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"content": "\u003cp>\u003ca href=\"https://www.kqed.org/news/tag/berkeley\">Berkeley\u003c/a> is set to take a more aggressive approach to homeless encampments as soon as next month after the City Council approved legislation on Tuesday allowing sweeps even when shelter isn’t available.\u003c/p>\n\u003cp>Councilmember Rashi Kesarwani, who represents northwest Berkeley, authored the resolution in response to two persistent homeless encampments in her district. It passed on an 8-1 vote, with only Councilmember Cecilia Lunaparra opposed.\u003c/p>\n\u003cp>“This is not a camping ban citywide,” Kesarwani said. “It is saying that we will enforce specific encampments when they pose a fire, serious health or safety risk. And we had to put forward a policy if we want our city staff to have the direction that they need.”\u003c/p>\n\u003cp>However, when asked during the meeting, homeless services coordinator Peter Radu said there is nowhere in Berkeley where camping would be legal under the resolution language.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Kesarwani’s proposal allows the city to authorize sweeps without shelter offers if an encampment poses a fire or health hazard or sits in the way of traffic or maintenance work. Previously, Berkeley had to provide shelter before being able to clear an encampment.\u003c/p>\n\u003cp>The vote came just hours after attorneys for a group of businesses and property owners filed \u003ca href=\"https://s3.documentcloud.org/documents/25119695/fieldwork-et-al-v-city-of-berkeley-street-camp-lawsuit.pdf\">a lawsuit\u003c/a> alleging the city has created a public nuisance by allowing several large encampments in West Berkeley — including those cited by Kesarwani in introducing her legislation.\u003c/p>\n\u003cp>It responds directly to a \u003ca href=\"https://www.kqed.org/news/11991340/supreme-court-says-laws-criminalizing-homeless-camping-do-not-violate-constitution\">recent Supreme Court decision\u003c/a> that allows cities greater leeway to \u003ca href=\"https://www.kqed.org/news/11983492/how-a-pivotal-case-on-homelessness-could-redefine-policies-in-california-and-the-nation\">fine or jail people\u003c/a> for camping on public property, even if there isn’t enough shelter available. While the number of shelter beds in Berkeley fluctuates, Radu said there were fewer than 20 available beds as of Tuesday morning.\u003c/p>\n\u003cfigure id=\"attachment_11970748\" class=\"wp-caption aligncenter\" style=\"max-width: 1024px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11970748\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2023/12/GettyImages-1502059460.jpg\" alt=\"tents along a street\" width=\"1024\" height=\"698\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2023/12/GettyImages-1502059460.jpg 1024w, https://cdn.kqed.org/wp-content/uploads/sites/10/2023/12/GettyImages-1502059460-800x545.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2023/12/GettyImages-1502059460-1020x695.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2023/12/GettyImages-1502059460-160x109.jpg 160w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\">\u003cfigcaption class=\"wp-caption-text\">Tents on 8th Street at a homeless encampment near Harrison Street in Berkeley in June 2023. \u003ccite>(Jane Tyska/Digital First Media/East Bay Times via Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Around \u003ca href=\"https://everyonehome.org/main/continuum-of-care/point-in-time-count-2024/\">450 Berkeley residents\u003c/a> remain unsheltered in 2024, according to the resolution.\u003c/p>\n\u003cp>Kesarwani amended a portion of the resolution on Tuesday night to remove language that explicitly refers to arrests and citations of unhoused individuals — though those options are still available.\u003c/p>\n\u003cp>“I would not support arresting or citing people for sleeping on the street, but I do believe we should hold everyone to the same standards,” said Councilmember Igor Tregub, who voted in favor of the resolution. He added that experiencing homelessness doesn’t automatically shield someone “from the consequences of unlawful behavior.”\u003c/p>\n\u003cp>The near-unanimous vote came over the fierce opposition of dozens of unhoused residents and their advocates, who condemned the council’s actions as essentially criminalizing sleeping outside. Berkeley Homeless Union officers Yesica Prado and Gordon Gilmore said they plan to take legal action against the city.\u003c/p>\n\u003cp>[aside postID=news_12003051 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_KQED_Berkeley_Homelessness_03192020_9408_qed-1020x680.jpg']\u003c/p>\n\u003cp>“The conditions you describe in this resolution will simply be recreated in a new place,” said Olivia deBree, a nurse who provides medical care to Berkeley’s two largest encampments.\u003c/p>\n\u003cp>In its lawsuit against the city, nine West Berkeley businesses and landlords pointed directly to lawsuits from advocates for people experiencing homelessness as one reason the city has failed to act.\u003c/p>\n\u003cp>“It was time to even the playing field and to put pressure from the other direction,” said Ilan Wurman, an attorney for the plaintiffs. “We wanted them to know that this lawsuit was going to happen and that we expect more than just talk for a change, but actual results.”\u003c/p>\n\u003cp>The timing of the suit — filed just as the City Council took up Kesarwani’s proposal — was no accident, he said.\u003c/p>\n\u003cp>It seeks an injunction requiring the city to clear three camps: one in the Harrison Street corridor, one along Codornices Creek and a third on the west end of Dwight Way.\u003c/p>\n\u003cp>The suit relies largely on the city’s own reports to argue that the camp in the Harrison Street area has, in the words of Berkeley’s city manager, “posed both very dangerous living conditions for the people living in them, and serious impacts to the neighboring businesses, residents, and general public.”\u003c/p>\n\u003cp>According to an August 2023 report from the city manager’s office, those hazards included discarded hypodermic needles, dead animals, spoiled food, human feces, bottles of urine, “and other unidentifiable liquid and waste products.” City inspectors also noted that camp structures and debris blocked sidewalks and extended into the street.\u003c/p>\n\u003cp>In addition to having to confront the conditions described in the city’s reports, the plaintiffs cite safety concerns arising from encounters with people living in the encampments.\u003c/p>\n\u003cp>“In one recent incident, a woman came into the (Fieldwork) brewery asking for free food,” the complaint reads. “When the manager on duty offered help, she left only to return two minutes later with a 10-foot metal pole swinging it at customers and employees; she was chased out of the building by customers and ultimately arrested by police.”\u003c/p>\n\u003cp>Wurman said the city has all the authority needed to take action, “and all that is missing is political will.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003ca href=\"https://www.kqed.org/news/tag/berkeley\">Berkeley\u003c/a> is set to take a more aggressive approach to homeless encampments as soon as next month after the City Council approved legislation on Tuesday allowing sweeps even when shelter isn’t available.\u003c/p>\n\u003cp>Councilmember Rashi Kesarwani, who represents northwest Berkeley, authored the resolution in response to two persistent homeless encampments in her district. It passed on an 8-1 vote, with only Councilmember Cecilia Lunaparra opposed.\u003c/p>\n\u003cp>“This is not a camping ban citywide,” Kesarwani said. “It is saying that we will enforce specific encampments when they pose a fire, serious health or safety risk. And we had to put forward a policy if we want our city staff to have the direction that they need.”\u003c/p>\n\u003cp>However, when asked during the meeting, homeless services coordinator Peter Radu said there is nowhere in Berkeley where camping would be legal under the resolution language.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Kesarwani’s proposal allows the city to authorize sweeps without shelter offers if an encampment poses a fire or health hazard or sits in the way of traffic or maintenance work. Previously, Berkeley had to provide shelter before being able to clear an encampment.\u003c/p>\n\u003cp>The vote came just hours after attorneys for a group of businesses and property owners filed \u003ca href=\"https://s3.documentcloud.org/documents/25119695/fieldwork-et-al-v-city-of-berkeley-street-camp-lawsuit.pdf\">a lawsuit\u003c/a> alleging the city has created a public nuisance by allowing several large encampments in West Berkeley — including those cited by Kesarwani in introducing her legislation.\u003c/p>\n\u003cp>It responds directly to a \u003ca href=\"https://www.kqed.org/news/11991340/supreme-court-says-laws-criminalizing-homeless-camping-do-not-violate-constitution\">recent Supreme Court decision\u003c/a> that allows cities greater leeway to \u003ca href=\"https://www.kqed.org/news/11983492/how-a-pivotal-case-on-homelessness-could-redefine-policies-in-california-and-the-nation\">fine or jail people\u003c/a> for camping on public property, even if there isn’t enough shelter available. While the number of shelter beds in Berkeley fluctuates, Radu said there were fewer than 20 available beds as of Tuesday morning.\u003c/p>\n\u003cfigure id=\"attachment_11970748\" class=\"wp-caption aligncenter\" style=\"max-width: 1024px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11970748\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2023/12/GettyImages-1502059460.jpg\" alt=\"tents along a street\" width=\"1024\" height=\"698\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2023/12/GettyImages-1502059460.jpg 1024w, https://cdn.kqed.org/wp-content/uploads/sites/10/2023/12/GettyImages-1502059460-800x545.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2023/12/GettyImages-1502059460-1020x695.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2023/12/GettyImages-1502059460-160x109.jpg 160w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\">\u003cfigcaption class=\"wp-caption-text\">Tents on 8th Street at a homeless encampment near Harrison Street in Berkeley in June 2023. \u003ccite>(Jane Tyska/Digital First Media/East Bay Times via Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Around \u003ca href=\"https://everyonehome.org/main/continuum-of-care/point-in-time-count-2024/\">450 Berkeley residents\u003c/a> remain unsheltered in 2024, according to the resolution.\u003c/p>\n\u003cp>Kesarwani amended a portion of the resolution on Tuesday night to remove language that explicitly refers to arrests and citations of unhoused individuals — though those options are still available.\u003c/p>\n\u003cp>“I would not support arresting or citing people for sleeping on the street, but I do believe we should hold everyone to the same standards,” said Councilmember Igor Tregub, who voted in favor of the resolution. He added that experiencing homelessness doesn’t automatically shield someone “from the consequences of unlawful behavior.”\u003c/p>\n\u003cp>The near-unanimous vote came over the fierce opposition of dozens of unhoused residents and their advocates, who condemned the council’s actions as essentially criminalizing sleeping outside. Berkeley Homeless Union officers Yesica Prado and Gordon Gilmore said they plan to take legal action against the city.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“The conditions you describe in this resolution will simply be recreated in a new place,” said Olivia deBree, a nurse who provides medical care to Berkeley’s two largest encampments.\u003c/p>\n\u003cp>In its lawsuit against the city, nine West Berkeley businesses and landlords pointed directly to lawsuits from advocates for people experiencing homelessness as one reason the city has failed to act.\u003c/p>\n\u003cp>“It was time to even the playing field and to put pressure from the other direction,” said Ilan Wurman, an attorney for the plaintiffs. “We wanted them to know that this lawsuit was going to happen and that we expect more than just talk for a change, but actual results.”\u003c/p>\n\u003cp>The timing of the suit — filed just as the City Council took up Kesarwani’s proposal — was no accident, he said.\u003c/p>\n\u003cp>It seeks an injunction requiring the city to clear three camps: one in the Harrison Street corridor, one along Codornices Creek and a third on the west end of Dwight Way.\u003c/p>\n\u003cp>The suit relies largely on the city’s own reports to argue that the camp in the Harrison Street area has, in the words of Berkeley’s city manager, “posed both very dangerous living conditions for the people living in them, and serious impacts to the neighboring businesses, residents, and general public.”\u003c/p>\n\u003cp>According to an August 2023 report from the city manager’s office, those hazards included discarded hypodermic needles, dead animals, spoiled food, human feces, bottles of urine, “and other unidentifiable liquid and waste products.” City inspectors also noted that camp structures and debris blocked sidewalks and extended into the street.\u003c/p>\n\u003cp>In addition to having to confront the conditions described in the city’s reports, the plaintiffs cite safety concerns arising from encounters with people living in the encampments.\u003c/p>\n\u003cp>“In one recent incident, a woman came into the (Fieldwork) brewery asking for free food,” the complaint reads. “When the manager on duty offered help, she left only to return two minutes later with a 10-foot metal pole swinging it at customers and employees; she was chased out of the building by customers and ultimately arrested by police.”\u003c/p>\n\u003cp>Wurman said the city has all the authority needed to take action, “and all that is missing is political will.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp class=\"p1\">\u003ca href=\"#episode-transcript\">\u003ci>View the full episode transcript.\u003c/i>\u003c/a>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Moonridge is an affordable housing community of 160 homes for low-income residents and farmworkers just outside of Half Moon Bay. It was built more than 20 years ago.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">As Half Moon Bay debates the issue of farmworker housing construction, reporter Sebastian Miño-Bucheli visits Moonridge to see how living there stacks up with negative comments from city residents.\u003c/span>\u003c/p>\n\u003cdiv class=\"card card--enclosed grey\">\n\u003cp id=\"embed-code\" class=\"inconsolata\">\n\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" frameborder=\"0\" height=\"200\" scrolling=\"no\" src=\"https://playlist.megaphone.fm/?e=KQINC3900585725&light=true\" width=\"100%\" class=\"iframe-class\">\u003c/iframe>\n\u003c/p>\n\u003cp>\u003cstrong>Links:\u003c/strong>\u003c/p>\n\u003cul>\n\u003cli>\u003ca href=\"https://www.coastsidenews.com/magazine/take-a-closer-look-at-moonridge/article_ee68ceef-927f-5485-b13c-e4a1b817138e.html#comments\">Take a closer look at Moonridge\u003c/a>\u003c/li>\n\u003c/ul>\n\u003ch2 id=\"episode-transcript\">Episode Transcript\u003c/h2>\n\u003cp class=\"p1\">\u003ci>This is a computer-generated transcript. While our team has reviewed it, there may be errors.\u003c/i>\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong> I’m Ericka Cruz Guevarra and welcome to the bay. Local news to keep you rooted. If you think the housing crisis is bad, it’s even worse for farm workers whose housing is often tied to their work.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>But just outside of Half Moon Bay is a housing development for farmworkers and low income families that’s been there for decades. It’s an example of housing that farmworkers can actually own and a place to build community.\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>My neighbors, my best friend, we’ve been friends since we’re born, so everyone’s nice to each other. Everybody knows each other and it’s comfortable here.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>Moonridge which is just south of Half Moon Bay in the unincorporated outskirts. And some in the city say there should be more farmworker housing like it. After a mass shooting last year uncovered just how bad farm worker living conditions can be.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>But some residents also say Moon Ridge is an example of what not to build in Half Moon Bay. They claim it’s overcrowded and unsafe. So today, reporter Sebastian Miño-Bucheli takes us to Moon Ridge to talk with people about what it’s actually like to live there.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Moonridge was developed by Medmen. They’re a nonprofit developer. It’s south of having Bay. It’s an unincorporated area of San Mateo County. 160 homes. Some of the homes are 1 or 2 story townhomes, and it’s all in a 42 acre development spread out when they built it back 20 years ago or so.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>The whole point was phase one was going to be for income earners. And then the second phase was for farm workers. And the point was we want to give them affordable housing that they could actually pay rent and they could feel like they own something.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>What were people saying about Moon Ridge before you went there? Where were the kinds of things people were saying about this community that really drove you to eventually go there yourself?\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Some residents were saying online or next door or they said it in a public comment setting that a lot of people are living in one room or that they’re renting a hallways, that there’s not even farm workers anymore. At the housing development.\u003c/p>\n\u003cp>\u003cstrong>Unknown Speaker \u003c/strong>If you look at Moon Ridge, what’s going on down there, that is a mess. They ought to be embarrassed. The county and Midwin should be embarrassed that way. That’s being run.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>And I think the other thing I heard a lot was that there was that it was unsafe, that a lot of the times that people hear sirens is because it’s probably going to Moon Ridge. They were painting it like we don’t want more affordable housing because it might bring people that we don’t want into our town.\u003c/p>\n\u003cp>\u003cstrong>Unknown Speaker \u003c/strong>The project will cause a density parking problem that is uncomfortable. The residents of this project will have family and friends likely for extended visits, creating an unwanted density and parking problem. Just look to the street parking around Moon Ridge and other similar projects.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>And that, I guess, is what prompted you to actually go to Moon Ridge when you got there. What did it look like for people who may have never been there?\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>I went for two separate days, just for a couple hours. I got a tour of this site.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Wow. So have the characteristics of, like, a farm town. You know, there’s some space. They have access to a community garden. There are playgrounds spread out even throughout the whole area. There’s a soccer yard. They have access to childcare, free childcare. There’s also a community hub where residents can go and take classes. I attended a graduation of the second Group of eight.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>They were taking ESL online classes and it was great to be amongst them because then I could just care for myself that these are residents who are are happy to be there, that they are taking advantage of all the programing that’s being offered to them. I mean, to me it was like. A mini town with a hub, and it was more community focus.\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>Actually, my neighbors, my best friend. We’ve been friends since we’re born, so.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>So I met Giovanni. He’s a 16 year old who lives there in Moon Ridge. He attends Huffman Bay High and is in the soccer team. He was there to watch his dad graduate from one of those ESL programs. And you’ve been here all your life?\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>Yes. All 16 years of my life I’ve been here.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>I mean, how does he feel about living there? What does he tell you about that?\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>He tells me that his friends that he’s made at Moon Ridge, they’re like his neighbors. So they’ve grown up together, that they play soccer on their off time.\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>Where I live, there’s a big, like, yard outside our house. It’s all grass like that. We would build goals. We just play soccer.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>He feels very much like happy to be amongst everyone there. Something I picked up in Moon Ridge was that people who pass by, they’re going to do the laundry or something. They strike up a conversation like, Hey, neighbor, it’s been a minute since I seen you.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Or How’s your kid? Some other kids might tell the adults. Hi, Theo. You know, they’re like, We’re not related, but they feel like they’re related because they’ve just grown up together for such a long time.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>Yeah, it’s just very much a tight knit community. It sounds like everyone knows everyone.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Yeah. Yeah.\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>One thing I really love about living in Moonridge is the peace that we have here. Everyone’s nice to each other. Everybody knows each other, and it’s comfortable here.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>Was he aware of how people talk about his community, this place where he grew up?\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Giovanni knows he’s seen some of the comments being spread online.\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>There’s a lot of stuff about one image that they’ve put on there, like about the shootings and all of this stuff and.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Johnny brought up that, you know, there has been some crime in the past, but he also said it’s just, you know, we should focus on the good.\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>It’s like if they’re just seeing that our neighborhood is like trash, basically. Right. And it’s really not it’s I think it’s a good neighborhood to live in. It’s peaceful and everything that’s that’s a fence for them to see that. And they’ve never stepped in Wynonna’s ever in their life.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>So and you know, when I was there on the tour, we came across a patrol car just driving by, probably under five miles per hour. And it was just waving at us and just went on by.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>By the central hub, there’s like a little office for San Mateo County sheriffs who operate in having to talk about it that bring some sort of sadness to his eyes, something that I could I could see not just him with other men, which presents when I asked them, how do these comments make you feel? And they respond like it’s hurtful.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>Over the last few months, a vocal critic of Moon Ridge has been the San Mateo County Farm Bureau, which represents farmers and ranchers in the area. They claim Moon Ridge is mismanaged and that there wouldn’t be a farmworker housing crisis if mid pan housing. The property developer did a better job of tracking whether farm workers actually live in Moon Ridge.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>Middlemen told Sebastian that they do check on this. But either way, it’s clear that the perception of Moon Ridge has big implications for how people talk about building new farmworker housing in Half Moon Bay. How did I guess all the conversation about Moon Ridge stack up with your experience of actually being there?\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>I left feeling a little heartbroken that it’s like this is a community that they’re not going to respond back online. I’m sure that they don’t want to fight people or they don’t want to argue at a public setting.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>This housing talk is not going to go away anytime soon. In San Mateo County in California, cities in California are going to have to deal with needing to build more housing. Now, knowing what I know, what I’ve seen, it’s like this is a great place to live in.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>This is a housing project that works. You know, this is something that maybe we see more of this around, that it would solve some of the housing problems that are happening on the coast side.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>Well, Sebastian, thanks so much for sharing your reporting. I appreciate it.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Thank you.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>That was Sebastian Miño-Bucheli, a local news fellow with cosigned news in Half Moon Bay and a reporter for KQED. We’ll leave you a link to his reporting in our notes. This 35 minute conversation with Sebastian was cut down and edited by senior editor Alan Montecillo.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>I produced this episode, scored it, and added all the tape music courtesy of Audio Network. The Bay is made by me and Alan Montecillo with support from Jen Chien, Katie Sprenger, Maha Sanad, Holly Kernan. We are a production of listeners supported KQED in San Francisco. I’m Ericka Cruz Guevarra. Thanks so much for listening. Talk to you next time.\u003c/p>\n\u003c/div>\n\u003cp>[ad fullwidth]\u003c/p>\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp class=\"p1\">\u003ca href=\"#episode-transcript\">\u003ci>View the full episode transcript.\u003c/i>\u003c/a>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Moonridge is an affordable housing community of 160 homes for low-income residents and farmworkers just outside of Half Moon Bay. It was built more than 20 years ago.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">As Half Moon Bay debates the issue of farmworker housing construction, reporter Sebastian Miño-Bucheli visits Moonridge to see how living there stacks up with negative comments from city residents.\u003c/span>\u003c/p>\n\u003cdiv class=\"card card--enclosed grey\">\n\u003cp id=\"embed-code\" class=\"inconsolata\">\n\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" frameborder=\"0\" height=\"200\" scrolling=\"no\" src=\"https://playlist.megaphone.fm/?e=KQINC3900585725&light=true\" width=\"100%\" class=\"iframe-class\">\u003c/iframe>\n\u003c/p>\n\u003cp>\u003cstrong>Links:\u003c/strong>\u003c/p>\n\u003cul>\n\u003cli>\u003ca href=\"https://www.coastsidenews.com/magazine/take-a-closer-look-at-moonridge/article_ee68ceef-927f-5485-b13c-e4a1b817138e.html#comments\">Take a closer look at Moonridge\u003c/a>\u003c/li>\n\u003c/ul>\u003c/div>",
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"content": "\u003cdiv class=\"post-content post-body\">\u003ch2 id=\"episode-transcript\">Episode Transcript\u003c/h2>\n\u003cp class=\"p1\">\u003ci>This is a computer-generated transcript. While our team has reviewed it, there may be errors.\u003c/i>\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong> I’m Ericka Cruz Guevarra and welcome to the bay. Local news to keep you rooted. If you think the housing crisis is bad, it’s even worse for farm workers whose housing is often tied to their work.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>But just outside of Half Moon Bay is a housing development for farmworkers and low income families that’s been there for decades. It’s an example of housing that farmworkers can actually own and a place to build community.\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>My neighbors, my best friend, we’ve been friends since we’re born, so everyone’s nice to each other. Everybody knows each other and it’s comfortable here.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>Moonridge which is just south of Half Moon Bay in the unincorporated outskirts. And some in the city say there should be more farmworker housing like it. After a mass shooting last year uncovered just how bad farm worker living conditions can be.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>But some residents also say Moon Ridge is an example of what not to build in Half Moon Bay. They claim it’s overcrowded and unsafe. So today, reporter Sebastian Miño-Bucheli takes us to Moon Ridge to talk with people about what it’s actually like to live there.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Moonridge was developed by Medmen. They’re a nonprofit developer. It’s south of having Bay. It’s an unincorporated area of San Mateo County. 160 homes. Some of the homes are 1 or 2 story townhomes, and it’s all in a 42 acre development spread out when they built it back 20 years ago or so.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>The whole point was phase one was going to be for income earners. And then the second phase was for farm workers. And the point was we want to give them affordable housing that they could actually pay rent and they could feel like they own something.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>What were people saying about Moon Ridge before you went there? Where were the kinds of things people were saying about this community that really drove you to eventually go there yourself?\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Some residents were saying online or next door or they said it in a public comment setting that a lot of people are living in one room or that they’re renting a hallways, that there’s not even farm workers anymore. At the housing development.\u003c/p>\n\u003cp>\u003cstrong>Unknown Speaker \u003c/strong>If you look at Moon Ridge, what’s going on down there, that is a mess. They ought to be embarrassed. The county and Midwin should be embarrassed that way. That’s being run.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>And I think the other thing I heard a lot was that there was that it was unsafe, that a lot of the times that people hear sirens is because it’s probably going to Moon Ridge. They were painting it like we don’t want more affordable housing because it might bring people that we don’t want into our town.\u003c/p>\n\u003cp>\u003cstrong>Unknown Speaker \u003c/strong>The project will cause a density parking problem that is uncomfortable. The residents of this project will have family and friends likely for extended visits, creating an unwanted density and parking problem. Just look to the street parking around Moon Ridge and other similar projects.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>And that, I guess, is what prompted you to actually go to Moon Ridge when you got there. What did it look like for people who may have never been there?\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>I went for two separate days, just for a couple hours. I got a tour of this site.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Wow. So have the characteristics of, like, a farm town. You know, there’s some space. They have access to a community garden. There are playgrounds spread out even throughout the whole area. There’s a soccer yard. They have access to childcare, free childcare. There’s also a community hub where residents can go and take classes. I attended a graduation of the second Group of eight.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>They were taking ESL online classes and it was great to be amongst them because then I could just care for myself that these are residents who are are happy to be there, that they are taking advantage of all the programing that’s being offered to them. I mean, to me it was like. A mini town with a hub, and it was more community focus.\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>Actually, my neighbors, my best friend. We’ve been friends since we’re born, so.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>So I met Giovanni. He’s a 16 year old who lives there in Moon Ridge. He attends Huffman Bay High and is in the soccer team. He was there to watch his dad graduate from one of those ESL programs. And you’ve been here all your life?\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>Yes. All 16 years of my life I’ve been here.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>I mean, how does he feel about living there? What does he tell you about that?\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>He tells me that his friends that he’s made at Moon Ridge, they’re like his neighbors. So they’ve grown up together, that they play soccer on their off time.\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>Where I live, there’s a big, like, yard outside our house. It’s all grass like that. We would build goals. We just play soccer.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>He feels very much like happy to be amongst everyone there. Something I picked up in Moon Ridge was that people who pass by, they’re going to do the laundry or something. They strike up a conversation like, Hey, neighbor, it’s been a minute since I seen you.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Or How’s your kid? Some other kids might tell the adults. Hi, Theo. You know, they’re like, We’re not related, but they feel like they’re related because they’ve just grown up together for such a long time.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>Yeah, it’s just very much a tight knit community. It sounds like everyone knows everyone.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Yeah. Yeah.\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>One thing I really love about living in Moonridge is the peace that we have here. Everyone’s nice to each other. Everybody knows each other, and it’s comfortable here.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>Was he aware of how people talk about his community, this place where he grew up?\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Giovanni knows he’s seen some of the comments being spread online.\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>There’s a lot of stuff about one image that they’ve put on there, like about the shootings and all of this stuff and.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Johnny brought up that, you know, there has been some crime in the past, but he also said it’s just, you know, we should focus on the good.\u003c/p>\n\u003cp>\u003cstrong>Giovanni: \u003c/strong>It’s like if they’re just seeing that our neighborhood is like trash, basically. Right. And it’s really not it’s I think it’s a good neighborhood to live in. It’s peaceful and everything that’s that’s a fence for them to see that. And they’ve never stepped in Wynonna’s ever in their life.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>So and you know, when I was there on the tour, we came across a patrol car just driving by, probably under five miles per hour. And it was just waving at us and just went on by.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>By the central hub, there’s like a little office for San Mateo County sheriffs who operate in having to talk about it that bring some sort of sadness to his eyes, something that I could I could see not just him with other men, which presents when I asked them, how do these comments make you feel? And they respond like it’s hurtful.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>Over the last few months, a vocal critic of Moon Ridge has been the San Mateo County Farm Bureau, which represents farmers and ranchers in the area. They claim Moon Ridge is mismanaged and that there wouldn’t be a farmworker housing crisis if mid pan housing. The property developer did a better job of tracking whether farm workers actually live in Moon Ridge.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>Middlemen told Sebastian that they do check on this. But either way, it’s clear that the perception of Moon Ridge has big implications for how people talk about building new farmworker housing in Half Moon Bay. How did I guess all the conversation about Moon Ridge stack up with your experience of actually being there?\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>I left feeling a little heartbroken that it’s like this is a community that they’re not going to respond back online. I’m sure that they don’t want to fight people or they don’t want to argue at a public setting.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>This housing talk is not going to go away anytime soon. In San Mateo County in California, cities in California are going to have to deal with needing to build more housing. Now, knowing what I know, what I’ve seen, it’s like this is a great place to live in.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>This is a housing project that works. You know, this is something that maybe we see more of this around, that it would solve some of the housing problems that are happening on the coast side.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>Well, Sebastian, thanks so much for sharing your reporting. I appreciate it.\u003c/p>\n\u003cp>\u003cstrong>Sebastian Miño-Bucheli: \u003c/strong>Thank you.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>That was Sebastian Miño-Bucheli, a local news fellow with cosigned news in Half Moon Bay and a reporter for KQED. We’ll leave you a link to his reporting in our notes. This 35 minute conversation with Sebastian was cut down and edited by senior editor Alan Montecillo.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra: \u003c/strong>I produced this episode, scored it, and added all the tape music courtesy of Audio Network. The Bay is made by me and Alan Montecillo with support from Jen Chien, Katie Sprenger, Maha Sanad, Holly Kernan. We are a production of listeners supported KQED in San Francisco. I’m Ericka Cruz Guevarra. Thanks so much for listening. Talk to you next time.\u003c/p>\n\u003c/div>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003c/div>"
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"content": "\u003cp>Building codes aren’t typically dinner table conversation, but policymakers and environmental advocates are quick to say they matter deeply in the race to cut emissions in \u003ca href=\"https://www.kqed.org/news/tag/california\">California\u003c/a>.\u003c/p>\n\u003cp>With that goal in mind, state energy policymakers are set to vote Wednesday on an updated set of requirements for new construction designed to make electrifying buildings more attractive.\u003c/p>\n\u003cp>The new code before the California Energy Commission, which would regulate how new buildings, additions and alterations are constructed, addresses the appliances that create the majority of a building’s emissions: furnaces and water heaters.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The plans would require a greater standard of building efficiency. To get there, some components — like certain levels of insulation — would be mandatory; the code would also encourage the use of electric appliances like heat pumps and heat pump water heaters, making it far easier to reach those standards. It does not prohibit the use of gas appliances.\u003c/p>\n\u003cp>Heat pumps can warm or cool a building’s air, serving the same role as a furnace and air conditioner rolled into one. Most furnaces use gas, while a heat pump uses electricity. Heat pumps can also warm and cool water, like a water heater.\u003c/p>\n\u003cp>More efficient buildings could have a major impact. Buildings produce roughly a quarter of California’s emissions, and reducing those emissions requires replacing windows, insulating homes and swapping out gas-burning appliances for efficient, electric ones. Electric appliances are powered by a grid that is continuously getting greener as energy from zero-emission sources continues to increase in the state.\u003c/p>\n\u003cp>“It’s a very positive development that takes a meaningful step forward in getting fossil fuels out of both new and existing buildings,” Matt Vespa, senior attorney at environmental law nonprofit Earthjustice, said of the new code proposal.\u003c/p>\n\u003cp>[aside postID=news_12002972 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-04-KQED-1020x680.jpg']\u003c/p>\n\u003cp>“I think the CEC has really gone to the fullest extent they can under what authority they have in encouraging all-electric new homes,” Vespa said.\u003c/p>\n\u003cp>Such building codes can have strong effects on the market, Vespa said, noting that after the 2022 building codes began to prioritize electrifying homes, California saw “a larger share of new homes being all electric. This will push it even further.”\u003c/p>\n\u003cp>Opposition to the codes comes largely from equipment builders and manufacturers. The Air-Conditioning, Heating, and Refrigeration Institute, representing more than 330 manufacturers, has pushed back on the proposed codes, citing “several concerns and suggested improvements” in its comments submitted to the CEC.\u003c/p>\n\u003cp>Among their concerns are HVAC system requirements for small to medium offices and schools with different temperature controls throughout their buildings. The proposed building code does not require electric HVAC systems on these buildings but does incentivize using specific heat pumps, which AHRI said are “completely untenable for designers, building owners, and equipment manufacturers.”\u003c/p>\n\u003cp>Although builders can choose gas-powered options for HVAC systems instead of heat pumps, they would need to compensate for building efficiency in other ways, making it less attractive to install the gas-powered system.\u003c/p>\n\u003cp>The building standards are updated by the California Energy Commission, the state’s energy policy and planning administrator, every three years. The new codes will take effect on Jan. 1, 2026.\u003c/p>\n\u003cp>The codes are one lever for California policymakers as they try to meet a state target of carbon neutrality — when the amount of carbon dioxide emitted by the state is equal to the amount it absorbs — by 2045.\u003c/p>\n\u003cp>The state also has a goal of installing 6 million heat pumps by 2030, and the most recent numbers show California is a quarter of the way there.\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Building codes aren’t typically dinner table conversation, but policymakers and environmental advocates are quick to say they matter deeply in the race to cut emissions in \u003ca href=\"https://www.kqed.org/news/tag/california\">California\u003c/a>.\u003c/p>\n\u003cp>With that goal in mind, state energy policymakers are set to vote Wednesday on an updated set of requirements for new construction designed to make electrifying buildings more attractive.\u003c/p>\n\u003cp>The new code before the California Energy Commission, which would regulate how new buildings, additions and alterations are constructed, addresses the appliances that create the majority of a building’s emissions: furnaces and water heaters.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The plans would require a greater standard of building efficiency. To get there, some components — like certain levels of insulation — would be mandatory; the code would also encourage the use of electric appliances like heat pumps and heat pump water heaters, making it far easier to reach those standards. It does not prohibit the use of gas appliances.\u003c/p>\n\u003cp>Heat pumps can warm or cool a building’s air, serving the same role as a furnace and air conditioner rolled into one. Most furnaces use gas, while a heat pump uses electricity. Heat pumps can also warm and cool water, like a water heater.\u003c/p>\n\u003cp>More efficient buildings could have a major impact. Buildings produce roughly a quarter of California’s emissions, and reducing those emissions requires replacing windows, insulating homes and swapping out gas-burning appliances for efficient, electric ones. Electric appliances are powered by a grid that is continuously getting greener as energy from zero-emission sources continues to increase in the state.\u003c/p>\n\u003cp>“It’s a very positive development that takes a meaningful step forward in getting fossil fuels out of both new and existing buildings,” Matt Vespa, senior attorney at environmental law nonprofit Earthjustice, said of the new code proposal.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“I think the CEC has really gone to the fullest extent they can under what authority they have in encouraging all-electric new homes,” Vespa said.\u003c/p>\n\u003cp>Such building codes can have strong effects on the market, Vespa said, noting that after the 2022 building codes began to prioritize electrifying homes, California saw “a larger share of new homes being all electric. This will push it even further.”\u003c/p>\n\u003cp>Opposition to the codes comes largely from equipment builders and manufacturers. The Air-Conditioning, Heating, and Refrigeration Institute, representing more than 330 manufacturers, has pushed back on the proposed codes, citing “several concerns and suggested improvements” in its comments submitted to the CEC.\u003c/p>\n\u003cp>Among their concerns are HVAC system requirements for small to medium offices and schools with different temperature controls throughout their buildings. The proposed building code does not require electric HVAC systems on these buildings but does incentivize using specific heat pumps, which AHRI said are “completely untenable for designers, building owners, and equipment manufacturers.”\u003c/p>\n\u003cp>Although builders can choose gas-powered options for HVAC systems instead of heat pumps, they would need to compensate for building efficiency in other ways, making it less attractive to install the gas-powered system.\u003c/p>\n\u003cp>The building standards are updated by the California Energy Commission, the state’s energy policy and planning administrator, every three years. The new codes will take effect on Jan. 1, 2026.\u003c/p>\n\u003cp>The codes are one lever for California policymakers as they try to meet a state target of carbon neutrality — when the amount of carbon dioxide emitted by the state is equal to the amount it absorbs — by 2045.\u003c/p>\n\u003cp>The state also has a goal of installing 6 million heat pumps by 2030, and the most recent numbers show California is a quarter of the way there.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>A couple of years ago, Larry Williams was living out of his Nissan Sentra and recovering from gunshot wounds that left him alternating between a wheelchair, crutches and a cane.\u003c/p>\n\u003cp>Williams, now 30, had gotten caught in the crossfire at Oakland’s Juneteenth festival at Lake Merritt in 2021, not long after the pandemic put an end to his job as a security guard.\u003c/p>\n\u003cp>He got a break in the spring of 2022 when an outreach worker signed him up for housing. Resources and support aligned to get him off the streets and into his own East Oakland apartment. He even got some help paying for furniture and other necessities. But there was a catch: That rental assistance came with an expiration date, and time was up.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The last of his subsidized rent payments was issued in May. Now he’s on the hook for the full $1,875 per month rent, while his only income is $1,300 a month in disability benefits, and Williams is on the verge of moving back into his car.\u003c/p>\n\u003cp>At a moment when Gov. Gavin Newsom is \u003ca href=\"https://www.kqed.org/news/11997352/newsom-orders-state-agencies-to-dismantle-homeless-encampments-across-california\">demanding cities\u003c/a> get more people off the streets, Williams’ experience shows why that can be so difficult. He and his mother describe navigating a maze of assessments, nonprofits and public agencies that left them frustrated and discouraged. Meanwhile, providers describe working within a system crippled by scarcity and Byzantine regulations.\u003c/p>\n\u003cp>Their experience mirrors a \u003ca href=\"https://www.kqed.org/news/11982237/california-audit-questions-state-homelessness-spending-san-jose\">scathing critique\u003c/a> from the state auditor in April, which blasted Newsom’s administration for failing to track and evaluate its efforts to address homelessness despite allocating some $24 billion between 2019 and 2023. The report found that an alarming rate of people who entered some form of housing cycled back to the streets.\u003c/p>\n\u003cp>“They’re creating a revolving door,” Williams’ mother, Francine Edwards, said.\u003c/p>\n\u003cp>Williams was able to take advantage of a “rapid rehousing” program, temporary rental assistance meant to serve as a bridge to permanent housing. But advocates say the short-term help can also set up people like Williams, who lives on a fixed income, to fail. According to Alameda County officials, nearly 10% of program participants returned to homelessness.\u003c/p>\n\u003cp>Rapid rehousing programs were originally created to help people get back on their feet after temporary setbacks, like a job loss. Today, in the absence of enough permanent housing, they’re often applied to people with much higher needs.\u003c/p>\n\u003cp>“We’re putting very vulnerable homeless families on rapid rehousing and then expecting them to stabilize in 18 months, and in many cases, it’s not a sustainable situation,” said Mary Kate Johnson, director of regional homelessness prevention for the policy nonprofit, All Home.\u003c/p>\n\u003cfigure id=\"attachment_12003126\" class=\"wp-caption alignright\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003126\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Francine Edwards holds a photo on her phone of her son’s x-ray at Lake Merritt in Oakland on Sept. 3, 2024, after he was caught in gun crossfire during a Juneteenth celebration in 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Rapid rehousing programs provide rental assistance for up to two years while people try to increase their household income through work, benefits, or by getting roommates. Financial help usually tapers off as beneficiaries are expected to pick up a greater share of the rent.\u003c/p>\n\u003cp>Experts caution that supportive services, such as job training or substance use counseling, are essential to setting people up for success. Without that extra support, it’s unlikely the subsidy alone will keep someone exiting homelessness in stable housing, said Jovan Yglecias, chief program officer for Bay Area Community Services, a nonprofit that runs housing programs and homeless services throughout the region.\u003c/p>\n\u003cp>“Because you’re not addressing any of the antecedents, you’re not addressing any of the issues, whether they’re social, economic or otherwise, that prevent that person from obtaining long-term stability,” he said.\u003c/p>\n\u003cp>Williams and his mom say this support is what was missing for him. It was just a few months ago that he fully understood he’d need to find a way to transition off of the rent subsidy, he said. “I was like, ‘An exit plan? What are you talking about?’”\u003c/p>\n\u003cp>Over the course of his two years at an apartment near Lake Merritt, Williams said workers coordinating his services came and went, leaving him without a point of contact for a few weeks. When he did connect with staff, they seemed overwhelmed by their caseloads, he said.\u003c/p>\n\u003cp>“I couldn’t even get a hold of these people,” he said. “They dropped the ball on me all the way.”\u003c/p>\n\u003cp>By the time he fully understood he was facing the possibility of eviction, he said he’d completely lost faith in his latest coordinator and stopped responding to her texts and calls.\u003c/p>\n\u003cp>Vivian Wan, chief executive officer for Abode Services, the provider that managed Williams’ case, declined to comment on his specific situation but said typical caseloads range from 20 to 30 clients per coordinator. She acknowledged that high turnover at Abode — and across the entire homeless services industry — is a challenge. At Abode, entry-level salaries hover around $60,000 a year, a competitive figure, Wan said.\u003c/p>\n\u003cp>“It’s really hard to live at $60,000 a year,” she said. “It’s a problem.”\u003c/p>\n\u003cp>Experts say the issue starts at the federal level, where wages set by government contracts are artificially low, especially in high-cost regions like the Bay Area.\u003c/p>\n\u003cp>In the 15 years she’s been working with rapid rehousing, Wan has seen success rates decline as the program has begun tilting toward people who are increasingly worse off, including those who are chronically homeless, on fixed incomes and face bigger barriers to staying housed.\u003c/p>\n\u003cp>“It’s just a steeper hill to climb,” she said.\u003c/p>\n\u003cp>Providers like Abode don’t get to choose which housing programs are offered to clients; it’s the city or county that’s contracted them that decides eligibility. She wants to see them to rethink who they offer the program to.\u003c/p>\n\u003cp>Despite the limitations, Wan said the temporary help is the best of bad options for many people, including people on fixed incomes, as long as they can find roommates to share the rent.\u003c/p>\n\u003cp>“Not trying rapid rehousing often means a choice of staying unsheltered for a really long time,” she said. “It’s the imperfect tool that we have available to us that works for a lot of people.”\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"forum_2010101906733,news_11999880,news_12002010\"]\u003c/p>\n\u003cp>Abode’s data from fiscal years 2022 through 2024 show about 70% of people in rapid rehousing were still housed when they left the program, a figure that mirrors data from rapid rehousing programs across Alameda County.\u003c/p>\n\u003cp>But advocates say those who end up back on the streets are, in some cases, worse off than before they received assistance.\u003c/p>\n\u003cp>“When people have been on the streets for 15 years and then they go into housing and that ends with the sheriff yanking them out of the housing, it makes it harder to house them later because their experience was so bad,” said Ian Cordova Morales, head of the Berkeley nonprofit Where Do We Go and a housing navigator with the Homeless Action Center. “There’s so many reasons we want to do it right the first time.”\u003c/p>\n\u003cp>He’s currently assisting Williams and said he’s recently heard from a number of other people who may be facing eviction from rapid rehousing placements.\u003c/p>\n\u003cp>After Alameda County’s eviction moratorium was lifted last year, the East Bay Community Law Center saw a wave of eviction filings against formerly unhoused people who’d been put in rapid rehousing programs during the pandemic, said Meghan Gordon, who helps lead the center’s housing practice.\u003c/p>\n\u003cp>In these cases, not only can people end up with an eviction on their record, they can be left with substantial debt. “It’s a really, really challenging and demoralizing experience for clients,” Gordon said.\u003c/p>\n\u003cp>A housing services specialist who is not involved in Williams’ case but reviewed his case files said it may have been the best option available for him at the time. Permanent housing spots are reserved for the most vulnerable, and despite his disability, he may not have made the bar.\u003c/p>\n\u003cp>Jennifer Loving, CEO of the nonprofit Destination Home, said some people, especially seniors, families making minimum wage and those with disabilities or chronic health conditions, may never make enough money to afford the Bay Area’s costly market rents. But, she said, there simply isn’t enough affordable housing to go around.\u003c/p>\n\u003cp>“That idea of getting back up on your feet is becoming less and less of a reality,” she said\u003cem>.\u003c/em> “So we try to patch all these things and expect that if we provide enough case management or enough hopes and dreams, that’s going to magically change their situation.”\u003c/p>\n\u003cp>The only solution, she said, is to create affordable homes — by building them and by expanding federal rental assistance, which \u003ca href=\"https://www.cbo.gov/budget-options/other/51473\">only reaches a quarter of eligible families\u003c/a> today because of limited funding.\u003c/p>\n\u003cp>Williams is still looking for a solution. His mom said that, because of her efforts, he’s now working with the California Department of Rehabilitation to sort out job prospects.\u003c/p>\n\u003cp>He’s hoping he might be able to get another job as a security guard, he said, but “I don’t know when my body is going to be back to not hurting.”\u003c/p>\n\u003cp>As for his apartment, he said, “I haven’t heard anything good to help me out.”\u003c/p>\n\u003cp>https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "At a moment when Gov. Gavin Newsom is demanding cities get more people off the streets, one person's story from Oakland shows why that can be so difficult.",
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"title": "'A Revolving Door': Why Getting Housing Doesn't Always Mean an End to Homelessness | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>A couple of years ago, Larry Williams was living out of his Nissan Sentra and recovering from gunshot wounds that left him alternating between a wheelchair, crutches and a cane.\u003c/p>\n\u003cp>Williams, now 30, had gotten caught in the crossfire at Oakland’s Juneteenth festival at Lake Merritt in 2021, not long after the pandemic put an end to his job as a security guard.\u003c/p>\n\u003cp>He got a break in the spring of 2022 when an outreach worker signed him up for housing. Resources and support aligned to get him off the streets and into his own East Oakland apartment. He even got some help paying for furniture and other necessities. But there was a catch: That rental assistance came with an expiration date, and time was up.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The last of his subsidized rent payments was issued in May. Now he’s on the hook for the full $1,875 per month rent, while his only income is $1,300 a month in disability benefits, and Williams is on the verge of moving back into his car.\u003c/p>\n\u003cp>At a moment when Gov. Gavin Newsom is \u003ca href=\"https://www.kqed.org/news/11997352/newsom-orders-state-agencies-to-dismantle-homeless-encampments-across-california\">demanding cities\u003c/a> get more people off the streets, Williams’ experience shows why that can be so difficult. He and his mother describe navigating a maze of assessments, nonprofits and public agencies that left them frustrated and discouraged. Meanwhile, providers describe working within a system crippled by scarcity and Byzantine regulations.\u003c/p>\n\u003cp>Their experience mirrors a \u003ca href=\"https://www.kqed.org/news/11982237/california-audit-questions-state-homelessness-spending-san-jose\">scathing critique\u003c/a> from the state auditor in April, which blasted Newsom’s administration for failing to track and evaluate its efforts to address homelessness despite allocating some $24 billion between 2019 and 2023. The report found that an alarming rate of people who entered some form of housing cycled back to the streets.\u003c/p>\n\u003cp>“They’re creating a revolving door,” Williams’ mother, Francine Edwards, said.\u003c/p>\n\u003cp>Williams was able to take advantage of a “rapid rehousing” program, temporary rental assistance meant to serve as a bridge to permanent housing. But advocates say the short-term help can also set up people like Williams, who lives on a fixed income, to fail. According to Alameda County officials, nearly 10% of program participants returned to homelessness.\u003c/p>\n\u003cp>Rapid rehousing programs were originally created to help people get back on their feet after temporary setbacks, like a job loss. Today, in the absence of enough permanent housing, they’re often applied to people with much higher needs.\u003c/p>\n\u003cp>“We’re putting very vulnerable homeless families on rapid rehousing and then expecting them to stabilize in 18 months, and in many cases, it’s not a sustainable situation,” said Mary Kate Johnson, director of regional homelessness prevention for the policy nonprofit, All Home.\u003c/p>\n\u003cfigure id=\"attachment_12003126\" class=\"wp-caption alignright\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003126\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-RAPIDREHOUSING-02-BL-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Francine Edwards holds a photo on her phone of her son’s x-ray at Lake Merritt in Oakland on Sept. 3, 2024, after he was caught in gun crossfire during a Juneteenth celebration in 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Rapid rehousing programs provide rental assistance for up to two years while people try to increase their household income through work, benefits, or by getting roommates. Financial help usually tapers off as beneficiaries are expected to pick up a greater share of the rent.\u003c/p>\n\u003cp>Experts caution that supportive services, such as job training or substance use counseling, are essential to setting people up for success. Without that extra support, it’s unlikely the subsidy alone will keep someone exiting homelessness in stable housing, said Jovan Yglecias, chief program officer for Bay Area Community Services, a nonprofit that runs housing programs and homeless services throughout the region.\u003c/p>\n\u003cp>“Because you’re not addressing any of the antecedents, you’re not addressing any of the issues, whether they’re social, economic or otherwise, that prevent that person from obtaining long-term stability,” he said.\u003c/p>\n\u003cp>Williams and his mom say this support is what was missing for him. It was just a few months ago that he fully understood he’d need to find a way to transition off of the rent subsidy, he said. “I was like, ‘An exit plan? What are you talking about?’”\u003c/p>\n\u003cp>Over the course of his two years at an apartment near Lake Merritt, Williams said workers coordinating his services came and went, leaving him without a point of contact for a few weeks. When he did connect with staff, they seemed overwhelmed by their caseloads, he said.\u003c/p>\n\u003cp>“I couldn’t even get a hold of these people,” he said. “They dropped the ball on me all the way.”\u003c/p>\n\u003cp>By the time he fully understood he was facing the possibility of eviction, he said he’d completely lost faith in his latest coordinator and stopped responding to her texts and calls.\u003c/p>\n\u003cp>Vivian Wan, chief executive officer for Abode Services, the provider that managed Williams’ case, declined to comment on his specific situation but said typical caseloads range from 20 to 30 clients per coordinator. She acknowledged that high turnover at Abode — and across the entire homeless services industry — is a challenge. At Abode, entry-level salaries hover around $60,000 a year, a competitive figure, Wan said.\u003c/p>\n\u003cp>“It’s really hard to live at $60,000 a year,” she said. “It’s a problem.”\u003c/p>\n\u003cp>Experts say the issue starts at the federal level, where wages set by government contracts are artificially low, especially in high-cost regions like the Bay Area.\u003c/p>\n\u003cp>In the 15 years she’s been working with rapid rehousing, Wan has seen success rates decline as the program has begun tilting toward people who are increasingly worse off, including those who are chronically homeless, on fixed incomes and face bigger barriers to staying housed.\u003c/p>\n\u003cp>“It’s just a steeper hill to climb,” she said.\u003c/p>\n\u003cp>Providers like Abode don’t get to choose which housing programs are offered to clients; it’s the city or county that’s contracted them that decides eligibility. She wants to see them to rethink who they offer the program to.\u003c/p>\n\u003cp>Despite the limitations, Wan said the temporary help is the best of bad options for many people, including people on fixed incomes, as long as they can find roommates to share the rent.\u003c/p>\n\u003cp>“Not trying rapid rehousing often means a choice of staying unsheltered for a really long time,” she said. “It’s the imperfect tool that we have available to us that works for a lot of people.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Abode’s data from fiscal years 2022 through 2024 show about 70% of people in rapid rehousing were still housed when they left the program, a figure that mirrors data from rapid rehousing programs across Alameda County.\u003c/p>\n\u003cp>But advocates say those who end up back on the streets are, in some cases, worse off than before they received assistance.\u003c/p>\n\u003cp>“When people have been on the streets for 15 years and then they go into housing and that ends with the sheriff yanking them out of the housing, it makes it harder to house them later because their experience was so bad,” said Ian Cordova Morales, head of the Berkeley nonprofit Where Do We Go and a housing navigator with the Homeless Action Center. “There’s so many reasons we want to do it right the first time.”\u003c/p>\n\u003cp>He’s currently assisting Williams and said he’s recently heard from a number of other people who may be facing eviction from rapid rehousing placements.\u003c/p>\n\u003cp>After Alameda County’s eviction moratorium was lifted last year, the East Bay Community Law Center saw a wave of eviction filings against formerly unhoused people who’d been put in rapid rehousing programs during the pandemic, said Meghan Gordon, who helps lead the center’s housing practice.\u003c/p>\n\u003cp>In these cases, not only can people end up with an eviction on their record, they can be left with substantial debt. “It’s a really, really challenging and demoralizing experience for clients,” Gordon said.\u003c/p>\n\u003cp>A housing services specialist who is not involved in Williams’ case but reviewed his case files said it may have been the best option available for him at the time. Permanent housing spots are reserved for the most vulnerable, and despite his disability, he may not have made the bar.\u003c/p>\n\u003cp>Jennifer Loving, CEO of the nonprofit Destination Home, said some people, especially seniors, families making minimum wage and those with disabilities or chronic health conditions, may never make enough money to afford the Bay Area’s costly market rents. But, she said, there simply isn’t enough affordable housing to go around.\u003c/p>\n\u003cp>“That idea of getting back up on your feet is becoming less and less of a reality,” she said\u003cem>.\u003c/em> “So we try to patch all these things and expect that if we provide enough case management or enough hopes and dreams, that’s going to magically change their situation.”\u003c/p>\n\u003cp>The only solution, she said, is to create affordable homes — by building them and by expanding federal rental assistance, which \u003ca href=\"https://www.cbo.gov/budget-options/other/51473\">only reaches a quarter of eligible families\u003c/a> today because of limited funding.\u003c/p>\n\u003cp>Williams is still looking for a solution. His mom said that, because of her efforts, he’s now working with the California Department of Rehabilitation to sort out job prospects.\u003c/p>\n\u003cp>He’s hoping he might be able to get another job as a security guard, he said, but “I don’t know when my body is going to be back to not hurting.”\u003c/p>\n\u003cp>As for his apartment, he said, “I haven’t heard anything good to help me out.”\u003c/p>\u003c/p>\u003cp>\u003cdiv class='utils-parseShortcode-shortcodes-__shortcodes__shortcodeWrapper'>\n \u003ciframe\n src='https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true?embedded=true'\n title='https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true'\n width='760' height='500'\n frameborder='0'\n marginheight='0' marginwidth='0'>\u003c/iframe>\u003c/div>\u003c/p>\u003cp>\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>Gov. Gavin Newsom announced Friday that he vetoed a controversial bill that would have allowed undocumented immigrants to access a wildly popular \u003ca href=\"https://www.kqed.org/news/11976218/california-will-help-fund-the-down-payment-for-your-first-house-heres-how-to-apply\">first-generation homeownership loan program\u003c/a>.\u003c/p>\n\u003cp>AB 1840, authored by Assemblymember Joaquin Arambula (D-Fresno), would have prohibited California’s Housing Finance Agency from disqualifying applicants from the California Dream For All Shared Appreciation Loan solely on an applicant’s immigration status.\u003c/p>\n\u003cp>Under the program, the state loans homebuyers 20% of the purchase price, or up to $150,000. Buyers repay the loan, without interest, when the home is sold, along with 20% of any appreciation on the home’s value.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The first round of funding in 2023 helped nearly 2,200 applicants purchase their first home. It was so popular — with the roughly $300 million in loans \u003ca href=\"https://www.kqed.org/news/11946353/californias-dream-for-all-home-loan-program-ran-through-300-million-in-11-days-who-got-the-money\">exhausted in just 11 days\u003c/a> after applications opened — that the state changed the rules for this year’s $250 million funding round and selected applicants based on a lottery.\u003c/p>\n\u003cp>So far, about 100 applicants have closed on their homes, according to CalHFA spokesperson Eric Johnson.\u003c/p>\n\u003cp>https://twitter.com/GarciaRETeam/status/1828613523494031404\u003c/p>\n\u003cp>As of Sept. 4, Johnson said about 18,000 people had applied for this year’s funding round. CalHFA predicts up to around 2,200 applicants will ultimately be awarded loans. However, with the state facing a \u003ca href=\"https://calmatters.org/housing/2024/05/may-revise-2024-homeless-housing/\">major budget deficit\u003c/a> this year, legislators declined to provide further funding in 2025.\u003c/p>\n\u003cp>“The bill that was sent to me was a program that had no money,” Newsom said. “I thought it was unnecessary and completely consistent with prior vetoes.”\u003c/p>\n\u003cp>[aside postID=news_12002972 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-04-KQED-1020x680.jpg']\u003c/p>\n\u003cp>Arambula’s bill incited lively discussion between Republicans and Democrats and was often the subject of \u003ca href=\"https://thefederalist.com/2024/09/03/pelosi-celebrates-plans-for-illegal-immigrants-to-buy-homes-with-american-tax-dollars/\">race-baiting headlines\u003c/a>. In late August, the \u003ca href=\"https://src.senate.ca.gov/sites/src.senate.ca.gov/files/AB%201840%20%28Arambula%29%20Veto%20Request%20Letter_.pdf\">California Senate Republican Caucus\u003c/a> asked Newsom to veto the bill, saying, “legal California taxpayers are already struggling to purchase and maintain their homes.”\u003c/p>\n\u003cp>In Newsom’s \u003ca href=\"https://www.gov.ca.gov/wp-content/uploads/2024/09/AB-1840-Veto-Message.pdf\">veto message\u003c/a> to the California State Assembly, he noted there is “finite funding available” for such programs, and expanding eligibility “must be carefully considered within the context of the annual state budget.”\u003c/p>\n\u003cp>“I’m deeply disappointed that Gov. Newsom today vetoed AB 1840,” Arambula said in a statement Friday. “The veto doesn’t change the fact that many people — including undocumented immigrants — dream of owning a home so that generational wealth can be passed to their children.”\u003c/p>\n\u003ch2>What other housing questions do you have for KQED?\u003c/h2>\n\u003cp>Housing is one of the most crucial — and contentious — issues in the Bay Area, and here at KQED, we have a whole team dedicated to exploring \u003ca href=\"https://www.kqed.org/housing\">stories about housing affordability\u003c/a>.\u003c/p>\n\u003cp>As part of our work, we also want to bring you explainers and guides about housing in the region, offering practical advice and insight for renters, homeowners and unhoused folks on a wide range of housing situations. We also want you to send us your story ideas and tips, share your personal experience with housing in the Bay Area or volunteer to be one of the KQED readers and listeners we consult about housing stories.\u003c/p>\n\u003cp>\u003cstrong>So tell us: What housing question should we answer next?\u003c/strong>\u003c/p>\n\u003cp>You can use the comment box below to submit your question about housing in the Bay Area or California more widely. Or, maybe there’s a housing program you want to be explained or investigated. Whatever’s on your mind, use the Google Form below to talk to us. The information you provide here will be shared with the folks who work on KQED’s housing coverage, and we may follow up with you directly through the contact details you provide. (We’ll never share your information outside of KQED without your permission.) We won’t be able to reply to everyone who submits a question, but what you tell us will make our reporting stronger on KQED.org, KQED Public Radio and our social media channels.\u003c/p>\n\u003cp>https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Gov. Gavin Newsom announced Friday that he vetoed a controversial bill that would have allowed undocumented immigrants to access a wildly popular \u003ca href=\"https://www.kqed.org/news/11976218/california-will-help-fund-the-down-payment-for-your-first-house-heres-how-to-apply\">first-generation homeownership loan program\u003c/a>.\u003c/p>\n\u003cp>AB 1840, authored by Assemblymember Joaquin Arambula (D-Fresno), would have prohibited California’s Housing Finance Agency from disqualifying applicants from the California Dream For All Shared Appreciation Loan solely on an applicant’s immigration status.\u003c/p>\n\u003cp>Under the program, the state loans homebuyers 20% of the purchase price, or up to $150,000. Buyers repay the loan, without interest, when the home is sold, along with 20% of any appreciation on the home’s value.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The first round of funding in 2023 helped nearly 2,200 applicants purchase their first home. It was so popular — with the roughly $300 million in loans \u003ca href=\"https://www.kqed.org/news/11946353/californias-dream-for-all-home-loan-program-ran-through-300-million-in-11-days-who-got-the-money\">exhausted in just 11 days\u003c/a> after applications opened — that the state changed the rules for this year’s $250 million funding round and selected applicants based on a lottery.\u003c/p>\n\u003cp>So far, about 100 applicants have closed on their homes, according to CalHFA spokesperson Eric Johnson.\u003c/p>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\n\u003cp>As of Sept. 4, Johnson said about 18,000 people had applied for this year’s funding round. CalHFA predicts up to around 2,200 applicants will ultimately be awarded loans. However, with the state facing a \u003ca href=\"https://calmatters.org/housing/2024/05/may-revise-2024-homeless-housing/\">major budget deficit\u003c/a> this year, legislators declined to provide further funding in 2025.\u003c/p>\n\u003cp>“The bill that was sent to me was a program that had no money,” Newsom said. “I thought it was unnecessary and completely consistent with prior vetoes.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Arambula’s bill incited lively discussion between Republicans and Democrats and was often the subject of \u003ca href=\"https://thefederalist.com/2024/09/03/pelosi-celebrates-plans-for-illegal-immigrants-to-buy-homes-with-american-tax-dollars/\">race-baiting headlines\u003c/a>. In late August, the \u003ca href=\"https://src.senate.ca.gov/sites/src.senate.ca.gov/files/AB%201840%20%28Arambula%29%20Veto%20Request%20Letter_.pdf\">California Senate Republican Caucus\u003c/a> asked Newsom to veto the bill, saying, “legal California taxpayers are already struggling to purchase and maintain their homes.”\u003c/p>\n\u003cp>In Newsom’s \u003ca href=\"https://www.gov.ca.gov/wp-content/uploads/2024/09/AB-1840-Veto-Message.pdf\">veto message\u003c/a> to the California State Assembly, he noted there is “finite funding available” for such programs, and expanding eligibility “must be carefully considered within the context of the annual state budget.”\u003c/p>\n\u003cp>“I’m deeply disappointed that Gov. Newsom today vetoed AB 1840,” Arambula said in a statement Friday. “The veto doesn’t change the fact that many people — including undocumented immigrants — dream of owning a home so that generational wealth can be passed to their children.”\u003c/p>\n\u003ch2>What other housing questions do you have for KQED?\u003c/h2>\n\u003cp>Housing is one of the most crucial — and contentious — issues in the Bay Area, and here at KQED, we have a whole team dedicated to exploring \u003ca href=\"https://www.kqed.org/housing\">stories about housing affordability\u003c/a>.\u003c/p>\n\u003cp>As part of our work, we also want to bring you explainers and guides about housing in the region, offering practical advice and insight for renters, homeowners and unhoused folks on a wide range of housing situations. We also want you to send us your story ideas and tips, share your personal experience with housing in the Bay Area or volunteer to be one of the KQED readers and listeners we consult about housing stories.\u003c/p>\n\u003cp>\u003cstrong>So tell us: What housing question should we answer next?\u003c/strong>\u003c/p>\n\u003cp>You can use the comment box below to submit your question about housing in the Bay Area or California more widely. Or, maybe there’s a housing program you want to be explained or investigated. Whatever’s on your mind, use the Google Form below to talk to us. The information you provide here will be shared with the folks who work on KQED’s housing coverage, and we may follow up with you directly through the contact details you provide. (We’ll never share your information outside of KQED without your permission.) We won’t be able to reply to everyone who submits a question, but what you tell us will make our reporting stronger on KQED.org, KQED Public Radio and our social media channels.\u003c/p>\u003c/p>\u003cp>\u003cdiv class='utils-parseShortcode-shortcodes-__shortcodes__shortcodeWrapper'>\n \u003ciframe\n src='https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true?embedded=true'\n title='https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true'\n width='760' height='500'\n frameborder='0'\n marginheight='0' marginwidth='0'>\u003c/iframe>\u003c/div>\u003c/p>\u003cp>\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"slug": "west-marin-worker-housing-often-substandard-and-faulty-new-report-finds",
"title": "West Marin Worker Housing Often Substandard and Faulty, New Report Finds",
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"headTitle": "West Marin Worker Housing Often Substandard and Faulty, New Report Finds | KQED",
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"content": "\u003cp>Low-wage Latino workers who reside in \u003ca href=\"https://www.kqed.org/news/tag/marin-county\">Marin County\u003c/a>’s western region often live in substandard rentals with mold, mice and other serious problems because they have no other affordable options, according to a report released Thursday.\u003c/p>\n\u003cp>The \u003ca href=\"https://www.wmhousingsolutions.org/\">study\u003c/a> on the West Marin housing landscape, which was funded by the county and philanthropic organizations, offers a glimpse into the living conditions of the population, relegated to a largely underground rental market that powers the agriculture and tourism industries in the bucolic area.\u003c/p>\n\u003cp>Nearly 80% of the study’s participants lived in units with several major health and safety violations, according to interviews with dozens of Latino workers, representing the experience of more than 280 adults and children. The conditions, ranging from non-functioning toilets to holes in the walls and leaky ceilings, were particularly acute at housing on ranches, where most of the respondents resided, according to researchers.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Jasmine Bravo, who lived as a child in local ranches where her father worked, remembers the smell of mold, which can be toxic, in the shower and while falling asleep. Rats scratched the walls. She hopes the findings stir the local community and county to act.\u003c/p>\n\u003cp>“People have been aware of these conditions for so many years and have just looked away or have wanted to help, but nothing has come out of it,” said Bravo, 29, who was an interviewer for the report. “This survey is putting facts on paper. You cannot look away any longer.”\u003c/p>\n\u003cfigure id=\"attachment_12003102\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003102\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Jasmine Bravo in Point Reyes Station on Sept. 3, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>According to the report titled \u003cem>Growing Together: Advancing Housing Solutions for Workers in West Marin\u003c/em>, the area needs a bare minimum of 460 additional units of quality housing but likely closer to 1,000.\u003c/p>\n\u003cp>The lack of decent housing for agricultural and other lower-income workers and their families is threatening the survival of local farms, restaurants and other businesses, according to employers surveyed for the report.\u003c/p>\n\u003cp>Much of the land in West Marin, spanning from Stinson Beach in the south to Tomales in the north, is protected from development and dedicated to parks or agriculture. Restrictive land use policies, limited infrastructure for water and septic systems and community resistance to new developments have made housing scarce and very expensive, researchers concluded.\u003c/p>\n\u003cp>Most Latino households in the rural area rent their homes. Researchers found that many long-term rentals are unpermitted, old and often mobile homes or conversions of buildings not designed for residential use.\u003c/p>\n\u003cp>Ranches are a top provider of affordable housing in West Marin. Most of the surveyed dairy and cattle workers lived in employer-provided housing. Other ranches have closed agricultural operations but continue to offer rentals.\u003c/p>\n\u003cp>About half of the 68 Latino workers who participated in the in-depth interviews had one or more household members working in agriculture, including oyster and vegetable farms. The rest had jobs in fields such as food service, landscaping and housekeeping.\u003c/p>\n\u003cp>Many reported reluctance to request repairs because they feared losing the only housing they could afford near their jobs. Half of the participants were undocumented immigrants, even though all reported living in the United States for 20 years on average.\u003c/p>\n\u003cp>In Bravo’s case, rent for her family of six was taken out of her father’s paycheck.\u003c/p>\n\u003cp>“That’s another reason a lot of these people don’t feel like they have the right to say something because it’s tied to their employment, and they fear losing their employment if they speak up about these conditions in their homes,” said Bravo, who became a community advocate with the Bolinas Community Land Trust and is pushing for fair and secure housing.\u003c/p>\n\u003cfigure id=\"attachment_12003104\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003104\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Former Coast Guard housing that CLAM, the Community Land Trust of West Marin, aims to turn into affordable housing in Point Reyes Station on Sept. 3, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In 2022, the county found dozens of Latino families living with \u003ca href=\"https://www.marinij.com/2023/10/21/bolinas-rv-camp-proposed-for-emergency-housing/?clearUserState=true\">raw sewage on the ground\u003c/a> and using water through garden hoses in unpermitted mobile homes at a Bolinas ranch. The property, which was cited about 30 years ago for unsanitary living conditions, now hosts a temporary recreational vehicle park secured by the Bolinas Community Land Trust while it \u003ca href=\"https://www.sfchronicle.com/bayarea/article/marin-bolinas-housing-workers-19717600.php\">attempts to build\u003c/a> permanent homes.\u003c/p>\n\u003cp>With its natural coastal beauty and uninhabited open space, West Marin draws millions of visitors each year and most likely don’t see where the people shucking oysters, milking cows or making organic cheese live.\u003c/p>\n\u003cp>As more workers in West Marin commute from Sonoma and East Bay counties, local employers face increased competition from other businesses that are also recruiting for jobs, according to the researchers, who surveyed a total of 150 workers and 17 agricultural employers.\u003c/p>\n\u003cfigure id=\"attachment_12003108\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003108\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Tamara Hicks closes a gate to a pasture where goats are grazing on her ranch in Tomales on Sept. 3, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Tamara Hicks, co-owner of Toluma Farms & Tomales Farmstead Creamery, bought permitted Airstream and Park Model trailers to house four of her 10 employees at the 160-acre property. They share a kitchen with all the amenities in a separate building. But that’s not a long-term solution, she said. She expects her workers, currently single and in their 20s, to move on to have families and better housing.\u003c/p>\n\u003cp>“The biggest rate-limiting factor of maintaining great people is the housing by far. And so, I’ve lost most of our really fantastic people to Vermont, to Maine, to Arizona,” said Hicks, who has owned the certified-organic goat and sheep farm with her husband for 21 years.\u003c/p>\n\u003cp>Hicks said many farms and ranches in the region are more than a century old. Some landowners now fear that trying to fix or build units could lead to inspections that open the door to costly penalties due to other code violations, she said.\u003c/p>\n\u003cp>“There’s not a good, streamlined, affordable, fast, easy way for people to either rehab existing housing or build new housing,” Hicks, 56, said.\u003c/p>\n\u003cp>She and her husband have plans that were drawn a decade ago to build a couple of units for workers on their land. But the biggest obstacles have been permits and the money to do it, Hicks said.\u003c/p>\n\u003cfigure id=\"attachment_12003106\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003106\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Tamara Hicks’ home on her ranch in Tomales on Sept. 3, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The study makes several recommendations to counteract what authors call decades of inaction limiting affordable housing. They include, among other things, proposed reforms to zoning and permitting and a code amnesty and financial assistance for landowners who want to improve housing.\u003c/p>\n\u003cp>“I wish there was one solution. I’d say housing is a team sport,” said Cassandra Benjamin, who led the study and is interim director of housing at the Marin Community Foundation. “The way to solve this is through everybody flexing and doing more than they’re doing now — from the county to the local foundations, to the nonprofits, to businesses, to residents. So everybody has to be in this.”\u003c/p>\n\u003cp>[aside postID=news_12002081 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/014_qed-1020x680.jpg']\u003c/p>\n\u003cp>The report also recommends that foundations invest in strengthening Latino organizing and advocacy so that agricultural workers and other residents can participate in housing solutions. Racist and exclusionary policies have long constrained opportunities for this workforce in Marin County, the most segregated in the Bay Area, according to the researchers.\u003c/p>\n\u003cp>“We really became very restrictive, both in terms of community acceptance but also regulation about housing,” Benjamin said at her office in Point Reyes Station. “That’s part of what we have to turn around in this work. And what’s exciting is that county supervisors know we need more housing. The ranchers are advocating for it. Certainly, the workers are. So I’m hopeful.”\u003c/p>\n\u003cp>Edward Flores, who studies farmworker wellbeing at the UC Merced Community and Labor Center, said the \u003ca href=\"https://www.kqed.org/news/11973396/half-moon-bay-commemorates-1-year-anniversary-of-mass-shooting-that-killed-7\">mass shooting that killed seven workers at two farms in Half Moon Bay last year\u003c/a> highlighted deplorable living conditions for farmworkers at those sites, increasing awareness about the issue throughout the state.\u003c/p>\n\u003cp>If Marin County decides to use public funds to help agriculture businesses build housing, Flores said it would be an opportunity to support employers that raise pay and safety standards for laborers.\u003c/p>\n\u003cp>“The question is, how do you best support the farms that want to do the right thing?” he said. “Because the competition is so stiff that if you’re not providing public subsidies to those farms that want to do the right thing, they might be pushed out of business, and that’s not in the public interest.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "Researchers found that housing conditions on ranches, where most respondents lived, were especially dire, with issues like non-functioning toilets, mold, holes in walls and leaky ceilings.",
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"title": "West Marin Worker Housing Often Substandard and Faulty, New Report Finds | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Low-wage Latino workers who reside in \u003ca href=\"https://www.kqed.org/news/tag/marin-county\">Marin County\u003c/a>’s western region often live in substandard rentals with mold, mice and other serious problems because they have no other affordable options, according to a report released Thursday.\u003c/p>\n\u003cp>The \u003ca href=\"https://www.wmhousingsolutions.org/\">study\u003c/a> on the West Marin housing landscape, which was funded by the county and philanthropic organizations, offers a glimpse into the living conditions of the population, relegated to a largely underground rental market that powers the agriculture and tourism industries in the bucolic area.\u003c/p>\n\u003cp>Nearly 80% of the study’s participants lived in units with several major health and safety violations, according to interviews with dozens of Latino workers, representing the experience of more than 280 adults and children. The conditions, ranging from non-functioning toilets to holes in the walls and leaky ceilings, were particularly acute at housing on ranches, where most of the respondents resided, according to researchers.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Jasmine Bravo, who lived as a child in local ranches where her father worked, remembers the smell of mold, which can be toxic, in the shower and while falling asleep. Rats scratched the walls. She hopes the findings stir the local community and county to act.\u003c/p>\n\u003cp>“People have been aware of these conditions for so many years and have just looked away or have wanted to help, but nothing has come out of it,” said Bravo, 29, who was an interviewer for the report. “This survey is putting facts on paper. You cannot look away any longer.”\u003c/p>\n\u003cfigure id=\"attachment_12003102\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003102\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-01-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Jasmine Bravo in Point Reyes Station on Sept. 3, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>According to the report titled \u003cem>Growing Together: Advancing Housing Solutions for Workers in West Marin\u003c/em>, the area needs a bare minimum of 460 additional units of quality housing but likely closer to 1,000.\u003c/p>\n\u003cp>The lack of decent housing for agricultural and other lower-income workers and their families is threatening the survival of local farms, restaurants and other businesses, according to employers surveyed for the report.\u003c/p>\n\u003cp>Much of the land in West Marin, spanning from Stinson Beach in the south to Tomales in the north, is protected from development and dedicated to parks or agriculture. Restrictive land use policies, limited infrastructure for water and septic systems and community resistance to new developments have made housing scarce and very expensive, researchers concluded.\u003c/p>\n\u003cp>Most Latino households in the rural area rent their homes. Researchers found that many long-term rentals are unpermitted, old and often mobile homes or conversions of buildings not designed for residential use.\u003c/p>\n\u003cp>Ranches are a top provider of affordable housing in West Marin. Most of the surveyed dairy and cattle workers lived in employer-provided housing. Other ranches have closed agricultural operations but continue to offer rentals.\u003c/p>\n\u003cp>About half of the 68 Latino workers who participated in the in-depth interviews had one or more household members working in agriculture, including oyster and vegetable farms. The rest had jobs in fields such as food service, landscaping and housekeeping.\u003c/p>\n\u003cp>Many reported reluctance to request repairs because they feared losing the only housing they could afford near their jobs. Half of the participants were undocumented immigrants, even though all reported living in the United States for 20 years on average.\u003c/p>\n\u003cp>In Bravo’s case, rent for her family of six was taken out of her father’s paycheck.\u003c/p>\n\u003cp>“That’s another reason a lot of these people don’t feel like they have the right to say something because it’s tied to their employment, and they fear losing their employment if they speak up about these conditions in their homes,” said Bravo, who became a community advocate with the Bolinas Community Land Trust and is pushing for fair and secure housing.\u003c/p>\n\u003cfigure id=\"attachment_12003104\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003104\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-03-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Former Coast Guard housing that CLAM, the Community Land Trust of West Marin, aims to turn into affordable housing in Point Reyes Station on Sept. 3, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In 2022, the county found dozens of Latino families living with \u003ca href=\"https://www.marinij.com/2023/10/21/bolinas-rv-camp-proposed-for-emergency-housing/?clearUserState=true\">raw sewage on the ground\u003c/a> and using water through garden hoses in unpermitted mobile homes at a Bolinas ranch. The property, which was cited about 30 years ago for unsanitary living conditions, now hosts a temporary recreational vehicle park secured by the Bolinas Community Land Trust while it \u003ca href=\"https://www.sfchronicle.com/bayarea/article/marin-bolinas-housing-workers-19717600.php\">attempts to build\u003c/a> permanent homes.\u003c/p>\n\u003cp>With its natural coastal beauty and uninhabited open space, West Marin draws millions of visitors each year and most likely don’t see where the people shucking oysters, milking cows or making organic cheese live.\u003c/p>\n\u003cp>As more workers in West Marin commute from Sonoma and East Bay counties, local employers face increased competition from other businesses that are also recruiting for jobs, according to the researchers, who surveyed a total of 150 workers and 17 agricultural employers.\u003c/p>\n\u003cfigure id=\"attachment_12003108\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003108\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-10-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Tamara Hicks closes a gate to a pasture where goats are grazing on her ranch in Tomales on Sept. 3, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Tamara Hicks, co-owner of Toluma Farms & Tomales Farmstead Creamery, bought permitted Airstream and Park Model trailers to house four of her 10 employees at the 160-acre property. They share a kitchen with all the amenities in a separate building. But that’s not a long-term solution, she said. She expects her workers, currently single and in their 20s, to move on to have families and better housing.\u003c/p>\n\u003cp>“The biggest rate-limiting factor of maintaining great people is the housing by far. And so, I’ve lost most of our really fantastic people to Vermont, to Maine, to Arizona,” said Hicks, who has owned the certified-organic goat and sheep farm with her husband for 21 years.\u003c/p>\n\u003cp>Hicks said many farms and ranches in the region are more than a century old. Some landowners now fear that trying to fix or build units could lead to inspections that open the door to costly penalties due to other code violations, she said.\u003c/p>\n\u003cp>“There’s not a good, streamlined, affordable, fast, easy way for people to either rehab existing housing or build new housing,” Hicks, 56, said.\u003c/p>\n\u003cp>She and her husband have plans that were drawn a decade ago to build a couple of units for workers on their land. But the biggest obstacles have been permits and the money to do it, Hicks said.\u003c/p>\n\u003cfigure id=\"attachment_12003106\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003106\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/240903-MARIN-SUBSTANDARD-AG-WORKER-HOUSING-MD-06-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Tamara Hicks’ home on her ranch in Tomales on Sept. 3, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The study makes several recommendations to counteract what authors call decades of inaction limiting affordable housing. They include, among other things, proposed reforms to zoning and permitting and a code amnesty and financial assistance for landowners who want to improve housing.\u003c/p>\n\u003cp>“I wish there was one solution. I’d say housing is a team sport,” said Cassandra Benjamin, who led the study and is interim director of housing at the Marin Community Foundation. “The way to solve this is through everybody flexing and doing more than they’re doing now — from the county to the local foundations, to the nonprofits, to businesses, to residents. So everybody has to be in this.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The report also recommends that foundations invest in strengthening Latino organizing and advocacy so that agricultural workers and other residents can participate in housing solutions. Racist and exclusionary policies have long constrained opportunities for this workforce in Marin County, the most segregated in the Bay Area, according to the researchers.\u003c/p>\n\u003cp>“We really became very restrictive, both in terms of community acceptance but also regulation about housing,” Benjamin said at her office in Point Reyes Station. “That’s part of what we have to turn around in this work. And what’s exciting is that county supervisors know we need more housing. The ranchers are advocating for it. Certainly, the workers are. So I’m hopeful.”\u003c/p>\n\u003cp>Edward Flores, who studies farmworker wellbeing at the UC Merced Community and Labor Center, said the \u003ca href=\"https://www.kqed.org/news/11973396/half-moon-bay-commemorates-1-year-anniversary-of-mass-shooting-that-killed-7\">mass shooting that killed seven workers at two farms in Half Moon Bay last year\u003c/a> highlighted deplorable living conditions for farmworkers at those sites, increasing awareness about the issue throughout the state.\u003c/p>\n\u003cp>If Marin County decides to use public funds to help agriculture businesses build housing, Flores said it would be an opportunity to support employers that raise pay and safety standards for laborers.\u003c/p>\n\u003cp>“The question is, how do you best support the farms that want to do the right thing?” he said. “Because the competition is so stiff that if you’re not providing public subsidies to those farms that want to do the right thing, they might be pushed out of business, and that’s not in the public interest.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>Thanks to a cooling rental market, recent college grads are finding \u003ca href=\"https://www.kqed.org/news/tag/bay-area\">Bay Area\u003c/a> rents a little more affordable, according to a \u003ca href=\"https://www.redfin.com/news/college-grad-rent-burden-2024/\">report\u003c/a> published Thursday by real estate firm Redfin.\u003c/p>\n\u003cp>Around San Jose, Redfin found the median rent in July for a two-bedroom apartment fell nearly 2% compared to last year. In San Francisco, the drop was even more dramatic, with rents declining nearly 7%. However, housing experts and advocates say that the report’s findings do not mean housing is becoming affordable for everyone.\u003c/p>\n\u003cp>“I don’t think we’re even close to that in the Bay Area,” said Jonas Bordo, CEO of rental listing company Dwellsy. “Rents are very expensive, and it’s a huge challenge for folks to be able to afford rent.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Redfin’s report shows that last year, a recent college graduate in the San Jose metro area, which includes San Jose, Sunnyvale and Santa Clara, would have to spend nearly 31% of their income on rent for a two-bedroom apartment they might share with a roommate. For a studio or one-bedroom apartment, they might spend almost half of their income on rent.\u003c/p>\n\u003cp>Because the rental market has cooled, that same person today might only spend about 28% of their income for a shared two-bedroom apartment and would no longer be considered “rent-burdened” — or spending more than a third of their income on housing.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" title=\"Share of income a typical recent college grad would need to spend on a studio or 1-bedroom apartment\" aria-label=\"Grouped Bars\" id=\"datawrapper-chart-ADgCr\" src=\"https://datawrapper.dwcdn.net/ADgCr/3/\" scrolling=\"no\" frameborder=\"0\" style=\"width: 0; min-width: 100% !important; border: none;\" height=\"622\" data-external=\"1\" width=\"100%\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>The findings are slightly different in the San Francisco metropolitan area, which includes San Francisco, Oakland and Berkeley: A recent graduate, who might have paid just over 31% of their income on a two-bedroom apartment last year, would now spend about 27%. For a one-bedroom apartment or studio, that graduate last year would have spent more than half their income on housing. Today, they might spend just over 43%.\u003c/p>\n\u003cp>The report uses an estimated median salary of nearly $109,000 in the San Jose metro area and just over $84,000 for the San Francisco metro. Those salary figures are somewhat higher than the national average, Redfin chief economist Daryl Fairweather said, because the Bay Area leads the country in salaries for recent college graduates.\u003c/p>\n\u003cp>“If you are graduating with a degree that doesn’t bring you a high-tech income, then it will be even more difficult for you to be able to afford rent,” she said.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" title=\"Share of income a typical recent college grad would need to spend on a 2-bedroom apartment (with a roommate)\" aria-label=\"Grouped Bars\" id=\"datawrapper-chart-DXhNA\" src=\"https://datawrapper.dwcdn.net/DXhNA/6/\" scrolling=\"no\" frameborder=\"0\" style=\"width: 0; min-width: 100% !important; border: none;\" height=\"622\" data-external=\"1\" width=\"100%\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>UC Berkeley Labor Center organizer Brad Hirn said because rent prices increased at record rates before and during the pandemic, softening rents should not be viewed as a move toward affordability. Nationwide, rents increased nearly 21% over the past five years, according to a \u003ca href=\"https://www.jchs.harvard.edu/blog/rental-markets-are-cooling-rents-still-far-exceed-pre-pandemic-levels\">recent report\u003c/a> from Harvard’s Joint Center for Housing Studies. The same report found that rents increased only 0.2% nationwide last year, a much more modest increase than the 15% increase in early 2022.\u003c/p>\n\u003cp>“They start to argue that the market has cooled, and it’s like okay, you set it on fire and then decided to drop a few drops of water on it,” Hirn said. “It’s just kind of detached from reality.”\u003c/p>\n\u003cp>[aside postID=news_12002905 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/003_KQED_HousingSanFrancisco_02102020_qed-1020x680.jpg']\u003c/p>\n\u003cp>According to Harvard’s report, new apartment construction has helped soften rent prices. The report found that 22% more apartments were built last year compared to the year before.\u003c/p>\n\u003cp>Meanwhile, Bordo said as people are under financial pressure and delaying decisions about moving out of their parents’ homes or getting married, fewer renters are forming their own households. Coupled with new homes coming onto the market, that can also soften rent prices.\u003c/p>\n\u003cp>In the Bay Area, demand for rental apartments and homes also took a hit as \u003ca href=\"https://www.realpage.com/analytics/apartment-market-comparison-the-bay-area-trio/\">people moved out\u003c/a> of the region in favor of more affordable areas.\u003c/p>\n\u003cp>Bordo said the trends shown in Redfin’s report might help some renters, but that doesn’t necessarily equate to meaningful affordability.\u003c/p>\n\u003cp>“We’ll see some more people come into the market as a result of being able to afford things that they wouldn’t have been able to before,” he said. “But it’s not like housing is going to be regarded by any of us as inexpensive anytime soon unless something significant changes.”\u003c/p>\n\u003ch2>What other housing questions do you have for KQED?\u003c/h2>\n\u003cp>Housing is one of the most crucial — and contentious — issues in the Bay Area, and here at KQED, we have a whole team dedicated to exploring \u003ca href=\"https://www.kqed.org/housing\">stories about housing affordability\u003c/a>.\u003c/p>\n\u003cp>As part of our work, we also want to bring you explainers and guides about housing in the region, offering practical advice and insight for renters, homeowners and unhoused people on a wide range of housing situations. We also want you to send us your story ideas and tips, share your personal experience with housing in the Bay Area or volunteer to be one of the KQED readers and listeners we consult about housing stories.\u003c/p>\n\u003cp>\u003cstrong>So tell us: What housing question should we answer next?\u003c/strong>\u003c/p>\n\u003cp>You can use the comment box below to submit your question about housing in the Bay Area or California more widely. Or, maybe there’s a housing program you want to be explained or investigated. Whatever’s on your mind, use the Google Form below to talk to us. The information you provide here will be shared with the people working on KQED’s housing coverage, and we may follow up with you directly through the contact details you provide. (We’ll never share your information outside of KQED without your permission.) We won’t be able to reply to everyone who submits a question, but what you tell us will make our reporting stronger on KQED.org, KQED Public Radio and our social media channels.\u003c/p>\n\u003cp>https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Thanks to a cooling rental market, recent college grads are finding \u003ca href=\"https://www.kqed.org/news/tag/bay-area\">Bay Area\u003c/a> rents a little more affordable, according to a \u003ca href=\"https://www.redfin.com/news/college-grad-rent-burden-2024/\">report\u003c/a> published Thursday by real estate firm Redfin.\u003c/p>\n\u003cp>Around San Jose, Redfin found the median rent in July for a two-bedroom apartment fell nearly 2% compared to last year. In San Francisco, the drop was even more dramatic, with rents declining nearly 7%. However, housing experts and advocates say that the report’s findings do not mean housing is becoming affordable for everyone.\u003c/p>\n\u003cp>“I don’t think we’re even close to that in the Bay Area,” said Jonas Bordo, CEO of rental listing company Dwellsy. “Rents are very expensive, and it’s a huge challenge for folks to be able to afford rent.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Redfin’s report shows that last year, a recent college graduate in the San Jose metro area, which includes San Jose, Sunnyvale and Santa Clara, would have to spend nearly 31% of their income on rent for a two-bedroom apartment they might share with a roommate. For a studio or one-bedroom apartment, they might spend almost half of their income on rent.\u003c/p>\n\u003cp>Because the rental market has cooled, that same person today might only spend about 28% of their income for a shared two-bedroom apartment and would no longer be considered “rent-burdened” — or spending more than a third of their income on housing.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" title=\"Share of income a typical recent college grad would need to spend on a studio or 1-bedroom apartment\" aria-label=\"Grouped Bars\" id=\"datawrapper-chart-ADgCr\" src=\"https://datawrapper.dwcdn.net/ADgCr/3/\" scrolling=\"no\" frameborder=\"0\" style=\"width: 0; min-width: 100% !important; border: none;\" height=\"622\" data-external=\"1\" width=\"100%\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>The findings are slightly different in the San Francisco metropolitan area, which includes San Francisco, Oakland and Berkeley: A recent graduate, who might have paid just over 31% of their income on a two-bedroom apartment last year, would now spend about 27%. For a one-bedroom apartment or studio, that graduate last year would have spent more than half their income on housing. Today, they might spend just over 43%.\u003c/p>\n\u003cp>The report uses an estimated median salary of nearly $109,000 in the San Jose metro area and just over $84,000 for the San Francisco metro. Those salary figures are somewhat higher than the national average, Redfin chief economist Daryl Fairweather said, because the Bay Area leads the country in salaries for recent college graduates.\u003c/p>\n\u003cp>“If you are graduating with a degree that doesn’t bring you a high-tech income, then it will be even more difficult for you to be able to afford rent,” she said.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" title=\"Share of income a typical recent college grad would need to spend on a 2-bedroom apartment (with a roommate)\" aria-label=\"Grouped Bars\" id=\"datawrapper-chart-DXhNA\" src=\"https://datawrapper.dwcdn.net/DXhNA/6/\" scrolling=\"no\" frameborder=\"0\" style=\"width: 0; min-width: 100% !important; border: none;\" height=\"622\" data-external=\"1\" width=\"100%\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>UC Berkeley Labor Center organizer Brad Hirn said because rent prices increased at record rates before and during the pandemic, softening rents should not be viewed as a move toward affordability. Nationwide, rents increased nearly 21% over the past five years, according to a \u003ca href=\"https://www.jchs.harvard.edu/blog/rental-markets-are-cooling-rents-still-far-exceed-pre-pandemic-levels\">recent report\u003c/a> from Harvard’s Joint Center for Housing Studies. The same report found that rents increased only 0.2% nationwide last year, a much more modest increase than the 15% increase in early 2022.\u003c/p>\n\u003cp>“They start to argue that the market has cooled, and it’s like okay, you set it on fire and then decided to drop a few drops of water on it,” Hirn said. “It’s just kind of detached from reality.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>According to Harvard’s report, new apartment construction has helped soften rent prices. The report found that 22% more apartments were built last year compared to the year before.\u003c/p>\n\u003cp>Meanwhile, Bordo said as people are under financial pressure and delaying decisions about moving out of their parents’ homes or getting married, fewer renters are forming their own households. Coupled with new homes coming onto the market, that can also soften rent prices.\u003c/p>\n\u003cp>In the Bay Area, demand for rental apartments and homes also took a hit as \u003ca href=\"https://www.realpage.com/analytics/apartment-market-comparison-the-bay-area-trio/\">people moved out\u003c/a> of the region in favor of more affordable areas.\u003c/p>\n\u003cp>Bordo said the trends shown in Redfin’s report might help some renters, but that doesn’t necessarily equate to meaningful affordability.\u003c/p>\n\u003cp>“We’ll see some more people come into the market as a result of being able to afford things that they wouldn’t have been able to before,” he said. “But it’s not like housing is going to be regarded by any of us as inexpensive anytime soon unless something significant changes.”\u003c/p>\n\u003ch2>What other housing questions do you have for KQED?\u003c/h2>\n\u003cp>Housing is one of the most crucial — and contentious — issues in the Bay Area, and here at KQED, we have a whole team dedicated to exploring \u003ca href=\"https://www.kqed.org/housing\">stories about housing affordability\u003c/a>.\u003c/p>\n\u003cp>As part of our work, we also want to bring you explainers and guides about housing in the region, offering practical advice and insight for renters, homeowners and unhoused people on a wide range of housing situations. We also want you to send us your story ideas and tips, share your personal experience with housing in the Bay Area or volunteer to be one of the KQED readers and listeners we consult about housing stories.\u003c/p>\n\u003cp>\u003cstrong>So tell us: What housing question should we answer next?\u003c/strong>\u003c/p>\n\u003cp>You can use the comment box below to submit your question about housing in the Bay Area or California more widely. Or, maybe there’s a housing program you want to be explained or investigated. Whatever’s on your mind, use the Google Form below to talk to us. The information you provide here will be shared with the people working on KQED’s housing coverage, and we may follow up with you directly through the contact details you provide. (We’ll never share your information outside of KQED without your permission.) We won’t be able to reply to everyone who submits a question, but what you tell us will make our reporting stronger on KQED.org, KQED Public Radio and our social media channels.\u003c/p>\u003c/p>\u003cp>\u003cdiv class='utils-parseShortcode-shortcodes-__shortcodes__shortcodeWrapper'>\n \u003ciframe\n src='https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true?embedded=true'\n title='https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true'\n width='760' height='500'\n frameborder='0'\n marginheight='0' marginwidth='0'>\u003c/iframe>\u003c/div>\u003c/p>\u003cp>\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>\u003ca href=\"https://www.kqed.org/news/tag/berkeley\">Berkeley\u003c/a> may soon become the latest Bay Area city to \u003ca href=\"https://www.kqed.org/news/12000987/what-rights-do-unhoused-people-have-amid-heightened-sweeps\">crack down on homeless encampments\u003c/a> under expanded authority granted to local governments by a recent Supreme Court ruling.\u003c/p>\n\u003cp>Legislation proposed by Councilmember Rashi Kesarwani, who represents northwest Berkeley, would allow the city, under certain conditions, to clear encampments without providing alternative shelter. Unhoused residents could also face citation or arrest if the resolution passes.\u003c/p>\n\u003cp>“We want our staff to continue to make a shelter offer when practicable,” Kesarwani said. “But sometimes, we have encampments that have created a fire or health risk for neighboring businesses or residents, and we need to be able to address those health and safety issues by enforcing our state and local laws.”\u003c/p>\n\u003cp>Under Kesarwani’s proposal, encampments could be cleared if they pose a fire or health hazard, constitute a “public nuisance,” or sit in the way of traffic, construction or maintenance.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>However, those exceptions are broad enough to apply to every encampment in the city, according to Andrea Henson, who provides legal counsel to the homeless advocacy group Where Do We Go Berkeley.\u003c/p>\n\u003cp>“If you want to sweep all these camps, where’s everyone going to go? Because they’re not going to leave Berkeley — a lot of them are from Berkeley. They don’t want to leave home,” Henson said.\u003c/p>\n\u003cp>Kesarwani argued that the exceptions are specific and nuanced. The legislation mentions two of the city’s largest encampments as priorities for removal — both of which are within her district.\u003c/p>\n\u003cp>One of them on Harrison Street prompts around one police call per day and has rampant health and safety violations that concern neighboring businesses and residents, Kesarwani said.\u003c/p>\n\u003cp>“It is not progressive to enable people who are in the throes of serious drug addiction to continue in their addiction without serious consequence and continue to create fire and health hazards for the surrounding neighborhood,” Kesarwani said.\u003c/p>\n\u003cfigure id=\"attachment_12003165\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003165\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A portable restroom at a tent encampment under a freeway overpass in Berkeley on March 19, 2020. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>According to Kesarwani, Berkeley cut its unsheltered homeless population in half over the past two years, coinciding with the opening of several permanent and transitional housing options.\u003c/p>\n\u003cp>But there still aren’t enough beds to house the city’s remaining 445 unsheltered homeless residents. Henson said it could take years to get people into housing, adding that an independent audit of Berkeley’s shelters could identify the roadblocks to helping people off the street.\u003c/p>\n\u003cp>In the meantime, Henson said the city should prioritize options like safe parking sites instead of sweeps.\u003c/p>\n\u003cp>[aside postID=news_11996949 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/07/005_KQED_Housing_Berkeley_ShadowStandards_02272020__qed-1-1020x680.jpg']\u003c/p>\n\u003cp>Under a federal court ruling in 2022, sweeps were restricted and cities could not fine or jail people for camping in public if insufficient shelter was available. In June, the Supreme Court’s ruling in the City of Grants Pass, Ore. v. Gloria Johnson overturned that precedent, leading Gov. Gavin Newsom to \u003ca href=\"https://www.kqed.org/news/11997352/newsom-orders-state-agencies-to-dismantle-homeless-encampments-across-california\">direct state agencies to dismantle encampments on their property\u003c/a> and urge local officials to do the same.\u003c/p>\n\u003cp>In San Francisco, Mayor London Breed promised the city would launch \u003ca href=\"https://www.kqed.org/news/12000606/scenes-from-san-franciscos-unhoused-encampment-sweeps\">“very aggressive” sweeps\u003c/a>. Advocates and some neighbors have argued the crackdown is only \u003ca href=\"https://www.kqed.org/news/12000781/sf-encampment-crackdown-gets-tents-but-not-people-off-the-streets-neighbors-say\">moving people from place to place\u003c/a>, and a federal judge has \u003ca href=\"https://www.kqed.org/news/11999041/san-francisco-workers-clearing-homeless-encampments-need-better-training-judge-rules\">ruled the city must better train its workers\u003c/a> on how to handle unhoused people’s belongings during the sweeps.\u003c/p>\n\u003cp>Some officials in Berkeley tried to pass additional protections for unhoused residents in the wake of the Supreme Court ruling. That resolution, co-authored by Councilmember Cecilia Lunaparra, ultimately failed.\u003c/p>\n\u003cp>“I find it unconscionable to burden the most vulnerable residents of our City as a result of our regional failure in our housing shortage, insufficient anti-displacement mechanisms, and lack of shelters,” Lunaparra said in a statement. “Under no circumstance should the City effectively criminalize the status of being unhoused without providing a reasonable alternative.”\u003c/p>\n\u003cp>Kesarwani’s resolution is up for a vote before the council on Sept. 10. Homeless advocates also plan to hold a rally outside the council chambers ahead of the meeting.\u003c/p>\n\u003cp>“We’re all trying to make Berkeley a model for the state. We haven’t swept yet — let’s continue that,” Henson said.\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003ca href=\"https://www.kqed.org/news/tag/berkeley\">Berkeley\u003c/a> may soon become the latest Bay Area city to \u003ca href=\"https://www.kqed.org/news/12000987/what-rights-do-unhoused-people-have-amid-heightened-sweeps\">crack down on homeless encampments\u003c/a> under expanded authority granted to local governments by a recent Supreme Court ruling.\u003c/p>\n\u003cp>Legislation proposed by Councilmember Rashi Kesarwani, who represents northwest Berkeley, would allow the city, under certain conditions, to clear encampments without providing alternative shelter. Unhoused residents could also face citation or arrest if the resolution passes.\u003c/p>\n\u003cp>“We want our staff to continue to make a shelter offer when practicable,” Kesarwani said. “But sometimes, we have encampments that have created a fire or health risk for neighboring businesses or residents, and we need to be able to address those health and safety issues by enforcing our state and local laws.”\u003c/p>\n\u003cp>Under Kesarwani’s proposal, encampments could be cleared if they pose a fire or health hazard, constitute a “public nuisance,” or sit in the way of traffic, construction or maintenance.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>However, those exceptions are broad enough to apply to every encampment in the city, according to Andrea Henson, who provides legal counsel to the homeless advocacy group Where Do We Go Berkeley.\u003c/p>\n\u003cp>“If you want to sweep all these camps, where’s everyone going to go? Because they’re not going to leave Berkeley — a lot of them are from Berkeley. They don’t want to leave home,” Henson said.\u003c/p>\n\u003cp>Kesarwani argued that the exceptions are specific and nuanced. The legislation mentions two of the city’s largest encampments as priorities for removal — both of which are within her district.\u003c/p>\n\u003cp>One of them on Harrison Street prompts around one police call per day and has rampant health and safety violations that concern neighboring businesses and residents, Kesarwani said.\u003c/p>\n\u003cp>“It is not progressive to enable people who are in the throes of serious drug addiction to continue in their addiction without serious consequence and continue to create fire and health hazards for the surrounding neighborhood,” Kesarwani said.\u003c/p>\n\u003cfigure id=\"attachment_12003165\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003165\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/009_KQED_Berkeley_Homelessness_03192020__qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A portable restroom at a tent encampment under a freeway overpass in Berkeley on March 19, 2020. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>According to Kesarwani, Berkeley cut its unsheltered homeless population in half over the past two years, coinciding with the opening of several permanent and transitional housing options.\u003c/p>\n\u003cp>But there still aren’t enough beds to house the city’s remaining 445 unsheltered homeless residents. Henson said it could take years to get people into housing, adding that an independent audit of Berkeley’s shelters could identify the roadblocks to helping people off the street.\u003c/p>\n\u003cp>In the meantime, Henson said the city should prioritize options like safe parking sites instead of sweeps.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Under a federal court ruling in 2022, sweeps were restricted and cities could not fine or jail people for camping in public if insufficient shelter was available. In June, the Supreme Court’s ruling in the City of Grants Pass, Ore. v. Gloria Johnson overturned that precedent, leading Gov. Gavin Newsom to \u003ca href=\"https://www.kqed.org/news/11997352/newsom-orders-state-agencies-to-dismantle-homeless-encampments-across-california\">direct state agencies to dismantle encampments on their property\u003c/a> and urge local officials to do the same.\u003c/p>\n\u003cp>In San Francisco, Mayor London Breed promised the city would launch \u003ca href=\"https://www.kqed.org/news/12000606/scenes-from-san-franciscos-unhoused-encampment-sweeps\">“very aggressive” sweeps\u003c/a>. Advocates and some neighbors have argued the crackdown is only \u003ca href=\"https://www.kqed.org/news/12000781/sf-encampment-crackdown-gets-tents-but-not-people-off-the-streets-neighbors-say\">moving people from place to place\u003c/a>, and a federal judge has \u003ca href=\"https://www.kqed.org/news/11999041/san-francisco-workers-clearing-homeless-encampments-need-better-training-judge-rules\">ruled the city must better train its workers\u003c/a> on how to handle unhoused people’s belongings during the sweeps.\u003c/p>\n\u003cp>Some officials in Berkeley tried to pass additional protections for unhoused residents in the wake of the Supreme Court ruling. That resolution, co-authored by Councilmember Cecilia Lunaparra, ultimately failed.\u003c/p>\n\u003cp>“I find it unconscionable to burden the most vulnerable residents of our City as a result of our regional failure in our housing shortage, insufficient anti-displacement mechanisms, and lack of shelters,” Lunaparra said in a statement. “Under no circumstance should the City effectively criminalize the status of being unhoused without providing a reasonable alternative.”\u003c/p>\n\u003cp>Kesarwani’s resolution is up for a vote before the council on Sept. 10. Homeless advocates also plan to hold a rally outside the council chambers ahead of the meeting.\u003c/p>\n\u003cp>“We’re all trying to make Berkeley a model for the state. We haven’t swept yet — let’s continue that,” Henson said.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>Housing is one of the most crucial — and contentious — issues in the Bay Area, and here at KQED, we have a whole team dedicated to exploring \u003ca href=\"https://www.kqed.org/housing\">stories about housing affordability\u003c/a>.\u003c/p>\n\u003cp>As part of our work, we also want to bring you explainers and guides about housing in the region, offering practical advice and insight for renters, homeowners and unhoused folks on a wide range of housing situations. We also want you to send us your story ideas and tips, share your personal experience with housing in the Bay Area or volunteer to be one of the KQED readers and listeners we consult about housing stories.\u003c/p>\n\u003cp>\u003cstrong>So tell us: What housing question should we answer next?\u003c/strong>\u003c/p>\n\u003cp>You can use the comment box below to submit your question about housing in the Bay Area or California more widely. Or, maybe there’s a housing program you want explained or investigated. Whatever’s on your mind, use the Google Form below to talk to us.\u003c/p>\n\u003cp>Maybe you want to know:\u003c/p>\n\u003cul>\n\u003cli>How can I get my security deposit back from an unwilling landlord?\u003c/li>\n\u003cli>How have the rules around buying and selling a home changed?\u003c/li>\n\u003cli>What housing laws are most effective?\u003c/li>\n\u003c/ul>\n\u003cp>Need more inspiration? Here are some recent explainers and guides we’ve published around housing from KQED to give you an idea of the kind of stories we’d like to publish for you:\u003c/p>\n\u003cul>\n\u003cli>\u003ca href=\"https://www.kqed.org/news/11976218/california-will-help-fund-the-down-payment-for-your-first-house-heres-how-to-apply\">\u003cstrong>California Will Help Fund the Down Payment for Your First House. Here’s How to Apply\u003c/strong>\u003c/a>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"https://www.kqed.org/news/11938251/renters-was-your-home-damaged-by-rain-or-floods-heres-what-to-do\">Renters: Was Your Home Damaged by Rain or Floods? Here’s What to Do\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"https://www.kqed.org/news/12000987/what-rights-do-unhoused-people-have-amid-heightened-sweeps\">What Rights Do Unhoused People Have Amid Heightened Sweeps?\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"https://www.kqed.org/news/11956396/could-this-new-tool-help-you-find-affordable-housing-listings-in-the-bay-area\">Could This New Tool Help You Find Affordable Housing Listings in the Bay Area?\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"https://www.kqed.org/news/11980019/national-association-realtors-class-action-lawsuit-buy-sell-house-california-is-about-to-change-heres-how\">Buying and Selling a Home in California Is About to Change: Here’s How\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"https://www.kqed.org/news/11975582/inheriting-a-home-in-california-heres-what-you-need-to-know\">Inheriting a Home in California? Here’s What You Need to Know\u003c/a>\u003c/strong>\u003c/li>\n\u003c/ul>\n\u003cp>The information you provide here will be shared with the folks who work on KQED’s housing coverage, and we may follow up with you directly through the contact details you provide. (We’ll never share your information outside of KQED without your permission.) We won’t be able to reply to everyone who submits a question, but what you tell us will make our reporting stronger on KQED.org, KQED Public Radio and our social media channels.\u003c/p>\n\u003cp>https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Housing is one of the most crucial — and contentious — issues in the Bay Area, and here at KQED, we have a whole team dedicated to exploring \u003ca href=\"https://www.kqed.org/housing\">stories about housing affordability\u003c/a>.\u003c/p>\n\u003cp>As part of our work, we also want to bring you explainers and guides about housing in the region, offering practical advice and insight for renters, homeowners and unhoused folks on a wide range of housing situations. We also want you to send us your story ideas and tips, share your personal experience with housing in the Bay Area or volunteer to be one of the KQED readers and listeners we consult about housing stories.\u003c/p>\n\u003cp>\u003cstrong>So tell us: What housing question should we answer next?\u003c/strong>\u003c/p>\n\u003cp>You can use the comment box below to submit your question about housing in the Bay Area or California more widely. Or, maybe there’s a housing program you want explained or investigated. Whatever’s on your mind, use the Google Form below to talk to us.\u003c/p>\n\u003cp>Maybe you want to know:\u003c/p>\n\u003cul>\n\u003cli>How can I get my security deposit back from an unwilling landlord?\u003c/li>\n\u003cli>How have the rules around buying and selling a home changed?\u003c/li>\n\u003cli>What housing laws are most effective?\u003c/li>\n\u003c/ul>\n\u003cp>Need more inspiration? Here are some recent explainers and guides we’ve published around housing from KQED to give you an idea of the kind of stories we’d like to publish for you:\u003c/p>\n\u003cul>\n\u003cli>\u003ca href=\"https://www.kqed.org/news/11976218/california-will-help-fund-the-down-payment-for-your-first-house-heres-how-to-apply\">\u003cstrong>California Will Help Fund the Down Payment for Your First House. Here’s How to Apply\u003c/strong>\u003c/a>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"https://www.kqed.org/news/11938251/renters-was-your-home-damaged-by-rain-or-floods-heres-what-to-do\">Renters: Was Your Home Damaged by Rain or Floods? Here’s What to Do\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"https://www.kqed.org/news/12000987/what-rights-do-unhoused-people-have-amid-heightened-sweeps\">What Rights Do Unhoused People Have Amid Heightened Sweeps?\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"https://www.kqed.org/news/11956396/could-this-new-tool-help-you-find-affordable-housing-listings-in-the-bay-area\">Could This New Tool Help You Find Affordable Housing Listings in the Bay Area?\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"https://www.kqed.org/news/11980019/national-association-realtors-class-action-lawsuit-buy-sell-house-california-is-about-to-change-heres-how\">Buying and Selling a Home in California Is About to Change: Here’s How\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"https://www.kqed.org/news/11975582/inheriting-a-home-in-california-heres-what-you-need-to-know\">Inheriting a Home in California? Here’s What You Need to Know\u003c/a>\u003c/strong>\u003c/li>\n\u003c/ul>\n\u003cp>The information you provide here will be shared with the folks who work on KQED’s housing coverage, and we may follow up with you directly through the contact details you provide. (We’ll never share your information outside of KQED without your permission.) We won’t be able to reply to everyone who submits a question, but what you tell us will make our reporting stronger on KQED.org, KQED Public Radio and our social media channels.\u003c/p>\u003c/p>\u003cp>\u003cdiv class='utils-parseShortcode-shortcodes-__shortcodes__shortcodeWrapper'>\n \u003ciframe\n src='https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true?embedded=true'\n title='https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true'\n width='760' height='500'\n frameborder='0'\n marginheight='0' marginwidth='0'>\u003c/iframe>\u003c/div>\u003c/p>\u003cp>\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>After \u003ca href=\"https://www.kqed.org/news/11970993/these-new-california-housing-laws-are-going-into-effect-in-2024#:~:text=SB%20423%20(Wiener)%3A%20In,its%20state%2Dmandated%20housing%20targets.\">several\u003c/a> \u003ca href=\"https://www.spur.org/publications/urbanist-article/2017-12-13/big-year-housing\">years\u003c/a> of \u003ca href=\"https://www.kqed.org/news/11923146/these-california-affordable-housing-bills-could-create-more-than-a-million-apartments-if-labor-unions-can-agree-on-terms\">blockbuster\u003c/a> \u003ca href=\"https://calmatters.org/housing/2021/09/california-housing-crisis-newsom-signs-bills/\">housing bills\u003c/a> passing through the California Legislature, this past session was lackluster by comparison, some housing advocates said.\u003c/p>\n\u003cp>But activists are still holding out hope that a statewide proposition — set to appear in November — could turn things around. \u003ca href=\"https://vig.cdn.sos.ca.gov/2024/general/pdf/prop5.pdf\">Proposition 5 (PDF)\u003c/a> would make it easier for local governments to pass bonds to fund affordable housing and public infrastructure projects by lowering the voter threshold from a two-thirds supermajority to 55%.\u003c/p>\n\u003cp>“I think it’s absolutely true that this session is a disappointment,” said Edie Irons, a spokesperson for housing advocacy group All Homes. “We are really excited about Prop 5. That is a chance at a structural reform that will really help across the state.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Lawmakers started this year by introducing a series of ambitious proposals, which would have made it easier to \u003ca href=\"https://www.kqed.org/science/1991442/battle-over-san-franciscos-coastal-development-sparks-statewide-concerns\">build on California’s coastline\u003c/a> and others would have \u003ca href=\"https://calmatters.org/housing/2024/03/institutional-investors-corporate-landlords/\">curbed investors’\u003c/a> ability to buy and rent out single family homes. There was a proposed \u003ca href=\"https://www.kqed.org/news/11993185/why-a-10-billion-california-housing-bond-wont-be-on-novembers-ballot\">$10 billion affordable housing bond\u003c/a> headed to voters statewide in November, and a second, \u003ca href=\"https://www.kqed.org/news/11992046/20-billion-affordable-housing-bond-heads-to-bay-area-voters\">$20 billion bond for the Bay Area.\u003c/a>\u003c/p>\n\u003cp>[aside label=\"Related Stories\" tag=\"housing\"]\u003c/p>\n\u003cp>But, on their way to the ballot box, both \u003ca href=\"https://www.kqed.org/news/12000157/bay-areas-20-billion-housing-bond-pulled-from-ballots-leaving-advocates-heartbroken\">bond measures died\u003c/a> — as did many of the more aspiring pieces of housing legislation. Irons said state and local governments aren’t investing enough money in housing production to make a sizable difference.\u003c/p>\n\u003cp>“We’re not acting at the level of need or urgency that it would take to really confront our housing problems,” she said.\u003c/p>\n\u003cp>But Amie Fishman, executive director of the Non-Profit Housing Association of Northern California, said even though organizations like hers can no longer look forward to the multibillion-dollar bonds that were poised to appear this fall, Proposition 5 could turn the year around.\u003c/p>\n\u003cp>“Prop 5 is a critical step to empowering local communities to address local affordable housing and infrastructure needs,” she said. “It allows local communities to take control and make decisions about the future without waiting for additional state intervention.”\u003c/p>\n\u003cp>Housing advocates said the bills that actually made their way to Gov. Gavin Newsom’s desk pluck at the last of the low-hanging fruit stagnating housing production across the state. Here are a few that made the cut:\u003c/p>\n\u003cp>\u003cb>AB 2801 (Friedman)\u003c/b>: The bill \u003ca href=\"https://www.kqed.org/news/11989419/renters-could-get-help-building-credit-under-proposed-law-why-are-tenant-advocates-wary\">prevents landlords from keeping a tenant’s security deposit\u003c/a> to pay for cleaning, as long as the tenant leaves the home as clean as they found it.\u003c/p>\n\u003cp>\u003cb>AB 2747 (Haney):\u003c/b> It \u003ca href=\"https://www.kqed.org/news/11989419/renters-could-get-help-building-credit-under-proposed-law-why-are-tenant-advocates-wary\">requires landlords to give tenants the option to opt into reporting\u003c/a> their positive rent payments to a credit bureau agency, which could help boost their credit score. The law only applies to buildings with more than 15 units and allows landlords to collect a fee to cover the cost of reporting tenants’ rent payments.\u003c/p>\n\u003cp>\u003cb>SB 312 (Wiener):\u003c/b> This is clean-up legislation from an earlier law, SB 886. The original law, which \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billHistoryClient.xhtml?bill_id=202120220SB886\">went into effect in 2023\u003c/a>, streamlined construction of student and faculty housing. But, it also required that housing to be Leadership in Energy and Environmental Design (LEED) Platinum-certified. Achieving the highest LEED certification necessitates a lengthy approval process that can delay tenants from moving in. SB 312 would change the law so that buildings have to qualify for LEED Platinum certification, but don’t necessarily have to receive the certification before tenants can move in.\u003c/p>\n\u003cp>\u003cb>SB 937 (Wiener):\u003c/b> This bill \u003ca href=\"https://www.kqed.org/news/11983000/california-legislators-take-aim-at-construction-fees-to-boost-housing\">would allow developers to pay hefty development fees\u003c/a>, imposed by cities, after people have moved into the new housing. Right now, those fees are often due at the start of or during construction — before developers have had a chance to collect rents.\u003c/p>\n\u003cp>\u003cb>AB 2872 (Calderon):\u003c/b> There is a 20% pay gap between the detectives who work on insurance fraud at the California Department of Insurance and those who work with the Department of Justice. AB 2872 would close the pay gap and could help the Department of Insurance hire more fraud detectives.\u003c/p>\n\u003cp>\u003cb>SB 1211 (Skinner): \u003c/b>Further streamlining construction of accessory dwelling units, or ADUs, this bill would increase the number of detached granny flats allowed on multifamily properties, so they can be approved more quickly and avoid long permitting times. Also, if the homeowner decides to replace a carport or driveway with a granny flat, they’re not required to replace the parking.\u003c/p>\n\u003cp>\u003cb>SB 440 (Skinner):\u003c/b> In 2019, Bay Area leaders got \u003ca href=\"https://nonprofithousing.org/wp-content/uploads/2019/04/AB-1487-Housing-Alliance-for-the-Bay-Area-HABA.pdf\">a law passed (PDF)\u003c/a> to allow them to create the \u003ca href=\"https://mtc.ca.gov/about-mtc/authorities/bay-area-housing-finance-authority-bahfa#:~:text=Resources%20about%20Pilot%20Programs&text=BAHFA%20was%20established%20by%20California,revenue%20options%20on%20the%20ballot.\">Bay Area Housing Finance Authority\u003c/a>, a regional entity that can raise new revenue and distribute funding. SB 440 would allow local governments to join together to establish similar regional housing finance agencies to address affordable housing needs in their communities.\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>After \u003ca href=\"https://www.kqed.org/news/11970993/these-new-california-housing-laws-are-going-into-effect-in-2024#:~:text=SB%20423%20(Wiener)%3A%20In,its%20state%2Dmandated%20housing%20targets.\">several\u003c/a> \u003ca href=\"https://www.spur.org/publications/urbanist-article/2017-12-13/big-year-housing\">years\u003c/a> of \u003ca href=\"https://www.kqed.org/news/11923146/these-california-affordable-housing-bills-could-create-more-than-a-million-apartments-if-labor-unions-can-agree-on-terms\">blockbuster\u003c/a> \u003ca href=\"https://calmatters.org/housing/2021/09/california-housing-crisis-newsom-signs-bills/\">housing bills\u003c/a> passing through the California Legislature, this past session was lackluster by comparison, some housing advocates said.\u003c/p>\n\u003cp>But activists are still holding out hope that a statewide proposition — set to appear in November — could turn things around. \u003ca href=\"https://vig.cdn.sos.ca.gov/2024/general/pdf/prop5.pdf\">Proposition 5 (PDF)\u003c/a> would make it easier for local governments to pass bonds to fund affordable housing and public infrastructure projects by lowering the voter threshold from a two-thirds supermajority to 55%.\u003c/p>\n\u003cp>“I think it’s absolutely true that this session is a disappointment,” said Edie Irons, a spokesperson for housing advocacy group All Homes. “We are really excited about Prop 5. That is a chance at a structural reform that will really help across the state.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>But, on their way to the ballot box, both \u003ca href=\"https://www.kqed.org/news/12000157/bay-areas-20-billion-housing-bond-pulled-from-ballots-leaving-advocates-heartbroken\">bond measures died\u003c/a> — as did many of the more aspiring pieces of housing legislation. Irons said state and local governments aren’t investing enough money in housing production to make a sizable difference.\u003c/p>\n\u003cp>“We’re not acting at the level of need or urgency that it would take to really confront our housing problems,” she said.\u003c/p>\n\u003cp>But Amie Fishman, executive director of the Non-Profit Housing Association of Northern California, said even though organizations like hers can no longer look forward to the multibillion-dollar bonds that were poised to appear this fall, Proposition 5 could turn the year around.\u003c/p>\n\u003cp>“Prop 5 is a critical step to empowering local communities to address local affordable housing and infrastructure needs,” she said. “It allows local communities to take control and make decisions about the future without waiting for additional state intervention.”\u003c/p>\n\u003cp>Housing advocates said the bills that actually made their way to Gov. Gavin Newsom’s desk pluck at the last of the low-hanging fruit stagnating housing production across the state. Here are a few that made the cut:\u003c/p>\n\u003cp>\u003cb>AB 2801 (Friedman)\u003c/b>: The bill \u003ca href=\"https://www.kqed.org/news/11989419/renters-could-get-help-building-credit-under-proposed-law-why-are-tenant-advocates-wary\">prevents landlords from keeping a tenant’s security deposit\u003c/a> to pay for cleaning, as long as the tenant leaves the home as clean as they found it.\u003c/p>\n\u003cp>\u003cb>AB 2747 (Haney):\u003c/b> It \u003ca href=\"https://www.kqed.org/news/11989419/renters-could-get-help-building-credit-under-proposed-law-why-are-tenant-advocates-wary\">requires landlords to give tenants the option to opt into reporting\u003c/a> their positive rent payments to a credit bureau agency, which could help boost their credit score. The law only applies to buildings with more than 15 units and allows landlords to collect a fee to cover the cost of reporting tenants’ rent payments.\u003c/p>\n\u003cp>\u003cb>SB 312 (Wiener):\u003c/b> This is clean-up legislation from an earlier law, SB 886. The original law, which \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billHistoryClient.xhtml?bill_id=202120220SB886\">went into effect in 2023\u003c/a>, streamlined construction of student and faculty housing. But, it also required that housing to be Leadership in Energy and Environmental Design (LEED) Platinum-certified. Achieving the highest LEED certification necessitates a lengthy approval process that can delay tenants from moving in. SB 312 would change the law so that buildings have to qualify for LEED Platinum certification, but don’t necessarily have to receive the certification before tenants can move in.\u003c/p>\n\u003cp>\u003cb>SB 937 (Wiener):\u003c/b> This bill \u003ca href=\"https://www.kqed.org/news/11983000/california-legislators-take-aim-at-construction-fees-to-boost-housing\">would allow developers to pay hefty development fees\u003c/a>, imposed by cities, after people have moved into the new housing. Right now, those fees are often due at the start of or during construction — before developers have had a chance to collect rents.\u003c/p>\n\u003cp>\u003cb>AB 2872 (Calderon):\u003c/b> There is a 20% pay gap between the detectives who work on insurance fraud at the California Department of Insurance and those who work with the Department of Justice. AB 2872 would close the pay gap and could help the Department of Insurance hire more fraud detectives.\u003c/p>\n\u003cp>\u003cb>SB 1211 (Skinner): \u003c/b>Further streamlining construction of accessory dwelling units, or ADUs, this bill would increase the number of detached granny flats allowed on multifamily properties, so they can be approved more quickly and avoid long permitting times. Also, if the homeowner decides to replace a carport or driveway with a granny flat, they’re not required to replace the parking.\u003c/p>\n\u003cp>\u003cb>SB 440 (Skinner):\u003c/b> In 2019, Bay Area leaders got \u003ca href=\"https://nonprofithousing.org/wp-content/uploads/2019/04/AB-1487-Housing-Alliance-for-the-Bay-Area-HABA.pdf\">a law passed (PDF)\u003c/a> to allow them to create the \u003ca href=\"https://mtc.ca.gov/about-mtc/authorities/bay-area-housing-finance-authority-bahfa#:~:text=Resources%20about%20Pilot%20Programs&text=BAHFA%20was%20established%20by%20California,revenue%20options%20on%20the%20ballot.\">Bay Area Housing Finance Authority\u003c/a>, a regional entity that can raise new revenue and distribute funding. SB 440 would allow local governments to join together to establish similar regional housing finance agencies to address affordable housing needs in their communities.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>\u003ca href=\"https://www.kqed.org/news/tag/san-mateo-county\">San Mateo County\u003c/a>’s largest affordable housing development to date is set to rise on a 16-acre site with a long history in Daly City after supervisors on Tuesday approved a $14 million loan to continue construction.\u003c/p>\n\u003cp>The funding represents a key step for Midway Village, a 555-unit housing project that will include a childcare facility and a new park for the Bayshore neighborhood.\u003c/p>\n\u003cp>“This area in particular needs a lot of help,” board vice president David Canepa, whose district includes the development, said in a statement. “We’ve talked about the needs for affordable housing. This is really going to do that.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The Midway Village property was originally used for a manufactured gas plant that was later relocated directly north of the project site. During World War II, the federal government used some of the land to house naval officers.\u003c/p>\n\u003cp>In 1977, the Midway Village housing complex was built in its place, with 150 homes for low-income families. \u003ca href=\"https://www.midpen-housing.org/property/midway-village-i/\">The current plan \u003c/a>will redevelop those homes, which are now outdated and falling into disrepair, and will add 405 new ones.\u003c/p>\n\u003cfigure id=\"attachment_12002181\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12002181\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1.jpg\" alt=\"\" width=\"2000\" height=\"1125\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1-800x450.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1-1020x574.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1-1536x864.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1-1920x1080.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">San Mateo County supervisors approved a $14 million loan to go toward constructing Phase 2 of Midway Village, an affordable housing development with 555 units. MidPen Housing will construct 113 of those units and a child care center starting in March 2025. \u003ccite>(Courtesy David Baker Architects)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“This is obviously an aggressive intensification of the use of this site — we’re going from 150 to 555 homes,” said Matt Franklin, CEO of affordable housing developer MidPen Housing. “Daly City has been a tremendous supporter of this development.”\u003c/p>\n\u003cp>Officials are relying on Midway Village to help Daly City reach its share of 4,838 new homes, part of the state’s mandate for San Mateo County cities to build more than 47,000 new homes by 2031.\u003c/p>\n\u003cp>The project, broken up into phases, has already completed construction on its first stage of 147 homes held for people who earn 15% to 60% of the area median income, or $114,910 per year.\u003c/p>\n\u003cp>Tenants, many of whom were living in the 1970s-era housing, moved into the refurbished units in May. Construction on the next phase, which will commence in March, will include 113 affordable homes, along with a childcare center that can serve more than 100 children.\u003c/p>\n\u003cp>[aside postID=news_12002010 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/014_Richmond_JeanStanley_07152021_qed-1020x680.jpg']\u003c/p>\n\u003cp>Franklin said the funding for Phase 2 includes $60 million in federal tax credits, but that funding was contingent on the county chipping in its share.\u003c/p>\n\u003cp>“This last $14 million is the last piece of the financial puzzle,” he said.\u003c/p>\n\u003cp>Once fully built out, the project will also include townhomes available for purchase, behavioral healthcare services and a large public park with athletic fields and a playground operated by the city.\u003c/p>\n\u003cp>San Mateo County officials are pursuing other options for affordable housing, including using \u003ca href=\"https://homeforallsmc.org/progress/department-of-housing/homekey/\">Gov. Gavin Newsom’s Homekey grant\u003c/a> program to convert hotels into permanent supportive housing.\u003c/p>\n\u003cp>\u003ca href=\"https://www.hcd.ca.gov/about-hcd/newsroom/california-awards-nine-homekey-projects-to-create-533-new-permanent-supportive-homes\">In early August\u003c/a>, the county was awarded $13 million to convert a Ramada Inn near San Francisco International Airport into a 45-unit permanent supportive housing facility. Another project in Millbrae, \u003ca href=\"https://www.kqed.org/news/11997219/millbrae-voters-recall-council-members-who-didnt-oppose-affordable-housing\">currently facing legal challenges\u003c/a> from the city and neighbors opposing the project, seeks to transform a sleepy La Quinta Inn into a 75-unit complex.\u003c/p>\n\u003cp>Unlike the Millbrae project, which does not have support from local officials, Franklin said Daly City embraced the new apartments and homes Midway Village will bring.\u003c/p>\n\u003cp>“They were unflinching in really wanting to put this site to a much greater use to serve the community than it had in the past,” he said. “That’s what we need — we need more municipalities with that posture if we’re going to work our way out of the hole we’ve dug when it comes to housing in the region.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003ca href=\"https://www.kqed.org/news/tag/san-mateo-county\">San Mateo County\u003c/a>’s largest affordable housing development to date is set to rise on a 16-acre site with a long history in Daly City after supervisors on Tuesday approved a $14 million loan to continue construction.\u003c/p>\n\u003cp>The funding represents a key step for Midway Village, a 555-unit housing project that will include a childcare facility and a new park for the Bayshore neighborhood.\u003c/p>\n\u003cp>“This area in particular needs a lot of help,” board vice president David Canepa, whose district includes the development, said in a statement. “We’ve talked about the needs for affordable housing. This is really going to do that.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The Midway Village property was originally used for a manufactured gas plant that was later relocated directly north of the project site. During World War II, the federal government used some of the land to house naval officers.\u003c/p>\n\u003cp>In 1977, the Midway Village housing complex was built in its place, with 150 homes for low-income families. \u003ca href=\"https://www.midpen-housing.org/property/midway-village-i/\">The current plan \u003c/a>will redevelop those homes, which are now outdated and falling into disrepair, and will add 405 new ones.\u003c/p>\n\u003cfigure id=\"attachment_12002181\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12002181\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1.jpg\" alt=\"\" width=\"2000\" height=\"1125\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1-800x450.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1-1020x574.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1-1536x864.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/DalyCityRendering1-1920x1080.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">San Mateo County supervisors approved a $14 million loan to go toward constructing Phase 2 of Midway Village, an affordable housing development with 555 units. MidPen Housing will construct 113 of those units and a child care center starting in March 2025. \u003ccite>(Courtesy David Baker Architects)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“This is obviously an aggressive intensification of the use of this site — we’re going from 150 to 555 homes,” said Matt Franklin, CEO of affordable housing developer MidPen Housing. “Daly City has been a tremendous supporter of this development.”\u003c/p>\n\u003cp>Officials are relying on Midway Village to help Daly City reach its share of 4,838 new homes, part of the state’s mandate for San Mateo County cities to build more than 47,000 new homes by 2031.\u003c/p>\n\u003cp>The project, broken up into phases, has already completed construction on its first stage of 147 homes held for people who earn 15% to 60% of the area median income, or $114,910 per year.\u003c/p>\n\u003cp>Tenants, many of whom were living in the 1970s-era housing, moved into the refurbished units in May. Construction on the next phase, which will commence in March, will include 113 affordable homes, along with a childcare center that can serve more than 100 children.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Franklin said the funding for Phase 2 includes $60 million in federal tax credits, but that funding was contingent on the county chipping in its share.\u003c/p>\n\u003cp>“This last $14 million is the last piece of the financial puzzle,” he said.\u003c/p>\n\u003cp>Once fully built out, the project will also include townhomes available for purchase, behavioral healthcare services and a large public park with athletic fields and a playground operated by the city.\u003c/p>\n\u003cp>San Mateo County officials are pursuing other options for affordable housing, including using \u003ca href=\"https://homeforallsmc.org/progress/department-of-housing/homekey/\">Gov. Gavin Newsom’s Homekey grant\u003c/a> program to convert hotels into permanent supportive housing.\u003c/p>\n\u003cp>\u003ca href=\"https://www.hcd.ca.gov/about-hcd/newsroom/california-awards-nine-homekey-projects-to-create-533-new-permanent-supportive-homes\">In early August\u003c/a>, the county was awarded $13 million to convert a Ramada Inn near San Francisco International Airport into a 45-unit permanent supportive housing facility. Another project in Millbrae, \u003ca href=\"https://www.kqed.org/news/11997219/millbrae-voters-recall-council-members-who-didnt-oppose-affordable-housing\">currently facing legal challenges\u003c/a> from the city and neighbors opposing the project, seeks to transform a sleepy La Quinta Inn into a 75-unit complex.\u003c/p>\n\u003cp>Unlike the Millbrae project, which does not have support from local officials, Franklin said Daly City embraced the new apartments and homes Midway Village will bring.\u003c/p>\n\u003cp>“They were unflinching in really wanting to put this site to a much greater use to serve the community than it had in the past,” he said. “That’s what we need — we need more municipalities with that posture if we’re going to work our way out of the hole we’ve dug when it comes to housing in the region.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>Gov. \u003ca href=\"https://www.kqed.org/news/tag/gavin-newsom\">Gavin Newsom\u003c/a> on Tuesday signed two bills intended to ease California’s housing and homelessness crisis amid increased pressure from voters to address the growing number of unhoused people across the state.\u003c/p>\n\u003cp>One bill makes it easier for people experiencing homelessness to stay longer at a hotel or motel that has been converted into a shelter, and the other streamlines the approval process for smaller accessory dwelling units — often called “granny flats” or “in-law” apartments.\u003c/p>\n\u003cp>“The homelessness crisis demands immediate and innovative action, not the status quo,” Newsom \u003ca href=\"https://www.gov.ca.gov/2024/08/27/governor-newsom-signs-new-laws-to-help-communities-further-address-homelessness/\">said in a statement\u003c/a>. “With these new laws, local governments have even more tools to provide housing.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>During the pandemic, many hotels and motels were \u003ca href=\"https://www.kqed.org/news/11921155/last-days-at-the-radisson-as-state-shelter-program-shutters-formerly-unhoused-residents-in-oakland-brace-for-next-steps\">transformed into temporary shelters\u003c/a> for people experiencing homelessness. Although \u003ca href=\"https://www.kqed.org/news/11877000/californias-homekey-is-revolutionizing-homeless-housing-but-can-it-last\">Newsom’s Homekey grant program \u003c/a>converted some of those shelters into permanent housing, some cities have continued to use the hotels and motels as temporary housing.\u003c/p>\n\u003cp>One problem: When people stay at these types of shelters for longer than 30 days, they could be considered tenants and afforded certain rights under landlord-tenant law. To avoid that, building owners then shuffle people staying there every four weeks, which can be disruptive.\u003c/p>\n\u003cp>\u003ca href=\"https://legiscan.com/CA/text/AB2835/id/2957405\">AB 2835\u003c/a>, introduced by Assemblymember Jesse Gabriel (D-Encino), would allow these shelters to continue providing services for longer than 30 days without the landlord-tenant laws kicking in.\u003c/p>\n\u003cfigure id=\"attachment_11991885\" class=\"wp-caption aligncenter\" style=\"max-width: 1024px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11991885 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/06/GettyImages-1252545130.jpg\" alt=\"\" width=\"1024\" height=\"682\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/06/GettyImages-1252545130.jpg 1024w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/06/GettyImages-1252545130-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/06/GettyImages-1252545130-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/06/GettyImages-1252545130-160x107.jpg 160w\" sizes=\"(max-width: 1024px) 100vw, 1024px\">\u003cfigcaption class=\"wp-caption-text\">“The homelessness crisis demands immediate and innovative action, not the status quo,” Gov. Gavin Newsom said in a statement on Tuesday. “With these new laws, local governments have even more tools to provide housing.” \u003ccite>(Patrick T. Fallon/AFP via Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“We need solutions to our homelessness crisis that are both compassionate and effective,” he said. “AB 2835 will deliver on both fronts by providing much-needed stability to kids and families experiencing homelessness.”\u003c/p>\n\u003cp>On the supply side of housing politics, Newsom signed \u003ca href=\"https://legiscan.com/CA/text/AB3057/id/2932367\">AB 3057\u003c/a>, which would streamline the permit and approval process for junior accessory dwelling units, smaller versions of the increasingly popular granny flat or in-law unit.\u003c/p>\n\u003cp>[aside postID=news_12001621 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed-1020x680.jpg']\u003c/p>\n\u003cp>Granny flats have allowed cities to add a new option for homeowners to build housing, but they can cost \u003ca href=\"https://boxconstructioncorp.com/how-much-does-an-adu-cost-in-california/\">$500,000 or more\u003c/a> to build. Junior ADUs are much smaller — \u003ca href=\"https://www.hcd.ca.gov/policy-research/docs/faqsadujr.pdf\">only a maximum of 500 square feet by state law\u003c/a>, as opposed to an ADU’s 1,200 square foot size — making them cheaper to construct and a potentially more affordable option for renters.\u003c/p>\n\u003cp>Junior ADUs have to include a kitchen, but \u003ca href=\"https://www.hcd.ca.gov/policy-research/docs/faqsadujr.pdf\">not necessarily a bathroom\u003c/a> or parking. And many local ordinances governing junior ADUs require the owner to live on the property, unlike with granny flats.\u003c/p>\n\u003cp>Authored by Assemblymember Lori Wilson (D-Fairfield), AB 3057 would exempt junior ADUs from the California Environmental Quality Act, a controversial law that some argue blocks new developments from being added to the state’s housing stock.\u003c/p>\n\u003cp>Accessory dwelling units are exempt from this law due to their small size and construction on a property that already has housing on it, but state law does not specifically exempt junior ADUs from CEQA.\u003c/p>\n\u003cp>“AB 3057 represents a small but significant technical change that offers Californians more accessible and efficient options to build affordable housing solutions,” Wilson said.\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Gov. \u003ca href=\"https://www.kqed.org/news/tag/gavin-newsom\">Gavin Newsom\u003c/a> on Tuesday signed two bills intended to ease California’s housing and homelessness crisis amid increased pressure from voters to address the growing number of unhoused people across the state.\u003c/p>\n\u003cp>One bill makes it easier for people experiencing homelessness to stay longer at a hotel or motel that has been converted into a shelter, and the other streamlines the approval process for smaller accessory dwelling units — often called “granny flats” or “in-law” apartments.\u003c/p>\n\u003cp>“The homelessness crisis demands immediate and innovative action, not the status quo,” Newsom \u003ca href=\"https://www.gov.ca.gov/2024/08/27/governor-newsom-signs-new-laws-to-help-communities-further-address-homelessness/\">said in a statement\u003c/a>. “With these new laws, local governments have even more tools to provide housing.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>During the pandemic, many hotels and motels were \u003ca href=\"https://www.kqed.org/news/11921155/last-days-at-the-radisson-as-state-shelter-program-shutters-formerly-unhoused-residents-in-oakland-brace-for-next-steps\">transformed into temporary shelters\u003c/a> for people experiencing homelessness. Although \u003ca href=\"https://www.kqed.org/news/11877000/californias-homekey-is-revolutionizing-homeless-housing-but-can-it-last\">Newsom’s Homekey grant program \u003c/a>converted some of those shelters into permanent housing, some cities have continued to use the hotels and motels as temporary housing.\u003c/p>\n\u003cp>One problem: When people stay at these types of shelters for longer than 30 days, they could be considered tenants and afforded certain rights under landlord-tenant law. To avoid that, building owners then shuffle people staying there every four weeks, which can be disruptive.\u003c/p>\n\u003cp>\u003ca href=\"https://legiscan.com/CA/text/AB2835/id/2957405\">AB 2835\u003c/a>, introduced by Assemblymember Jesse Gabriel (D-Encino), would allow these shelters to continue providing services for longer than 30 days without the landlord-tenant laws kicking in.\u003c/p>\n\u003cfigure id=\"attachment_11991885\" class=\"wp-caption aligncenter\" style=\"max-width: 1024px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11991885 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/06/GettyImages-1252545130.jpg\" alt=\"\" width=\"1024\" height=\"682\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/06/GettyImages-1252545130.jpg 1024w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/06/GettyImages-1252545130-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/06/GettyImages-1252545130-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/06/GettyImages-1252545130-160x107.jpg 160w\" sizes=\"(max-width: 1024px) 100vw, 1024px\">\u003cfigcaption class=\"wp-caption-text\">“The homelessness crisis demands immediate and innovative action, not the status quo,” Gov. Gavin Newsom said in a statement on Tuesday. “With these new laws, local governments have even more tools to provide housing.” \u003ccite>(Patrick T. Fallon/AFP via Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“We need solutions to our homelessness crisis that are both compassionate and effective,” he said. “AB 2835 will deliver on both fronts by providing much-needed stability to kids and families experiencing homelessness.”\u003c/p>\n\u003cp>On the supply side of housing politics, Newsom signed \u003ca href=\"https://legiscan.com/CA/text/AB3057/id/2932367\">AB 3057\u003c/a>, which would streamline the permit and approval process for junior accessory dwelling units, smaller versions of the increasingly popular granny flat or in-law unit.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Granny flats have allowed cities to add a new option for homeowners to build housing, but they can cost \u003ca href=\"https://boxconstructioncorp.com/how-much-does-an-adu-cost-in-california/\">$500,000 or more\u003c/a> to build. Junior ADUs are much smaller — \u003ca href=\"https://www.hcd.ca.gov/policy-research/docs/faqsadujr.pdf\">only a maximum of 500 square feet by state law\u003c/a>, as opposed to an ADU’s 1,200 square foot size — making them cheaper to construct and a potentially more affordable option for renters.\u003c/p>\n\u003cp>Junior ADUs have to include a kitchen, but \u003ca href=\"https://www.hcd.ca.gov/policy-research/docs/faqsadujr.pdf\">not necessarily a bathroom\u003c/a> or parking. And many local ordinances governing junior ADUs require the owner to live on the property, unlike with granny flats.\u003c/p>\n\u003cp>Authored by Assemblymember Lori Wilson (D-Fairfield), AB 3057 would exempt junior ADUs from the California Environmental Quality Act, a controversial law that some argue blocks new developments from being added to the state’s housing stock.\u003c/p>\n\u003cp>Accessory dwelling units are exempt from this law due to their small size and construction on a property that already has housing on it, but state law does not specifically exempt junior ADUs from CEQA.\u003c/p>\n\u003cp>“AB 3057 represents a small but significant technical change that offers Californians more accessible and efficient options to build affordable housing solutions,” Wilson said.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"info": "The Political Mind of Jerry Brown brings listeners the wisdom of the former Governor, Mayor, and presidential candidate. Scott Shafer interviewed Brown for more than 40 hours, covering the former governor's life and half-century in the political game – and Brown has some lessons he'd like to share. ",
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"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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"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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"radiolab": {
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},
"rightnowish": {
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"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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"tagline": "Real stories with killer beats",
"info": "The Snap Judgment radio show and podcast mixes real stories with killer beats to produce cinematic, dramatic radio. Snap's musical brand of storytelling dares listeners to see the world through the eyes of another. This is storytelling... with a BEAT!! Snap first aired on public radio stations nationwide in July 2010. Today, Snap Judgment airs on over 450 public radio stations and is brought to the airwaves by KQED & PRX.",
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"soldout": {
"id": "soldout",
"title": "SOLD OUT: Rethinking Housing in America",
"tagline": "A new future for housing",
"info": "Sold Out: Rethinking Housing in America",
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