OakCLT hopes to expand this strategy to bring more permanently affordable homes to Oakland residents while creating career pathways for young adults.\u003c/p>\n\u003cp>“At a time when Oakland’s flatland neighborhoods are being bought up by investment firms and hedge funds, the land trust is a countervailing tool supporting community ownership and stewardship of homes and land for the benefit of Oakland’s low- and moderate-income residents,” said Steve King of the Urban Strategies Council.\u003c/p>\n\u003cp>OakCLT anticipates selling all of its existing homes by the end of 2013.\u003c/p>\n\u003cp>\u003cstrong>Note:\u003c/strong> The original story has been corrected to reflect OakCLT’s founding in 2009, HUD’s review of Oakland’s administration of OakCLT, and a misquote about the Bank of America.\u003c/p>\n\u003c/div>\n\u003cp>[ad fullwidth]\u003c/p>\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_112300\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-112300 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/09/Oakland-Community-Land-Trust-038-e1379966916848.jpg\" alt=\"Courtesy Oakland Local\" width=\"640\" height=\"480\">\u003cfigcaption class=\"wp-caption-text\">Oakland Community Land Trust acquired this foreclosed home on Olive Street in 2010, officially launching its Neighborhood Stabilization Program. (Courtesy Oakland Local)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Tanya Dennis, The Oakland Post\u003c/strong> (cross-posted with\u003cstrong> \u003ca href=\"http://oaklandlocal.com/2013/09/effort-to-revive-oaklands-stalled-project-to-sell-affordable-homes-analysis/\">Oakland Local\u003c/a>\u003c/strong>)\u003c/p>\n\u003cp>Concerned housing activists are meeting with the city about how to revive a stalled community land trust designed to create hundreds of affordable houses in Oakland.\u003c/p>\n\u003cdiv>\n\u003cp>Created with great fanfare in 2009, the \u003ca href=\"http://www.oakclt.org/\" target=\"_blank\" rel=\"noopener\">Oakland Community Land Trust (OakCLT)\u003c/a> was formed by the \u003ca href=\"http://www.urbanstrategies.org/\">Urban Strategies Council\u003c/a> and other Oakland community-based organizations to provide affordable housing in Oakland.\u003c/p>\n\u003cp>OakCLT was awarded $5.025 million in Neighborhood Stabilization Program (NSP) funding from Oakland. By acquiring and rehabilitating vacant foreclosed homes, the program was designed help stabilize struggling Oakland neighborhoods and provide affordable homes.\u003c/p>\n\u003cp>OakCLT acquired its first bank-owned foreclosure on Olive Street in 2010 and officially launched its Neighborhood Stabilization Program Homeownership Project.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/04/26/peralta-board/oaklandlocallogo/\" rel=\"attachment wp-att-95476\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-95476 alignright\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/oaklandlocallogo.jpg\" alt=\"oaklandlocallogo\" width=\"177\" height=\"99\">\u003c/a>\u003c/p>\n\u003cp>Of the 17 foreclosed homes that OakCLT purchased, five have already been sold and another five have been rehabilitated, and the process of finding qualified buyers is underway.\u003c/p>\n\u003cp>However, analysts estimate that the program must expand to 200 homes to reach the break-even point to be self-sustaining.\u003c/p>\n\u003cp>\u003c!--more-->But the program has stalled since interim Executive Director Anne Griffith resigned and the defunded Oakland Redevelopment no longer exists to serve as a platform for first-time homebuyers.\u003c/p>\n\u003cp>These problems have resulted HUD reviewing the city’s administration of the trust.\u003c/p>\n\u003cp>Concerned that speculators continue to dominate Oakland’s housing market, members of \u003ca href=\"http://www.calorganize.org/\">Alliance of Californians for Community Empowerment \u003c/a>(ACCE) met recently with Assistant City Administrator Fred Blackwell and Housing Director Michele Byrd to discuss how OakCLT can be revived.\u003c/p>\n\u003cp>ACCE wants to know why the revolving account was not being utilized to purchase more homes and how the Oakland Housing Counseling “ROOTS” program can be better utilized to find qualified buyers.\u003c/p>\n\u003cp>Byrd acknowledged that the project had stalled with the loss of the board director and the failure to sell homes to qualified buyers, which has resulted in blight issues.\u003c/p>\n\u003cp>“After four years the program is working more smoothly. We’re getting more banks on board, and HUD is off our backs,” said Byrd.\u003c/p>\n\u003cp>“With the market coming back, we anticipate more qualified buyers. However, we still need an administrator for the program. Until that happens, we can’t move effectively move forward.”\u003c/p>\n\u003cp>Faced with the difficulty in reaching OakCLT’s goal of acquiring 200 homes in order to make the program self-sustaining, Byrd said that there would need to be more tours, perhaps by joining with Operation Hope to do more financial counseling.\u003c/p>\n\u003cp>Acknowledging that the initial $5 million grant was not enough to acquire 200 homes, she said, “We are reaching out to banks to donate properties to us….Also with improvement in the economy, we’re hopeful that we’ll find more qualified buyers.”\u003c/p>\n\u003cp>OakCLT has two additional homes in the process of entering the land trust through a partnership with \u003ca href=\"http://www.yep.org/\">Youth Employment Partnership\u003c/a> (YEP), which is rehabilitating the houses as training opportunities for at-risk youth.\u003c/p>\n\u003cp>OakCLT hopes to expand this strategy to bring more permanently affordable homes to Oakland residents while creating career pathways for young adults.\u003c/p>\n\u003cp>“At a time when Oakland’s flatland neighborhoods are being bought up by investment firms and hedge funds, the land trust is a countervailing tool supporting community ownership and stewardship of homes and land for the benefit of Oakland’s low- and moderate-income residents,” said Steve King of the Urban Strategies Council.\u003c/p>\n\u003cp>OakCLT anticipates selling all of its existing homes by the end of 2013.\u003c/p>\n\u003cp>\u003cstrong>Note:\u003c/strong> The original story has been corrected to reflect OakCLT’s founding in 2009, HUD’s review of Oakland’s administration of OakCLT, and a misquote about the Bank of America.\u003c/p>\n\u003c/div>\n\u003cp>\u003c/p>\u003c/div>",
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"disqusTitle": "Palo Alto's Last Mobile Home Park Faces Shutdown: Where Will Residents Go?",
"title": "Palo Alto's Last Mobile Home Park Faces Shutdown: Where Will Residents Go?",
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"content": "\u003cfigure id=\"attachment_104935\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003cimg class=\"size-medium wp-image-104935 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/mobilehome1-300x234.jpg\" alt=\"Erika Escalante, Saul Bracamontes and their son Andre live at the Buena Vista Mobile home park in Palo Alto. Andre's parents don't want to give up his enrollment in Palo Alto's top-rated public schools if the park is redeveloped into market-rate apartments. Photo: Francesa Segre/KQED\" width=\"300\" height=\"234\">\u003cfigcaption class=\"wp-caption-text\">Erika Escalante, Saul Bracamontes and their son, Andre, live at the Buena Vista Mobile Home Park in Palo Alto. Andre's parents don't want to give up his enrollment in Palo Alto's top-rated public schools if the park is redeveloped into market-rate apartments. Photo: Francesa Segre/KQED\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Francesca Segrè\u003c/strong>\u003c/p>\n\u003cp>Saul Bracamontes and his wife, Erika Escalante, know the parking spot they rent at the \u003ca href=\"http://www.cityofpaloalto.org/gov/depts/pln/current/buena_vista_mobile_home_park.asp\">Buena Vista Mobile Home Park\u003c/a> in Palo Alto is extraordinary.\u003c/p>\n\u003cp>“Right here — it’s the most affordable place in the Bay Area, I think,” says Escalante, who has lived in the park 14 years.\u003c/p>\n\u003cp>They pay $700 a month to park at Buena Vista, in a city where the median home price is around $2 million.\u003c/p>\n\u003cp>As long as they keep their spot, André, their 6-year-old son, will go to Palo Alto’s top-ranked schools and be surrounded by high-achieving professional families.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>It's an advantage not lost on Bracamontes, who works as an assistant manager at Whole Foods. “If you stay here, you have a chance to work for Google, go to Stanford, get a good job there,” says Bracamontes. “Anywhere in Palo Alto, you’re going to have a way better chance.”\u003c/p>\n\u003cp>But Escalante, Bracamontes and the 400 other mostly low-income families at Buena Vista may not get to hold onto their premium spots in Palo Alto for long. The Jisser family, which has owned the Buena Vista Mobile Home Park since 1986,\u003cstrong> \u003c/strong>wants to sell it. \u003c!--more-->\u003c/p>\n\u003cp>“It is their right under the law to go out of business, and they have chosen to do so,” says Margaret Nanda, attorney for the owners of the mobile home park.\u003c/p>\n\u003cp>Developer Prometheus has expressed interest in buying the prime real estate and turning it into market-rate apartments.\u003c/p>\n\u003cp>Nanda, who has represented multiple mobile home conversions throughout California, says when property values rise, as they are now, more park owners want to sell.\u003c/p>\n\u003cp>It’s a transition that worsens the Bay Area’s shortage of affordable housing.\u003c/p>\n\u003cfigure id=\"attachment_104936\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/07/29/palo-alto-mobile-homes/mobilehome2/\" rel=\"attachment wp-att-104936\">\u003cimg class=\"size-medium wp-image-104936\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/mobilehome2-300x225.jpg\" alt=\"Residents of the Buena Vista Mobile home park in Palo Alto don't know where they'll go if the property is redeveloped into market rate apartments. Photo: Francesca Segre/KQED\" width=\"300\" height=\"225\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Residents of the Buena Vista Mobile Home Park in Palo Alto don't know where they'll go if the property is sold. Photo: Francesca Segre/KQED\u003c/figcaption>\u003c/figure>\n\u003cp>Melissa Morris, an affordable housing lawyer with the Law Foundation of Silicon Valley, represents the Buena Vista residents. She says closing this park may violate multiple laws, including the federal Fair Housing Act. “Palo Alto is predominately white and wealthy, whereas this park is predominately Latino and most of the residents are lower income,” explains Morris. “So if the park closes and the residents aren’t provided with a way to stay in this community, it means the closure of this park has a disparate impact on Latinos, a protected category under fair housing laws.”\u003c/p>\n\u003cp>On a state level, Morris points out that Palo Alto is already woefully behind on its obligation to zone for affordable housing. According to its Regional Housing Needs Assessment, Palo Also is obligated to zone for 1,200 affordable housing units by 2014. The city reports it has zoned for 200 units so far.\u003c/p>\n\u003cp>And there’s another significant sticking point in converting the park.\u003c/p>\n\u003cp>A local Palo Alto ordinance requires the seller to compensate residents for the cost of their home and the cost of moving to a comparable home in a comparable neighborhood. But what is comparable?\u003c/p>\n\u003cp>Morris says since schools in surrounding cities are less desirable than those in Palo Alto, the housing must be in Palo Alto. Further complicating matters? There are no other mobile home parks in Palo Alto.\u003c/p>\n\u003cp>“They are homeowners. They’re not just tenants. To us that means a comparable home ownership opportunity in Palo Alto; that might mean a condo, a townhouse, a single-family home,” says Morris.\u003c/p>\n\u003cp>In Palo Alto, the median price for a condo is around $900,000, according to the real estate information firm DataQuick.\u003c/p>\n\u003cp>Nanda, though, says according to state law, “mitigation assistance cannot exceed the reasonable cost of relocation.” She says, “To suggest that a home which is 475 feet and in some cases 62 years old … to suggest that comparable housing is an $850,000 condo is not reasonable and not required by the laws.”\u003c/p>\n\u003cp>Ultimately, it will be up to the city of Palo Alto to decide whether to allow for the rezoning and conversion of the 4.5-acre property on El Camino Real. A hearing officer will consider the conversion after a residential impact report has been completed by the seller.\u003c/p>\n\u003cp>Palo Alto city planner Jason Nortz says the local ordinance does not specifically speak to schooling. “It speaks to other amenities like medical facilities, shopping centers,” says Nortz. “It doesn’t specifically speak to schools, but we are aware that schools are an important issue and we’re working with the school district to identify how that issue can be met.”\u003c/p>\n\u003cp>For now, the city is reviewing the seller’s report on how they propose to compensate residents for the closure.\u003c/p>\n\u003cp>But Erika Escalante, whose son, André, is entering second grade, doesn’t think she can be convinced to move.\u003c/p>\n\u003cp>“For the kids they’re losing their homes, they’re losing their teachers, their friends, their whole community,” Escalante says. “You can’t put a price to that.”\u003c/p>\n\u003cp>But the sellers have. They are currently offering Escalante and the mobile home owners a starting amount of $31,000 to move out.\u003c/p>\n\u003cfigure id=\"attachment_104938\" class=\"wp-caption aligncenter\" style=\"max-width: 500px\">\u003ca href=\"http://ww2.kqed.org/news/2013/07/29/palo-alto-mobile-homes/mobilehome3/\" rel=\"attachment wp-att-104938\">\u003cimg class=\"size-full wp-image-104938\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/mobilehome3.jpg\" alt=\"The Buena Vista Mobile Home Park is the last mobile home park in Palo Alto. Photo: Francesca Segre/KQED\" width=\"500\" height=\"375\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The Buena Vista Mobile Home Park is the last mobile home park in Palo Alto. Photo: Francesca Segre/KQED\u003c/figcaption>\u003c/figure>\n\u003cp>\u003c/p>\n\u003cp>\u003ciframe width=\"100%\" height=\"166\" scrolling=\"no\" frameborder=\"no\" src=\"https://w.soundcloud.com/player/?url=http%3A%2F%2Fapi.soundcloud.com%2Ftracks%2F103322880\">\u003c/iframe>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_104935\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003cimg class=\"size-medium wp-image-104935 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/mobilehome1-300x234.jpg\" alt=\"Erika Escalante, Saul Bracamontes and their son Andre live at the Buena Vista Mobile home park in Palo Alto. Andre's parents don't want to give up his enrollment in Palo Alto's top-rated public schools if the park is redeveloped into market-rate apartments. Photo: Francesa Segre/KQED\" width=\"300\" height=\"234\">\u003cfigcaption class=\"wp-caption-text\">Erika Escalante, Saul Bracamontes and their son, Andre, live at the Buena Vista Mobile Home Park in Palo Alto. Andre's parents don't want to give up his enrollment in Palo Alto's top-rated public schools if the park is redeveloped into market-rate apartments. Photo: Francesa Segre/KQED\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Francesca Segrè\u003c/strong>\u003c/p>\n\u003cp>Saul Bracamontes and his wife, Erika Escalante, know the parking spot they rent at the \u003ca href=\"http://www.cityofpaloalto.org/gov/depts/pln/current/buena_vista_mobile_home_park.asp\">Buena Vista Mobile Home Park\u003c/a> in Palo Alto is extraordinary.\u003c/p>\n\u003cp>“Right here — it’s the most affordable place in the Bay Area, I think,” says Escalante, who has lived in the park 14 years.\u003c/p>\n\u003cp>They pay $700 a month to park at Buena Vista, in a city where the median home price is around $2 million.\u003c/p>\n\u003cp>As long as they keep their spot, André, their 6-year-old son, will go to Palo Alto’s top-ranked schools and be surrounded by high-achieving professional families.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>It's an advantage not lost on Bracamontes, who works as an assistant manager at Whole Foods. “If you stay here, you have a chance to work for Google, go to Stanford, get a good job there,” says Bracamontes. “Anywhere in Palo Alto, you’re going to have a way better chance.”\u003c/p>\n\u003cp>But Escalante, Bracamontes and the 400 other mostly low-income families at Buena Vista may not get to hold onto their premium spots in Palo Alto for long. The Jisser family, which has owned the Buena Vista Mobile Home Park since 1986,\u003cstrong> \u003c/strong>wants to sell it. \u003c!--more-->\u003c/p>\n\u003cp>“It is their right under the law to go out of business, and they have chosen to do so,” says Margaret Nanda, attorney for the owners of the mobile home park.\u003c/p>\n\u003cp>Developer Prometheus has expressed interest in buying the prime real estate and turning it into market-rate apartments.\u003c/p>\n\u003cp>Nanda, who has represented multiple mobile home conversions throughout California, says when property values rise, as they are now, more park owners want to sell.\u003c/p>\n\u003cp>It’s a transition that worsens the Bay Area’s shortage of affordable housing.\u003c/p>\n\u003cfigure id=\"attachment_104936\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/07/29/palo-alto-mobile-homes/mobilehome2/\" rel=\"attachment wp-att-104936\">\u003cimg class=\"size-medium wp-image-104936\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/mobilehome2-300x225.jpg\" alt=\"Residents of the Buena Vista Mobile home park in Palo Alto don't know where they'll go if the property is redeveloped into market rate apartments. Photo: Francesca Segre/KQED\" width=\"300\" height=\"225\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Residents of the Buena Vista Mobile Home Park in Palo Alto don't know where they'll go if the property is sold. Photo: Francesca Segre/KQED\u003c/figcaption>\u003c/figure>\n\u003cp>Melissa Morris, an affordable housing lawyer with the Law Foundation of Silicon Valley, represents the Buena Vista residents. She says closing this park may violate multiple laws, including the federal Fair Housing Act. “Palo Alto is predominately white and wealthy, whereas this park is predominately Latino and most of the residents are lower income,” explains Morris. “So if the park closes and the residents aren’t provided with a way to stay in this community, it means the closure of this park has a disparate impact on Latinos, a protected category under fair housing laws.”\u003c/p>\n\u003cp>On a state level, Morris points out that Palo Alto is already woefully behind on its obligation to zone for affordable housing. According to its Regional Housing Needs Assessment, Palo Also is obligated to zone for 1,200 affordable housing units by 2014. The city reports it has zoned for 200 units so far.\u003c/p>\n\u003cp>And there’s another significant sticking point in converting the park.\u003c/p>\n\u003cp>A local Palo Alto ordinance requires the seller to compensate residents for the cost of their home and the cost of moving to a comparable home in a comparable neighborhood. But what is comparable?\u003c/p>\n\u003cp>Morris says since schools in surrounding cities are less desirable than those in Palo Alto, the housing must be in Palo Alto. Further complicating matters? There are no other mobile home parks in Palo Alto.\u003c/p>\n\u003cp>“They are homeowners. They’re not just tenants. To us that means a comparable home ownership opportunity in Palo Alto; that might mean a condo, a townhouse, a single-family home,” says Morris.\u003c/p>\n\u003cp>In Palo Alto, the median price for a condo is around $900,000, according to the real estate information firm DataQuick.\u003c/p>\n\u003cp>Nanda, though, says according to state law, “mitigation assistance cannot exceed the reasonable cost of relocation.” She says, “To suggest that a home which is 475 feet and in some cases 62 years old … to suggest that comparable housing is an $850,000 condo is not reasonable and not required by the laws.”\u003c/p>\n\u003cp>Ultimately, it will be up to the city of Palo Alto to decide whether to allow for the rezoning and conversion of the 4.5-acre property on El Camino Real. A hearing officer will consider the conversion after a residential impact report has been completed by the seller.\u003c/p>\n\u003cp>Palo Alto city planner Jason Nortz says the local ordinance does not specifically speak to schooling. “It speaks to other amenities like medical facilities, shopping centers,” says Nortz. “It doesn’t specifically speak to schools, but we are aware that schools are an important issue and we’re working with the school district to identify how that issue can be met.”\u003c/p>\n\u003cp>For now, the city is reviewing the seller’s report on how they propose to compensate residents for the closure.\u003c/p>\n\u003cp>But Erika Escalante, whose son, André, is entering second grade, doesn’t think she can be convinced to move.\u003c/p>\n\u003cp>“For the kids they’re losing their homes, they’re losing their teachers, their friends, their whole community,” Escalante says. “You can’t put a price to that.”\u003c/p>\n\u003cp>But the sellers have. They are currently offering Escalante and the mobile home owners a starting amount of $31,000 to move out.\u003c/p>\n\u003cfigure id=\"attachment_104938\" class=\"wp-caption aligncenter\" style=\"max-width: 500px\">\u003ca href=\"http://ww2.kqed.org/news/2013/07/29/palo-alto-mobile-homes/mobilehome3/\" rel=\"attachment wp-att-104938\">\u003cimg class=\"size-full wp-image-104938\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/mobilehome3.jpg\" alt=\"The Buena Vista Mobile Home Park is the last mobile home park in Palo Alto. Photo: Francesca Segre/KQED\" width=\"500\" height=\"375\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The Buena Vista Mobile Home Park is the last mobile home park in Palo Alto. 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"disqusTitle": "San Francisco Has Second Least Affordable Rental Market in US",
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"content": "\u003cp>How do you afford a studio apartment in San Francisco? Well, if you're earning the minimum wage, you work 72 hours a week by the calculations of the \u003ca href=\"http://nlihc.org/oor\">National Low Income Housing Coalition\u003c/a>.\u003c/p>\n\u003cfigure id=\"attachment_91092\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/11/san-francisco-has-second-least-affordable-rental-market-in-us/for-rent-think-stock/\" rel=\"attachment wp-att-91092\">\u003cimg class=\"size-medium wp-image-91092\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/for-rent-think-stock-300x300.jpg\" alt=\"Photo: iStock\" width=\"300\" height=\"300\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Photo: iStock\u003c/figcaption>\u003c/figure>\n\u003cp>And that's getting off easy. San Francisco has a higher minimum wage than the rest of the country, $10.55 an hour. If San Franciscans got paid the federal minimum wage, $7.25, they'd need to work 105 hours per week to rent that apartment, according to the coalition.\u003c/p>\n\u003cp>The coalition released its annual \u003ca href=\"http://nlihc.org/oor/2013\">report \u003c/a>on the nation's increasingly tight rental market on Monday.\u003c/p>\n\u003cp>It rated California the second most expensive state for renters, after Hawaii. Overall three out of the 10 most expensive metropolitan areas were in California, with San Francisco just behind Honolulu as second most expensive. Orange County was the fourth most expensive, San Jose-Sunnyvale-Santa Clara was the fifth, and Santa Cruz-Watsonville was the sixth.\u003c/p>\n\u003cp>Six out of the 10 most expensive counties were in California, the researchers found: San Mateo at No. 3, San Francisco at No. 4, Marin at No. 5, Orange County at No. 7, Santa Clara at No. 8, and Santa Cruz at No. 9.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"In terms of Metropolitan areas with the highest housing [costs], the list doesn't change much from year to year,\" said Research Director Megan Bolton.\u003c/p>\n\u003cp>What has changed is that rental housing has gotten more and more expensive nationwide, said Sheila Crowley, the coalition's president and CEO.\u003c!--more-->\u003c/p>\n\u003cp>The need for housing affordable for extremely low income people rose from 6.8 million units in 2010 to 7.1 million in 2011, according to the report.\u003c/p>\n\u003cp>\"There is a significant difference between what people need to earn in order to afford housing and what they do earn.\"\u003c/p>\n\u003cp>Government cutbacks are making the situation worse. Sequestration, a set of across-the-board cuts imposed the federal government this year, is already hurting efforts to help people afford homes, said Crowley.\u003c/p>\n\u003cp>\"HUD has sent out letters to governors saying what their budget cuts will be for the current fiscal year,\" said Crowley.\u003c/p>\n\u003cp>The cuts are particularly affecting vouchers used to subsidize housing of very low income people. Not only have housing authorities stopped issuing new vouchers, they have rescinded some for people who have been looking for a place to live.\u003c/p>\n\u003cp>\"So you have been on the waiting list for years, finally your name comes up. You’re out there looking for a place to live and suddenly they rescind your voucher,\" she said.\u003c/p>\n\u003cp>Barbara Poppe, executive director of the U.S. Interagency Council on Homelessness, agreed that the cuts could worsen the national housing shortage. \"These sequester cuts threaten to stop our progress and threaten to send us backwards,\" she said. \"As many as 100,000 families could lose access to shelters.\"\u003c/p>\n\u003cp>The report gives detailed numbers for states, cities and counties.\u003c/p>\n\u003cp>Some of the most striking statistics:\u003c/p>\n\u003cul>\n\u003cli>To rent a one-bedroom apartment in the Silicon Valley, three people would have to work full time earning the state minimum wage ($8 per hour). (On Monday, the City of San Jose raised the minimum wage from $9 to $10 per hour.)\u003c/li>\n\u003cli>In the Oakland-Fremont area, you would need 2.1 people working full time at $8 an hour to afford a studio apartment.\u003c/li>\n\u003cli>Even in Merced, a California community with a much less expensive reputation than the Bay Area, you would still need 1.2 people working full time at $8 an hour to afford a studio apartment.\u003c/li>\n\u003c/ul>\n\u003cp>The agency made its calculations based on the fair market rate for rental units provided by the Housing and Urban Development department and an estimate that you can spend 30 percent of your income before sacrificing other necessities such as food and healthcare.\u003c/p>\n\u003cp>In order to keep roofs over their heads, very low income people are both sacrificing other necessities and cramming more people into the housing units they occupy, said Bolton.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The coalition didn't just identify the problem, it also proposed solutions. Most notably, it would \"modify\" the mortgage interest tax deduction in such a way that money could be saved to subsidize housing for people with very low incomes.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>How do you afford a studio apartment in San Francisco? Well, if you're earning the minimum wage, you work 72 hours a week by the calculations of the \u003ca href=\"http://nlihc.org/oor\">National Low Income Housing Coalition\u003c/a>.\u003c/p>\n\u003cfigure id=\"attachment_91092\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/11/san-francisco-has-second-least-affordable-rental-market-in-us/for-rent-think-stock/\" rel=\"attachment wp-att-91092\">\u003cimg class=\"size-medium wp-image-91092\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/for-rent-think-stock-300x300.jpg\" alt=\"Photo: iStock\" width=\"300\" height=\"300\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Photo: iStock\u003c/figcaption>\u003c/figure>\n\u003cp>And that's getting off easy. San Francisco has a higher minimum wage than the rest of the country, $10.55 an hour. If San Franciscans got paid the federal minimum wage, $7.25, they'd need to work 105 hours per week to rent that apartment, according to the coalition.\u003c/p>\n\u003cp>The coalition released its annual \u003ca href=\"http://nlihc.org/oor/2013\">report \u003c/a>on the nation's increasingly tight rental market on Monday.\u003c/p>\n\u003cp>It rated California the second most expensive state for renters, after Hawaii. Overall three out of the 10 most expensive metropolitan areas were in California, with San Francisco just behind Honolulu as second most expensive. Orange County was the fourth most expensive, San Jose-Sunnyvale-Santa Clara was the fifth, and Santa Cruz-Watsonville was the sixth.\u003c/p>\n\u003cp>Six out of the 10 most expensive counties were in California, the researchers found: San Mateo at No. 3, San Francisco at No. 4, Marin at No. 5, Orange County at No. 7, Santa Clara at No. 8, and Santa Cruz at No. 9.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"In terms of Metropolitan areas with the highest housing [costs], the list doesn't change much from year to year,\" said Research Director Megan Bolton.\u003c/p>\n\u003cp>What has changed is that rental housing has gotten more and more expensive nationwide, said Sheila Crowley, the coalition's president and CEO.\u003c!--more-->\u003c/p>\n\u003cp>The need for housing affordable for extremely low income people rose from 6.8 million units in 2010 to 7.1 million in 2011, according to the report.\u003c/p>\n\u003cp>\"There is a significant difference between what people need to earn in order to afford housing and what they do earn.\"\u003c/p>\n\u003cp>Government cutbacks are making the situation worse. Sequestration, a set of across-the-board cuts imposed the federal government this year, is already hurting efforts to help people afford homes, said Crowley.\u003c/p>\n\u003cp>\"HUD has sent out letters to governors saying what their budget cuts will be for the current fiscal year,\" said Crowley.\u003c/p>\n\u003cp>The cuts are particularly affecting vouchers used to subsidize housing of very low income people. Not only have housing authorities stopped issuing new vouchers, they have rescinded some for people who have been looking for a place to live.\u003c/p>\n\u003cp>\"So you have been on the waiting list for years, finally your name comes up. You’re out there looking for a place to live and suddenly they rescind your voucher,\" she said.\u003c/p>\n\u003cp>Barbara Poppe, executive director of the U.S. Interagency Council on Homelessness, agreed that the cuts could worsen the national housing shortage. \"These sequester cuts threaten to stop our progress and threaten to send us backwards,\" she said. \"As many as 100,000 families could lose access to shelters.\"\u003c/p>\n\u003cp>The report gives detailed numbers for states, cities and counties.\u003c/p>\n\u003cp>Some of the most striking statistics:\u003c/p>\n\u003cul>\n\u003cli>To rent a one-bedroom apartment in the Silicon Valley, three people would have to work full time earning the state minimum wage ($8 per hour). (On Monday, the City of San Jose raised the minimum wage from $9 to $10 per hour.)\u003c/li>\n\u003cli>In the Oakland-Fremont area, you would need 2.1 people working full time at $8 an hour to afford a studio apartment.\u003c/li>\n\u003cli>Even in Merced, a California community with a much less expensive reputation than the Bay Area, you would still need 1.2 people working full time at $8 an hour to afford a studio apartment.\u003c/li>\n\u003c/ul>\n\u003cp>The agency made its calculations based on the fair market rate for rental units provided by the Housing and Urban Development department and an estimate that you can spend 30 percent of your income before sacrificing other necessities such as food and healthcare.\u003c/p>\n\u003cp>In order to keep roofs over their heads, very low income people are both sacrificing other necessities and cramming more people into the housing units they occupy, said Bolton.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The coalition didn't just identify the problem, it also proposed solutions. Most notably, it would \"modify\" the mortgage interest tax deduction in such a way that money could be saved to subsidize housing for people with very low incomes.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "San Francisco Measure Could Help Some Homeowners--and Hurt Renters",
"title": "San Francisco Measure Could Help Some Homeowners--and Hurt Renters",
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"content": "\u003cfigure id=\"attachment_89984\" class=\"wp-caption alignright\" 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>\u003cstrong>By Sam Harnett\u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Update: \u003c/strong> The Board of Supervisors Land Use and Economic Development Committee, which had been expected to vote on a one-time fix for tenancy-in-common homeowners who want to convert their units to condos, will put off consideration of the measure until next month. Aides to Supervisor Mark Farrell, the lead sponsor of the measure, say he wants more time to talk to tenants' rights groups about the proposal, which they oppose.\u003c/p>\n\u003cp>\u003cstrong>Original post: \u003c/strong>\u003c/p>\n\u003cp>On Monday, a San Francisco Board of Supervisors committee is expected to talk again about an ordinance that would relax the rules under which people who own tenancy-in-common homes, or TICs, get to convert them to condominiums. Tenants’ rights activists are fighting the proposal, saying it will fuel real estate speculation and sweep affordable rent-controlled housing off the market.\u003c/p>\n\u003cp>Tim Denike is one of those the ordinance is designed to help. He has a beautiful tenancy-in-common home in the Castro. From his windows you can see Twin Peaks, the Bay Bridge, and the high-rise towers of the Financial District. Denike says he used all his savings to buy the flat in 2007.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"At the time it was a really expensive place,\" Denike says. \"It was way above my ability to really afford it. I was surprised in hindsight that I got the mortgage.\"\u003c/p>\n\u003cp>\u003cem>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/with-lede.mp3\" target=\"_blank\">Listen to the radio report\u003c/a>\u003c/em>\u003cbr>\n[audio:http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/with-lede.mp3]\u003c/p>\n\u003cp>In a TIC, people buy into the building together and typically share the mortgage, but each owns a particular unit. Not all banks will finance a TIC, and those who do insist on adjustable rate mortgages (ARMs).\u003c!--more-->\u003c/p>\n\u003caside class=\"pullquote alignleft\">'I was a little naïve in hindsight,' a TIC buyer says.\u003c/aside>\n\u003cp>There were a lot of people like Denike who bought TICs during the housing boom. About 2,500 San Francisco units were sold as part of TICs between 2002 and 2007. Some early buyers flipped their TICs to condos and made hundreds of thousands of dollars.\u003c/p>\n\u003cp>Denike says his agent told him he'd be able to quickly convert his unit to a condo. \"I was a little naïve in hindsight,\" he says. \"They said move in, in three years you will condo-convert, and everything will be great.\"\u003c/p>\n\u003cp>Everything is not great. San Francisco only allows 200 TICs to convert to condos a year, chosen through a lottery. Now there’s a backlog of about 2,000 units whose owners would like to convert.\u003c/p>\n\u003cp>Meanwhile, Denike has lost 40 percent of his equity. And because TICs have adjustable-rate mortgages, his payments have ballooned. The only good way out for him is to condo-convert and get a fixed-rate mortgage. \"How much longer do I have to live in my unit before I can refinance into a stable mortgage?\" he asks.\u003c/p>\n\u003cp>The proposed legislation would be a one-time fix to bail out these backlogged TIC owners.\u003c/p>\n\u003cp>But tenants' rights advocates say the measure will bring on another wave of real estate speculation. And that would mean pressure on tenants like Jack Rikas and his wife Juliette.\u003c/p>\n\u003cp>They've rented a three-bedroom Victorian in the Upper Haight for 27 years. Thanks to rent control, the couple pays far, far below market rate.\u003c/p>\n\u003cp>\"We stayed in one place, and per San Francisco law rents can only be raised accordingly,\" Jack Rikas says. \"For some reason now, that's kind of a crime.\"\u003c/p>\n\u003cfigure id=\"attachment_89985\" class=\"wp-caption alignright\" 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/rikas-cropped/\" rel=\"attachment wp-att-89985\">\u003cimg class=\"size-medium wp-image-89985\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/rikas-cropped-300x249.jpg\" alt=\"Jack and Juliette Rikas have lived in their rent-controlled apartment for 27 years, but say their landlord now wants to convert it to a tenants-in-common unit. (Sam Harnett/KQED)\" width=\"300\" height=\"249\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jack and Juliette Rikas have lived in their rent-controlled apartment for 27 years, but say their landlord now wants to convert it to a tenants-in-common unit. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>Rikas says their landlord wants them to move out so he can sell the building as a TIC. If he evicts them, tenant protections prevent the building from ever becoming condo-converted, a big drawback for a potential TIC.\u003c/p>\n\u003cp>So instead of eviction, Rikas says the owner is neglecting maintenance, threatening evictions, and performing repairs in slow, disruptive ways. \"Tick, tick, tick. It's just this little constant drip,\" he says. \"It's supposed to bother you and eventually you leave.\"\u003c/p>\n\u003cp>Rikas says he recently got a letter from his landlord giving him a choice between a buy-out and an eviction. Tenants’ rights advocates say the letters are becoming common practice. It reads, \"Dear Tenants, the owner of your building intends to perform extensive renovations to create brand new apartments for sale. This requires you to permanently move out.\"\u003c/p>\n\u003cp>It's natural that landlords are going to be more motivated to sell when the market heats up.\u003c/p>\n\u003cp>Real-estate agent and TIC specialist Eileen Bermingham says right now high condo prices are making people look at tenancy in common again. \"Everybody is interested in them,\" Bermingham says. \"People are looking at disclosure packages. That I haven't seen in a while.\"\u003c/p>\n\u003cp>She says if the city's ordinance goes through and resets the clock on the TIC-condo conversion lottery, it could make TICs even more desirable. \"If I were able to point out that you would be able to condo-convert in even 10 years with some semblance of certainty? That would absolutely be a selling point,\" she says.\u003c/p>\n\u003cp>San Francisco supervisors are being pressured by both sides. Mark Farrell, the bill's lead author, is clear about his position. \"I'd like to see (condo conversion) grow, to be quite frank with you,\" he says.\u003c/p>\n\u003cp>And Farrell wants to do more than simply clear the lottery backlog. He also wants to raise the 200 per year conversion cap.\u003c/p>\n\u003cp>Supervisor Jane Kim says she's concerned about the city's existing stock of rent-controlled units being \"cannibalized\" if Farrell's ordinance is passed. She's suggested freezing the number of lottery conversions for a decade or so--about how long it will take the current backlog of TICs to convert through the system that's now in place.\u003c/p>\n\u003cp>\"By allowing a bypass now, we don't want to encourage banks and Realtors to go out and say, 'San Francisco is letting this bypass happen now,'\" Kim says. \"'It's going to happen again in five years, so buy up today.'\"\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>The Board of Supervisors' Land Use and Economic Development Committee will take up the proposal again on Monday--though a vote on the issue may be delayed until next month.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_89984\" class=\"wp-caption alignright\" 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>\u003cstrong>By Sam Harnett\u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Update: \u003c/strong> The Board of Supervisors Land Use and Economic Development Committee, which had been expected to vote on a one-time fix for tenancy-in-common homeowners who want to convert their units to condos, will put off consideration of the measure until next month. Aides to Supervisor Mark Farrell, the lead sponsor of the measure, say he wants more time to talk to tenants' rights groups about the proposal, which they oppose.\u003c/p>\n\u003cp>\u003cstrong>Original post: \u003c/strong>\u003c/p>\n\u003cp>On Monday, a San Francisco Board of Supervisors committee is expected to talk again about an ordinance that would relax the rules under which people who own tenancy-in-common homes, or TICs, get to convert them to condominiums. Tenants’ rights activists are fighting the proposal, saying it will fuel real estate speculation and sweep affordable rent-controlled housing off the market.\u003c/p>\n\u003cp>Tim Denike is one of those the ordinance is designed to help. He has a beautiful tenancy-in-common home in the Castro. From his windows you can see Twin Peaks, the Bay Bridge, and the high-rise towers of the Financial District. Denike says he used all his savings to buy the flat in 2007.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"At the time it was a really expensive place,\" Denike says. \"It was way above my ability to really afford it. I was surprised in hindsight that I got the mortgage.\"\u003c/p>\n\u003cp>\u003cem>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/with-lede.mp3\" target=\"_blank\">Listen to the radio report\u003c/a>\u003c/em>\u003cbr>\n\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>In a TIC, people buy into the building together and typically share the mortgage, but each owns a particular unit. Not all banks will finance a TIC, and those who do insist on adjustable rate mortgages (ARMs).\u003c!--more-->\u003c/p>\n\u003caside class=\"pullquote alignleft\">'I was a little naïve in hindsight,' a TIC buyer says.\u003c/aside>\n\u003cp>There were a lot of people like Denike who bought TICs during the housing boom. About 2,500 San Francisco units were sold as part of TICs between 2002 and 2007. Some early buyers flipped their TICs to condos and made hundreds of thousands of dollars.\u003c/p>\n\u003cp>Denike says his agent told him he'd be able to quickly convert his unit to a condo. \"I was a little naïve in hindsight,\" he says. \"They said move in, in three years you will condo-convert, and everything will be great.\"\u003c/p>\n\u003cp>Everything is not great. San Francisco only allows 200 TICs to convert to condos a year, chosen through a lottery. Now there’s a backlog of about 2,000 units whose owners would like to convert.\u003c/p>\n\u003cp>Meanwhile, Denike has lost 40 percent of his equity. And because TICs have adjustable-rate mortgages, his payments have ballooned. The only good way out for him is to condo-convert and get a fixed-rate mortgage. \"How much longer do I have to live in my unit before I can refinance into a stable mortgage?\" he asks.\u003c/p>\n\u003cp>The proposed legislation would be a one-time fix to bail out these backlogged TIC owners.\u003c/p>\n\u003cp>But tenants' rights advocates say the measure will bring on another wave of real estate speculation. And that would mean pressure on tenants like Jack Rikas and his wife Juliette.\u003c/p>\n\u003cp>They've rented a three-bedroom Victorian in the Upper Haight for 27 years. Thanks to rent control, the couple pays far, far below market rate.\u003c/p>\n\u003cp>\"We stayed in one place, and per San Francisco law rents can only be raised accordingly,\" Jack Rikas says. \"For some reason now, that's kind of a crime.\"\u003c/p>\n\u003cfigure id=\"attachment_89985\" class=\"wp-caption alignright\" 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/rikas-cropped/\" rel=\"attachment wp-att-89985\">\u003cimg class=\"size-medium wp-image-89985\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/rikas-cropped-300x249.jpg\" alt=\"Jack and Juliette Rikas have lived in their rent-controlled apartment for 27 years, but say their landlord now wants to convert it to a tenants-in-common unit. (Sam Harnett/KQED)\" width=\"300\" height=\"249\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jack and Juliette Rikas have lived in their rent-controlled apartment for 27 years, but say their landlord now wants to convert it to a tenants-in-common unit. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>Rikas says their landlord wants them to move out so he can sell the building as a TIC. If he evicts them, tenant protections prevent the building from ever becoming condo-converted, a big drawback for a potential TIC.\u003c/p>\n\u003cp>So instead of eviction, Rikas says the owner is neglecting maintenance, threatening evictions, and performing repairs in slow, disruptive ways. \"Tick, tick, tick. It's just this little constant drip,\" he says. \"It's supposed to bother you and eventually you leave.\"\u003c/p>\n\u003cp>Rikas says he recently got a letter from his landlord giving him a choice between a buy-out and an eviction. Tenants’ rights advocates say the letters are becoming common practice. It reads, \"Dear Tenants, the owner of your building intends to perform extensive renovations to create brand new apartments for sale. This requires you to permanently move out.\"\u003c/p>\n\u003cp>It's natural that landlords are going to be more motivated to sell when the market heats up.\u003c/p>\n\u003cp>Real-estate agent and TIC specialist Eileen Bermingham says right now high condo prices are making people look at tenancy in common again. \"Everybody is interested in them,\" Bermingham says. \"People are looking at disclosure packages. That I haven't seen in a while.\"\u003c/p>\n\u003cp>She says if the city's ordinance goes through and resets the clock on the TIC-condo conversion lottery, it could make TICs even more desirable. \"If I were able to point out that you would be able to condo-convert in even 10 years with some semblance of certainty? That would absolutely be a selling point,\" she says.\u003c/p>\n\u003cp>San Francisco supervisors are being pressured by both sides. Mark Farrell, the bill's lead author, is clear about his position. \"I'd like to see (condo conversion) grow, to be quite frank with you,\" he says.\u003c/p>\n\u003cp>And Farrell wants to do more than simply clear the lottery backlog. He also wants to raise the 200 per year conversion cap.\u003c/p>\n\u003cp>Supervisor Jane Kim says she's concerned about the city's existing stock of rent-controlled units being \"cannibalized\" if Farrell's ordinance is passed. She's suggested freezing the number of lottery conversions for a decade or so--about how long it will take the current backlog of TICs to convert through the system that's now in place.\u003c/p>\n\u003cp>\"By allowing a bypass now, we don't want to encourage banks and Realtors to go out and say, 'San Francisco is letting this bypass happen now,'\" Kim says. \"'It's going to happen again in five years, so buy up today.'\"\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"info": "What kind of no sabo word is Hyphenación? For us, it’s about living within a hyphenation. Like being a third-gen Mexican-American from the Texas border now living that Bay Area Chicano life. Like Xorje! Each week we bring together a couple of hyphenated Latinos to talk all about personal life choices: family, careers, relationships, belonging … everything is on the table. ",
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"info": "Our flagship program, helmed by Kai Ryssdal, examines what the day in money delivered, through stories, conversations, newsworthy numbers and more. Updated Monday through Friday at about 3:30 p.m. PT.",
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"info": "The MindShift podcast explores the innovations in education that are shaping how kids learn. Hosts Ki Sung and Katrina Schwartz introduce listeners to educators, researchers, parents and students who are developing effective ways to improve how kids learn. We cover topics like how fed-up administrators are developing surprising tactics to deal with classroom disruptions; how listening to podcasts are helping kids develop reading skills; the consequences of overparenting; and why interdisciplinary learning can engage students on all ends of the traditional achievement spectrum. This podcast is part of the MindShift education site, a division of KQED News. KQED is an NPR/PBS member station based in San Francisco. You can also visit the MindShift website for episodes and supplemental blog posts or tweet us \u003ca href=\"https://twitter.com/MindShiftKQED\">@MindShiftKQED\u003c/a> or visit us at \u003ca href=\"/mindshift\">MindShift.KQED.org\u003c/a>",
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"info": "For decades, the process for how police police themselves has been inconsistent – if not opaque. In some states, like California, these proceedings were completely hidden. After a new police transparency law unsealed scores of internal affairs files, our reporters set out to examine these cases and the shadow world of police discipline. On Our Watch brings listeners into the rooms where officers are questioned and witnesses are interrogated to find out who this system is really protecting. Is it the officers, or the public they've sworn to serve?",
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"politicalbreakdown": {
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"title": "Political Breakdown",
"tagline": "Politics from a personal perspective",
"info": "Political Breakdown is a new series that explores the political intersection of California and the nation. Each week hosts Scott Shafer and Marisa Lagos are joined with a new special guest to unpack politics -- with personality — and offer an insider’s glimpse at how politics happens.",
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"possible": {
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"title": "Possible",
"info": "Possible is hosted by entrepreneur Reid Hoffman and writer Aria Finger. Together in Possible, Hoffman and Finger lead enlightening discussions about building a brighter collective future. The show features interviews with visionary guests like Trevor Noah, Sam Altman and Janette Sadik-Khan. Possible paints an optimistic portrait of the world we can create through science, policy, business, art and our shared humanity. It asks: What if everything goes right for once? How can we get there? Each episode also includes a short fiction story generated by advanced AI GPT-4, serving as a thought-provoking springboard to speculate how humanity could leverage technology for good.",
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"pri-the-world": {
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"title": "PRI's The World: Latest Edition",
"info": "Each weekday, host Marco Werman and his team of producers bring you the world's most interesting stories in an hour of radio that reminds us just how small our planet really is.",
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"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/The-World-Podcast-Tile-360x360-1.jpg",
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},
"radiolab": {
"id": "radiolab",
"title": "Radiolab",
"info": "A two-time Peabody Award-winner, Radiolab is an investigation told through sounds and stories, and centered around one big idea. In the Radiolab world, information sounds like music and science and culture collide. Hosted by Jad Abumrad and Robert Krulwich, the show is designed for listeners who demand skepticism, but appreciate wonder. WNYC Studios is the producer of other leading podcasts including Freakonomics Radio, Death, Sex & Money, On the Media and many more.",
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},
"reveal": {
"id": "reveal",
"title": "Reveal",
"info": "Created by The Center for Investigative Reporting and PRX, Reveal is public radios first one-hour weekly radio show and podcast dedicated to investigative reporting. Credible, fact based and without a partisan agenda, Reveal combines the power and artistry of driveway moment storytelling with data-rich reporting on critically important issues. The result is stories that inform and inspire, arming our listeners with information to right injustices, hold the powerful accountable and improve lives.Reveal is hosted by Al Letson and showcases the award-winning work of CIR and newsrooms large and small across the nation. In a radio and podcast market crowded with choices, Reveal focuses on important and often surprising stories that illuminate the world for our listeners.",
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"officialWebsiteLink": "https://www.revealnews.org/episodes/",
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},
"rightnowish": {
"id": "rightnowish",
"title": "Rightnowish",
"tagline": "Art is where you find it",
"info": "Rightnowish digs into life in the Bay Area right now… ish. Journalist Pendarvis Harshaw takes us to galleries painted on the sides of liquor stores in West Oakland. We'll dance in warehouses in the Bayview, make smoothies with kids in South Berkeley, and listen to classical music in a 1984 Cutlass Supreme in Richmond. Every week, Pen talks to movers and shakers about how the Bay Area shapes what they create, and how they shape the place we call home.",
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"order": 16
},
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