Range from $37,500 to $725,000 paid to 18 plaintiffs last year, but lawsuit not finalized; two who received large payouts are serving 19 and 20 years in prison for voluntary manslaughter
By Allen D. Payton
While one portion of the class action civil rights lawsuit against the City of Antioch, specific police officers and former chiefs was settled for just attorney’s fees, 23 plaintiffs also settled their claims last year with 18 receiving payouts costing millions.
During a press conference held on Friday, Dec. 19, 2025, John Burris, civil rights attorney for the plaintiffs, called the settlement “historic” and a “win-win” and explained, “There were two parts of the case, one involving the individuals, which we settled, 23.”
Although the settlement announced that day only cost the City plaintiffs’ attorney’s fees for close to $155,000, the City paid out $5,210,000 in 18 of the 23 settled cases that were never announced publicly, nor information provided until now. Some of the cases were past the statute of limitations so those plaintiffs received a lesser payout.
On Monday, February 9, 2026, the City responded to a Public Records Act request submitted by the Herald on Dec. 20, for all of the settlement documents related to the class action civil rights lawsuit against the City showing the names of the parties, how much each was paid including the City’s portion versus the amounts paid by the insurance pool to which the City contributes. In addition, City Manager Bessie Scott’s prepared remarks offered at the press conference were also requested.
Oakland civil rights attorney John Burris and associates filed the lawsuit in April 2023, naming five then-current and former officers, for their racist and other offensive texts and mistreatment of citizens, plus, three past police chiefs, the City of Antioch and Does 1-100. (See related articles here and here)
As previously reported, on March 9, 2021, Terryonn Deshawn Pugh, Trent Allen, Eric James Windom and Keyshawn Malik McGee engaged in a shooting in the City of Antioch wherein they discharged firearms at a vehicle in a residential neighborhood. The barrage of bullets killed Arnold Marcel Hawkins and injured another person.
The four defendants were charged on a six-count felony complaint with enhancements in November 2021 and on May 6, 2024, the Contra Costa District Attorney’s Office reached a resolution in the 2021 murder of Hawkins and the attempted murder of Aaron Patterson.
In resolving the case, the four defendants entered pleas of no contest to the following:
Terryonn Pugh: No contest on two counts of attempted murder and voluntary manslaughter – with an additional punishment for the use of a firearm. He was sentenced on May 8th, 2024, to 20 years in state prison.
Trent Allen: No contest on one count of attempted murder and voluntary manslaughter — with an additional punishment for the use of a firearm. He will also serve a concurrent term for an unrelated robbery. Allen was sentenced on May 10th, 2024, to 19 years in state prison.
Eric Windom: No contest on one count of attempted murder and voluntary manslaughter — with an additional punishment for the use of a firearm. He will also serve a concurrent term for a robbery that is unrelated to this case. Windom was sentenced on May 8th, 2024, to 19 years in state prison.
Keyshawn McGee: No contest on one count of attempted murder and voluntary manslaughter — with an additional punishment for the use of a firearm in both the murder and voluntary manslaughter charges. McGee was sentenced on May 10th, 2024, to 13 years, 8 months in state prison.
The four were part of the arrests of 48 gang members and associates during a complex, six-month investigation involving 24 agencies, for murder, attempted murder and illegal guns. The effort removed 40 firearms, including 15 “ghost guns” off the streets and over $100,000 in cash. (See related article)
City Manager’s Press Conference Comments
During the press conference on Dec. 19, 2025, City Manager Scott said, “I want to start by acknowledging what this period has meant for people in Antioch. The last few years have been difficult and, for many residents, deeply unsettling. Trust was strained. Confidence in institutions took a serious hit. Many in our community have carried that weight in ways that don’t show up in headlines.
“Today reflects the culmination of a long, demanding process. It has taken ongoing effort, patience, and a willingness to stay engaged even when it was uncomfortable. I want to recognize the people who kept showing up and kept working.
“I’m grateful to John Burris and his team. We have approached this from different sides, but there was a shared understanding that Antioch needed a path forward that is durable and serious. That kind of alignment does not erase differences. It makes progress possible.
“I also want to thank our City staff and legal team for moving this work forward with discipline and care, and I want to recognize the community, residents, advocates, and neighborhood voices who insisted the City meet a higher standard and kept that expectation in front of us.
“I appreciate the Antioch Police Oversight Commission and City leadership for supporting forward movement, and for the decision to hire a Chief who reflects the values this moment requires. Leadership sets the tone and over time, it shapes culture.
“Today is about refusing to let the City remain defined by the failures and controversy that brought us to this point. Antioch deserves a government that listens, adjusts, and delivers. It deserves public service that is fair, professional, and consistent across every neighborhood and every interaction.
“As we move into the next chapter, our focus is steady execution, staying transparent about progress, and earning trust through sustained performance and measurable improvements.”
On February 9th, the day the PRA request was partially fulfilled, an email was sent to City Manager Bessie Scott, Mayor Ron Bernal and all four council members, Assistant City Attorney Kevin Kundinger who worked on the settlements, City Clerk Michael Mandy and City PIO Jaden Baird.
They were asked to provide the breakdown of how much was paid by the City for each of the 18 settlements and how much was paid by the insurance pool.
They were also informed that during the press conference attorney John Burris said there had been 23 cases settled and asked for the information about the other five.
The PDF’s of each of the 18 settlements provided were incomplete as they do not include the signatures of the City’s legal representative on the settlements showing the dates each was finally settled. The final versions with the signatures and dates signed by the City’s legal representative were requested.
They were also asked why the City didn’t announce each of the settlements when they occurred last March, April, May, June and July based on the dates the agreements were signed by the plaintiffs and a representative of John Burris’ law firm; why did they wait so long to provide the details to the public and only after a PRA request was made and how is that being transparent.
Finally, they were asked why the lawsuit is still referred to as “Existing Litigation” and was discussed during the Closed Session of the City Council meeting on Tuesday, Feb. 10th if it’s all been settled.
Since no response was received from any of the city council or staff members, an email with the same requests and questions was, again sent on Feb. 24 and included City Finance Director Dawn Merchant in hopes she could share the amounts the City paid out on each of the 18 settled lawsuits and how much was paid by the insurance pool.
A meeting was then held with City Clerk Michael Mandy on Feb. 25th in another attempt to get the PRA request completely fulfilled. But still, no response was received.
Finally, all five council members and aforementioned City staff were emailed again on Feb. 26th, and included then-Interim City Attorney Derek Cole and Assistant City Clerk Christina Garcia.
Interim City Attorney Says Lawsuit Settlement “Not Currently Finalized”
On Friday, February 27, 2026, Cole responded, “In response, I note that much of what you ask about in your email are questions for comment, not requests for records under the Public Records Act. This consolidated lawsuit remains active as the settlement agreement is not currently finalized and executed. Therefore, neither our office nor City Administration believe it is appropriate to comment on your questions at this time.
“Further, to the extent you have stated proper requests for public records, we note that the City does not have an obligation until after the litigation has concluded to produce any response records. (See Gov. Code sec. 7927.200(a).)
“We do note that, to date, the City’s employment risk manager has paid nearly all of the legal fees and litigation costs for the consolidated action. The City will have to reimburse these expenses after the conclusion of the consolidated action, but as of this time, the City does not have information it can share on what its ultimate share of the litigation expenses will be.
“We also note that the City has agreed to pay the plaintiff’s attorney fees for this case and we do provide a copy of the order the parties entered into to effectuate that agreement. The amount of the attorney fees to be paid is stated in the order.”
The order entitled, “Attorneys’ Fees Agreement” and dated Jan. 8, 2026, shows the City paid Plaintiffs’ counsel attorneys’ fees in the amount $154,902.50 to Burris Nisenbaum Curry & Lacy, LLP.
Former Antioch Community and Economic Development Director Zach Seal is no longer with the City as of Tuesday, March 3, 2026. Photo source: City of Antioch
Former interim director will return to the position; posting for new assistant city manager will occur soon
By Allen D. Payton
After just shy of six months on the job, the City of Antioch Community and Economic Development Director Zach Seal is longer in the position as of Tuesday, March 3, 2026. As previously reported, he started on Oct. 6, 2025.
When informed of Seal’s possible departure, City Manager Bessie Scott was asked, Tuesday afternoon, if Seal had been terminated and for any details. She did not respond. City PIO, Jaden Baird was asked about the matter, but he was not aware of it and said he would contact Scott.
A portion of the email sent by City Manager Scott to all City employees regarding the leadership change in the Community and Economic Development Department on Tuesday, March 3, 2026. Screenshot courtesy of a resident who chose to remain anonymous.
Then thanks to a resident who shared a copy of it with the Herald at 7:59 PM and chose to remain anonymous, it was revealed that Scott sent the following email entitled, “Staffing Update: Community and Economic Development Department” to “All City Employees” at 5:55 PM:
Hello Team Antioch,
I want to share an important staffing update. As of today, Zach Seal, our Community and Economic Development Director, is no longer with the City. We thank him for his service during the time that he was here and wish him well in his future endeavors.
While leadership transitions are never easy, our focus remains on maintaining continuity in the important work of supporting Antioch’s economic growth and business community. In the meantime, we will be continuing with the ongoing economic development activities that are currently underway while we begin a formal recruitment process for a new Community and Economic Development Director. David Storer will be the Interim Community and Economic Development Director for the time being.
Economic development remains a top priority for the City. We will continue advancing efforts to attract investment, support local businesses, and position Antioch for long-term economic vitality.
I appreciate the professionalism and dedication our staff brings to this work every day. As we move through this transition, I will keep you informed of next steps in the recruitment process.
Thank you for your continued commitment to serving our community. ~Bessie
Bessie Marie Scott, EMPA, CIG
City Manager
————
However, no announcement was provided to the local media to inform the public.
The following questions were then sent to both Scott and Baird:
“Was he terminated or did he voluntarily resign?
Why after just six months on the job?
Did he not meet expectations?
Was he supposed to accomplish something that he didn’t?
What did he actually accomplish during his brief tenure?”
They were also asked for anything else they could share.
City Limited in What Can be Shared About Personnel Matters
UPDATE 1: In response, Baird wrote, “The City can confirm that Zach Seal is no longer employed with the City of Antioch. As the City Manager shared with staff earlier this evening, we thank him for his service during the time he was here and wish him well in his future endeavors.
“Due to the confidential nature of personnel matters, the City is not able to comment on the circumstances surrounding an employee’s separation, including whether it was a resignation or termination, performance-related matters, or internal discussions.
“Economic development work will continue uninterrupted. David Storer will serve as Interim Community and Economic Development Director while the City begins a formal recruitment process for the position.
“This reflects the information the City is able to provide at this time. Thank you for your understanding.”
Baird and Scott were pressed further and asked, “If he was terminated, did he have a severance clause in his employment agreement, was that triggered and how much is that costing the City?”
New City Attorney Lori Asuncion started on Monday. Asked last week if she had considered, lately hiring an assistant city manager, Scott responded, “Yes! Posting coming out soon.”
Please check back later for any updates to this report.
A handwritten sign in the window shows the Hidden Dragon Chinese restaurant on Lone Tree Way in Antioch is “no longer open for business.” Photos by Allen D. Payton
By Allen D. Payton
According to the Contra Costa Health Department’s Environmental Health Division, Hidden Dragon Chinese restaurant in Antioch was shut down last April for violations including insects, rodents referred to as rats and mice, birds or animals present. It was shut down again on Dec. 9th for some of the same problems. Both times the owners were instructed to, “Cease and Desist all food activities.”
Located at 4106 Lone Tree Way in the same shopping center at Dallas Ranch Road as the former Rite Aid and now closed Sherwin-Williams Paint Store, the restaurant reopened Dec. 12th following a re-inspection. Then, the owners voluntarily and permanently closed the restaurant in January. An Environmental Health inspector did not learn of that until attempting a re-inspection, yesterday, Monday, March 2, 2026.
The Food Facility Routine Inspection Report dated April 23, 2025, showed a Minor Violation for not having “6. Adequate hand-washing facilities: supplied and accessible. Minor Observations: A) Soap dispenser in employee restroom observed inoperative. B) No paper towels in wall-mounted dispenser in employee restroom. – Ensure all handwashing stations are accessible and stocked with soap and paper towels in mounted dispensers at all times. Corrective Action: Adequate facilities shall be provided for hand washing with soap & towels or drying device provided in dispensers; dispensers shall be maintained in good repair (113953, 113953.1, 113953.2).”
The Major Violation was listed as “22. No insects, rodents, birds or animals present.”
Source: Contra Costa Health Department Environmental Health Division
13. Food in good condition, safe and unadulterated Corrected On Site
Observations: Observed 1 bag of adulterated walnuts (rodent chew marks on bag) on shelf in dry-storage room.
– Discard all adulterated food products.
– Inspect facility for adulterated food (e.g. with rodent chew marks) and immediately discard.
– Protect food from contamination.
*Corrected on site: Operator discarded adulterated bag of walnuts.
Corrective Action: Any food is adulterated if it bears or contains any poisonous or deleterious substance that may render it impure or injurious to health (113967, 113976, 113980, 113988, 113990, 114035, 114254.3).
22. No insects, rodents, birds or animals present
In addition, the report included details of the violations, including:
“A) Observed 1 dead rat on glue board on floor underneath shelving in dry storage area.
B) Observed 1 dead rat on glue board on floor underneath wooden cabinet behind front counter.
C) Observed 5 german cockroaches, and rodent fir on glue board placed on bottom shelf of prep table at cook line.
D) Observed 2 baited (and set off) wooden rat snap traps on drain board near high-temperature dish machine.
E) Observed rodent fur on wire shelving in dry-storage room.
F) Observed rat droppings”
The restaurant was again instructed to, “Cease and Desist all food activities.
– Remove dead rodents, dead cockroaches, and all rodent droppings from facility.
– Thoroughly clean and sanitize all affected areas (including but not limited to floors, shelves, dishes).
– Remove glue boards and snap traps from shelving and from dish-machine drain board. Do NOT place snap traps and glue boards on shelving or on drainboard for dishes.
– Obtain professional pest-control service. Email pest-control report to Daniel.Chavez@cchealth.org. Maintain copies of pest-control reports on site, available for review during inspections.”
County Health Staff Provide Details
When asked about the closure, Karl Fischer, Communications Coordinator for Contra Costa Health asked if there was a red placard in the window. When informed there was just a handwritten sign he said, “It sounds like they might have closed themselves. When we shut down a restaurant, we usually require them to post a red placard in the window.”
“Restaurants are required to close down if they don’t have water or if they have insects,” Fischer continued. “They might be shutting down because they know they have a problem and shouldn’t be serving food, right now.”
Contra Costa County uses a color-coded Placard Program for Permanent and Mobile Retail Food Facilities to publicly report the results of food safety inspections, which includes green, yellow and red placards. Colors are determined based upon inspection findings with green meaning Pass, yellow meaning Conditional Pass and Red meaning Closed. A white placard stands for Placard Pending.
“As soon as they take care of it, they’re back in business. After a day or two, they’ll call us for a reinspection,” he added.
When informed of the report in April 2025 Fischer said, “The restaurant also got shut down on Dec. 9th for rodents.”
According to Kristian Lucas, the County’s Director of Environmental Health, “We regularly encourage all food facilities to self-close when there are any major issues that may affect public health and their food service as a result. Therefore, it may very well be that this facility chose to close on their own volition if Env Health did not officially close the facility.”
In an email, Tim Kraus, Supervising Environmental Health Specialist for Contra Costa Health then shared, “We did not close them permanently. It appears Inspector Daniel Chavez attempted an inspection yesterday and found the same sign mentioned below. His report indicates he communicated with the former owner via text message, who indicated they closed permanently in January of their own volition. I’ve attached a copy of the report from yesterday since it doesn’t appear to have worked its way through to the website yet. I’ve also attached the 12/9 routine inspection that resulted in a closure and the 12/12 reinspection where they were re-opened.”
“The last activity prior to yesterday’s inspection attempt that I see in our system was the re-opening inspection on 12/12/25,” he added.
The restaurant was incorporated as Sweet Rice Union, LLC. But the owners’ names are not listed on the Bizapedia page.
The BART Board voted to close all stations serving East County if the proposed Nov. sales tax measure fails. Source: BART
Contra Costa’s 4 representatives vote to adoptAlternative Service Plan to balance budget including 1,170 employee layoffs
Ridership still down 50% post-COVID
ByAllen D. Payton
On Thursday, Feb. 26, 2026, the BART Board of Directors, on vote of 8-1, adopted an Alternative Service Plan outlining specific budget balancing details to solve a $376M deficit for the next fiscal year if no new funds become available to BART. According to a District press release, BART is facing a structural deficit of $350M to $400M because ridership is still down 50% compared to pre-pandemic levels and BART’s current funding model relies heavily on passenger fares.
As previously reported by the Herald, the stations on the list for potential Phase 1 closure in January 2027 include the 10 lowest ridership stations: North Concord, Orinda, Pittsburg Center, Oakland International Airport, West Dublin/Pleasanton, Castro Valley, San Bruno, South Hayward, South San Francisco and Warm Springs/South Fremont.
Phase 2 Closures Include Antioch and Pittsburg/Bay Point Stations
The Phase 2 – July 2027 Segment Closure Scenario, Contingent on Phase 1 implementation, would result in a 70% reduction in train hours and 25% reduction in system miles; Segment closures would stop service on most system segments opened after 1976: Yellow line service would end at Concord, shuttering the Pittsburg/Bay Point and Antioch Stations; Orange line service would end at Bay Fair,; Blue line service would be discontinued shuttering the West Dublin/Pleasanton Station; Most stations south of Daly City would be closed except for direct service to SFO would continue for revenue retention; Service continues to Milpitas and Berryessa due to terms of BART/VTA agreements.
Based on Proposed Transit Tax Measure Failing
The plan is based on the assumption a sales tax increase measure proposed for the November ballot in five Bay Area counties fails. As previously reported, voters would be asked to consider a one-half sales tax increase in Contra Costa, Alameda, San Mateo and Santa Clara counties and a one-cent sales tax increase in San Francisco County. The 14-year regional transportation sales tax would generate approximately $980 million annually with 60 percent dedicated to preserving service on BART, Muni, Caltrain and AC Transit, as well as San Francisco Bay Ferry and smaller transit agencies providing service in the five counties to keep buses, trains and ferries moving, including WestCat, County Connection and Tri Delta Transit. About one-third of the revenue would go to Contra Costa Transportation Authority, Santa Clara VTA, SamTrans and the Alameda County Transportation Commission, with flexibility to use funds for transit capital, operations, or road paving projects on roads with regular bus service.
Also, as previously reported, an effort is underway to gather signatures to place the measure on the ballot. The sales tax increase would be in addition to the half-cent sales tax for BART operations in Contra Costa, Alameda and San Francisco counties in place since the 1960’s.
Motion and Vote Details
Following public comments and discussion among the Board members a vote was taken on the following motion: The Board adopts the attached Resolution “In the Matter of Initially Approving an Alternative Service Plan to Take Effect January 2027 in the Event the Connect Bay Area Measure Fails to Receive Voter Approval at the Statewide General Election on November 3, 2026 and BART is Unable to Secure Other Revenue Sources.”
The motion was made by District 4 Director Robert Raburn, seconded by District 1 Director Matt Rinn, and passed on a vote of 8-1 with the additional support of District 7 Director Victor Flores, District 2 Director Mark Foley, District 3 Director Barnali Gosh, District 8 Director Janice Li, Board Vice President and District 9 Director Edward Wright and Board President and District 5 Director Melissa Hernandez.
District 6 Director Liz Ames was the only member of the Board of Directors to vote “No”.
Foley represents portions of Central County and all of East County, Rinn represents portions of Central Contra Costa County, all of Lamorinda and most of the San Ramon Valley, Gosh represents all of West County and Hernandez represents portions of San Ramon.
Approved Plan Details
The plan includes specific cuts and financial strategies needed to balance both the FY27 (July 1, 2026-June 30, 2027) and FY28 (July 1, 2027-June 30, 2028) budgets. The plan includes service cuts, station closures, fare increases, a 40% reduction in system support services, laying off 1,170 employees and a series of deferrals and one-time resources. The plan does not name specific stations to be closed and makes clear the BART Board will be responsible for all decisions on station closures. You can read the Alternative Service Plan resolution, resolution attachment and presentation to the BART Board.
BART has already made budget cuts across all departments and instituted a series of cost controls, including rightsizing service, labor savings, operational efficiencies, and reducing BART’s office space footprint. At the same time, BART has also worked to increase revenue by installing new fare gates, leasing out BART parking lots, and offering new fare products such as Clipper BayPass. View a detailed list of cost savings implement by BART at bart.gov/fiscalcliff.
Alternative Service Plan Details
To take place in January 2027:
3-line service (Yellow, Blue, and Orange line service only, with limited peak service in only the peak commute direction on the Red and Green lines).
30-minute frequencies on every line.
Closing at 9 pm seven days a week.
This service plan represents a 63% reduction in train hours.
30% fare and parking fee increases (the estimated average fare would increase from $4.98 to $6.38).
Target approximately $30M in savings over 6 months from non-service budget reductions to fleet and non-fleet maintenance, police, cleaning, and administrative support functions.
Continue deferrals of priority capital allocations and retiree medical contributions.
Balance remainder of FY27 with one-time resources and financial deferrals.
Following the January 2027 cuts, staff will continuously assess ridership and revenue impacts and the performance of all District functions to determine if further reductions can be safely and legally implemented.
To take place in July 2027 if feasibly safe:
Target over $175M in annual cost reductions through a cumulative 70% reduction in service hours:
Maintain 3-line service, 30-minute frequencies on each line, closing at 9pm.
Close up to 15 stations and/or up to 25% of system track miles.
The BART Board will be responsible for all decisions on station or line segment closures.
Increase fares and parking fees up to a cumulative 50%. The estimated average fare would increase to $7.26.
Target annual operating expense savings of more than a cumulative $130M from non-service budget reductions to fleet and non-fleet maintenance, police, cleaning, and administrative support functions.
Continue to defer retiree health contributions; defer most remaining capital allocations.
Contingency:
If at any point it is determined BART can’t safely or legally operate with available resources, stop passenger service.
Use existing District tax revenues to secure system assets.
Work to determine system’s future.
Use of the State Loan
BART can’t use state loan money to avoid station closures and service cuts if no new revenue becomes available because without new revenue, there is no way to pay the loan back. The state loan primarily helps with cash flow if a November 2026 transit funding measure is successful. It is a bridge loan that gives BART reassurances money will be available to continue to deliver the best service possible until the sales tax dollars from the successful ballot measure become available for BART’s use. This is projected to happen in July 2027 but could take longer. If a funding measure succeeds, BART will use $97M in loan funds to help balance the FY27 budget.
The Slatten Ranch Shopping Center on Lone Tree Way at Highway 4 in Antioch has been sold. Photos by Allen D. Payton
Sterling Organization expands portfolio with acquisition
Named after the late John Slatten and family
Sterling Organization, a vertically integrated private equity real estate investment firm headquartered in West Palm Beach, Florida, has added another asset to its national retail portfolio with the acquisition of Slatten Ranch Shopping Center (“Slatten Ranch”), located at 5709 Lone Tree Way in Antioch, California, a San Francisco MSA submarket. The purchase was made on behalf of Sterling’s $600 million institutional value-add fund, Sterling Value Add Partners IV (SVAP IV).
The 118,187-square-foot shopping center, named for long-time Antioch resident and business owner, the late John Slatten and his family, where their farm was once located, is shadow anchored by a 142,000-square-foot Target, which ranks among the top performing stores in the U.S. The center is leased to tenants including Burlington, Five Below, Sephora and Harbor Freight Tools, plus a mix of daily needs retailers. The shopping center sits along Highway 4 and Lone Tree Way, where more than 81,000 vehicles pass daily. Slatten Ranch draws a robust consumer base, and within a three-mile radius of the property, there are more than 122,000 residents with average household incomes exceeding $168,000.
The Target store and parking lot are not part of the purchase which also does not include the stores in the neighboring Empire Shopping Center, where Old Navy, PetSmart and Office Depot are located.
“Opportunities like Slatten Ranch don’t come along often in a market like this. Slatten Ranch is a high-quality asset that benefits from the draw of Target while offering immediate actionable upside with over 30,000 square feet of well-positioned vacant space. Our team is looking forward to executing our business plan and delivering strong results for our investor partners,” said Jordan Fried, Principal at Sterling Organization. “We’d like to thank Ryan Nickelson with LRG Investors, as well as Eric Kathrein, Gleb Lvovich, Geoff Tranchina, Andrew Spangenberg and the JLL team for their collective efforts and professionalism on this transaction,” added Mr. Fried.
“We are thrilled to add Slatten Ranch Shopping Center to our value-add portfolio,” said Bob Dake, Principal at Sterling Organization. “This acquisition presented the opportunity to purchase a market-leading, Target shadow-anchored asset in a densely populated and high-growth Northern California Bay Area submarket. Our team looks forward to filling the existing vacancies and increasing the occupancy rate at the property from 72% to our goal of 100% during our hold period. We also intend to improve both property operations and tenant mix to better serve the community,” he added.
Vacancies available for lease range from 5,627 to 27,000 square feet. Leasing inquiries can be directed to leasing@sterlingorganization.com.
With the addition of Slatten Ranch, Sterling Organization and its affiliates now own 82 properties nationwide, totaling more than 13 million square feet and exceeding $3 billion in value. The firm continues to actively seek new investments and currently has more than $1 billion in aggregate buying power across its various strategies. Acquisition and disposition inquiries may be sent to investments@sterlingorganization.com.
For more information about the new owner of the shopping center visit sterlingorganization.com.
Co-founded by NFL running back Najee Harris and his mother, Tianna Hicks, Da Bigger Picture Foundation is a reflection of family, perseverance and giving back. What started as a vision between mother and son has grown into a mission focused on service, youth empowerment and creating real impact where it’s needed most.
Donations fuel every foundation program — from Get Fitted to youth camps, fun events like the Bay Rideout and community drives.
Da Bigger Picture Foundation – Where Confidence Meets Opportunity! Creating access and opportunity for youth through community programs, school partnerships and events that build confidence. For more information or to donate visit https://dabiggerpicture.com
The Raley’s Food For Families and Feeding America Food Bank. Photo: Raley’s
Launches new 2026 infrastructure grant cycle to strengthen food access in communities it serves
New grant-funding round supports critical infrastructure needs at food banks and partner agencies throughout California and Nevada
By Carol Barsotti, Chief Communications Officer, The Raley’s Companies
WEST SACRAMENTO, CA – For 40 years, Raley’s Food For Families has been a steadfast partner in the fight against hunger. Since 1986, the organization has donated more than 81 million dollars and 70 million pounds of wholesome, nutritious food to its existing network of 12 Feeding America food bank partners and their subsequent network of more than 2,400 agencies.
Now, as Raley’s Food For Families marks this significant anniversary, the organization is demonstrating its long-term dedication with the launch of its renewed 2026 Infrastructure Grant Program. The grant initiative builds on immediate hunger relief efforts by investing in infrastructure that enables sustained, meaningful impact for years to come.
“For four decades, Food For Families has been privileged to donate millions of pounds of food and to provide support to hungry families across our communities. This milestone is a moment to celebrate that impact and recommit to the long-term work of food security,” said Julie Teel, President of Food For Families Board of Directors. “By focusing on infrastructure, we’re strategically making funds available so these vital community partners can strengthen their ability to get food to those who need it most.”
Building on a Year of Impact
The new grant cycle builds on the success of the inaugural 2025 Infrastructure Grant Program, which distributed just over $340,000 to support critical needs identified by food banks and their partner agencies. The first funding round made a significant impact, including funds for refrigeration units, box trucks, forklifts, and pallet jacks, along with many smaller infrastructure items, such as shelving units.
“These investments directly translate to increased food access for families by allowing food bank staff and volunteers to work more efficiently, ultimately serving more people with the same resources. For example, a single pallet jack can save 76 manual trips per truckload,” said Teel. “The grant funding is a tangible example of the profound commitment Raley’s has made to the communities it serves.”
2026 Infrastructure Grant Cycle Details and Guidelines
The 2026 Infrastructure Grant Program will prioritize grants that directly increase food access rather than focus on food education. Eligible applicants include partner agencies, food pantries and closets affiliated with Raley’s Food For Families’ Feeding America food bank partners:
Food Bank of Contra Costa & Solano
Alameda County Community Food Bank
Central California Food Bank
Food Bank for Monterey County
Food Bank of Northern Nevada
Feeding the Foothills
Redwood Empire Food Bank
Sacramento Food Bank & Family Services
Second Harvest Silicon Valley
Second Harvest Food Bank of Santa Cruz County
Second Harvest of The Greater Valley
Yolo Food Bank
As a way to celebrate and recognize its long-term food bank partner network, Raley’s will also highlight the work of one partner food bank each month throughout 2026. For more information about the 2026 Infrastructure Grant Program food bank partners should reach out to their Feeding America food bank partner.
“We’re honored to mark 40 years of food security leadership and real-world impact,” said Teel. “Raley’s Food For Families has remained committed in its mission to alleviate hunger by providing nutritious food to those in need. The organization’s longevity reflects a deep-rooted belief that food security is foundational to community health and opportunity.”
About Raley’s Food For Families
Raley’s Food For Families is a registered 501(c)3 non-profit, which provides food to Feeding America Food Bank Members and their network of more than 2,400 partner agencies. The organization serves the communities of Northern and Central California and Northern and Central Nevada through Raley’s, Raley’s O-N-E Markets, Bel Air Markets and Nob Hill Foods stores. Since 1986, the organization has donated over 81 million dollars and 70 million pounds of fresh, wholesome food to its partners. With a long commitment to local communities, Raley’s Food For Families continues to grow and thrive as an organization dedicated to alleviating hunger by providing nutritious food to those who need it most. For more information and to learn how to donate, visit www.foodforfamilies.org. Raley’s Food For Families tax ID is 68-0195082.
About Raley’s
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Commercial Infill Housing Overlay District Sites Map shows the 10 parcels rezoned in 2022. Source: City of Antioch
No Planning Commission, Council decisions or public input required due to Council votes in 2022 to rezone 10 commercial properties to include Extremely Low, Very Low and Low-Incomehousing and mixed-use development; not state required
By Allen D. Payton
It’s been over 20 years since the residents who live near the Antioch golf course rose up in 2004 and successfully defeated a proposed apartment complex on Blue Rock Drive on the north side of Lone Tree Way. Yet Antioch City staff have “Approved, Administratively” an Extremely Low, Very Low and Low-Income, 233-unit apartment complex on the south side of Lone Tree Way next to the CVS store and shopping center without any public hearings before the Planning Commission or City Council.
But it’s only one of 10 sites throughout the city where the same conversion from commercial zoning to residential development can occur due to multiple votes by the City Council in 2022 where almost 2,500 affordable apartments can be built. Over 2,000 units only require city staff approval. Currently, four of the 10 sites have projects in process and have already been approved by staff, including the largest project, the 702-unit Somersville Town Center apartment complex.
That’s because higher density residential is allowed by right under the Regional Commercial land use designation of the General Plan due to a 2022 amendment to the General Plan Use Element (GP22-01), approved by the City Council, that added a “Commercial Infill Housing Policy.” Pursuant to this policy, the Council designated the various sites with a Commercial Infill Housing (“CIH”) overlay.
Aerial photo of site of the administratively approved Joyfield at Lakeview Center Apartments on Lone Tree Way near Golf Course Road behind the CVS store. Source: City of Antioch. Labels by the Herald
As part of the strategic infill housing study process in 2022, the specific sites within Antioch were rezoned to allow for the streamlined development of medium- and high-density residential and mixed-use projects. These infill sites are typically vacant and / or underutilized commercial areas of the City.
According to the City staff report for the City Council meeting agenda item on April 12, 2022, “The intent with this policy is to encourage revitalization in commercial developments that have commercial vacancies and relocation of commercial activity to other parts of the city. These sites are eligible for streamlined review subject to compliance with objective standards. This fulfills the need to add more housing through the building of medium and high-density housing and allows for existing commercial sites to be developed with high quality residential development.”
Unanimous Council Votes in Favor of Rezoning
During that meeting, the council voted unanimously through five separate motions to approve the Zoning Map Amendments and Rezone the 10 sites to include a CIH Overlay District designation, an addendum to the 2003 General Plan Environmental Impact Report, the General Plan Amendment, establishing Commercial In-Fill Housing Policies in the Land Use Element, the project’s Objective Design Standards and other administrative requirements to implement the changes.
Nine sites are currently developed with existing commercial uses, requiring demolition, and vary in size from 4.9 to 40.9 acres. One site, located at the southeast corner of Crestview Drive and W. 10th Street, is vacant and is 2.3 acres.
The 10 sites rezoned by the City Council are labeled as:
Lakeview Center – Estimated Units: 80. Actual: 233 See below.
In-Shape Shopping Center – Estimated Units: 267. Actual: 245 See below.
Deer Valley Plaza – Location of former AMC theaters building and parking lot. Estimated Units: 147. No plans yet submitted.
Hillcrest Summit – Estimated Units: 147. Actual: 165 See below.
Hillcrest Terrace – on Deer Valley Road next to McDonald’s, across from Safeway and the Hillcrest Crossings shopping center. Estimated Units: 189. Actual: 165 No plans yet submitted.(Owned by the Antioch Unified School District).
Buchanan Crossings – Estimated Units: 81. Actual: 195 See below.
Delta Fair Shopping Center – Estimated Units: 221 Submitted: 210 Withdrawn See below.
Somersville Towne Center – Estimated Units: 720. Actual: 702 See below.
99 Cents Only/Big Lots shopping center – on Somersville Road. Estimated Units: 113. No plans yet submitted.
Crestview Drive/W. 10th Street – empty lot near Enterprise Rent-A-Car. Estimated Units: 115. No plans yet submitted.
Votes, including two split, on individual sites occurred as follows:
On Nov. 22, 2022, the council voted to rezone and include in CIH Overlay Districts for both the Lakeview Center (Ayes: Ogorchock, Wilson, Barbanica, Thorpe; Noes: Torres-Walker) and Buchanan Crossings (Ayes: Ogorchock, Wilson, Thorpe; Noes: Torres-Walker, Barbanica recused himself) and on Dec. 13, 2022, the council unanimously approved them during the second reading as part of the Consent Calendar.
City of Antioch Principal Planner Kevin Scudero was asked about those votes and when the other eight sites were rezoned and included in CIH Overlay Districts by the City Council. He responded, “The City Council adopted the CIH Overlay on April 12, 2022. The Lakeview Center and Buchanan Crossings parcels were part of the original approval but there was an error in processing and some parcels within the center that were intended to be included were left out of the ordinance. The action on November 22, 2022, was a cleanup to add in the parcels that were mistakenly left off of the original approval.”
Asked if any additional parcels been added to the list of 10, Scudero responded, “No parcels have been added.”
Not State Required
Although the City was awarded $310,000 in SB 2 The Building Homes and Jobs Act grant funding to study feasibility of providing infill, high-density residential development on underutilized and vacant commercial sites, the rezoning was not required by state mandate.
No Additional Commission or Council Meetings with Public Input Required
Once a site has a CIH overlay, residential development is a permitted use under the General Plan. Furthermore, the entitlement process for a residential development within the CIH Overlay is ministerialprovided the proposed project is consistent with the applicable CIH Overlay District Objective Design Standards. That means no additional Planning Commission or City Council hearings with public input are required.
So, instead of future potential commercial and employment areas as the City grows south into the Sand Creek Focus Area, the designated properties will now be used to build over 2,000 apartments and townhomes. Since the change in 2022, developers have been submitting applications to build on many of the sites.
Following are the projects on the City’s Community Development Department, Planning Division’s Current Projects webpage:
Joyfield at Lakeview Center Apartments read and front views. Source: City of Antioch
233-Unit Extremely Low, Very Low and Low-Income Lakeview Center ApartmentsNear Golf Cours Road
Labeled “Lakeview Center Multi-family”, it’s described as “Commercial Infill Housing, Administrative Design Review Request for a Multi-family development with 233 affordable units.”
Currently, the General Plan designations for the four parcels on 7.56 acres are Office, Neighborhood Community Commercial or both and each has a CIH overlay zoning. The project has been “Approved, Administratively.”
Source: City of Antioch
Development plans show seven new 3- and 4-story buildings included in the project by Los Angeles-based Standard Communities. The Project will include 350 on-grade parking stalls, community amenities, and site landscaping. The apartments will be single level and arranged in a “stacked flat” configuration. Each unit will be accessed through stairways with direct access to the parking areas. There will be 109 one-bedroom 607 s.f. units, 58 two-bedroom 793 s.f. units and 66 three-bedroom 1,008 s.f. units included.
The architectural style for the Project is “California Contemporary,” simple, and sophisticated. The amenity building is located at the center of the Project and includes a leasing center, clubhouse, business center, fitness center and laundry. The indoor amenity areas will connect to the landscaped courtyard which will include a BBQ area, lounge seating and tot lot. The Project will also have a dog park.
Site map for the Lone Tree Apartments near In-Shape health club. Source: City of Antioch
245-Unit Lone Tree Apartments at In-Shape Shopping Center
The Lone Tree Way Apartments project, proposed by The Spanos Corporation of Stockton, sits on 8.93 acres in Antioch, located between Bluerock Drive and Eagleridge Drive near the In Shape health club. The project, submitted in May 2023, and also “Approved, Administratively”, consists of 245 apartment units within (5) 49-plex, 4 story buildings as well as a stand-alone 2-story community clubhouse (approximately 9,400 SF). Each building is served by an elevator with interior-conditioned corridors. Units will range from 477 SF studios to 1,047 SF 2-bedrooms.
Renderings of the administratively approved Lone Tree Apartments near In-Shape and graphics showing the businesses approved by the city council last year. Source: City of Antioch
Each unit will include washer/dryer, private balcony, and luxury interior finishes. Located centrally within each building will be a pet spa and bicycle café. The community clubhouse will include a leasing center, great room, fitness center, mail and parcel room, game room, theater, sports simulator, rooftop deck and more. Outdoor amenities will include a pool, spa, cabana, fire pit, bocce ball, tot lot, dog park and pickle ball court.
Last year, a commercial project was approved to be located in front of the apartment complex, along Lone Tree Way, which will include a Chipotle Mexican Grill, Habit Burger & Grill and Mister car wash.
Hillcrest Summit Apartments Location Map. Source: City of Antioch
165-Unit Hillcrest Summit Apartments
Administrative review for a 165-unit, 100% affordable apartment development, complete with associated parking and site improvements on a Commercial Infill Housing site also “Approved, Administratively”.
Hillcrest Summit Apartments is a proposed 100% affordable apartment project at Hillcrest Avenue and Shaddick Drive on a vacant site behind the 76 Service Station and 7-Eleven. Effective May 26, 2022, the property was included in the Commercial Infill Housing (CIH) Overlay District. The new zoning classification allows for by-right housing development for projects in compliance with Objective Design Standards.
Hillcrest Summit Apartments AMI figures. Source: City of Antioch
In accordance with the purpose of the CIH Overlay District, the project aims to revitalize the underutilized commercial site and increase the city’s housing supply. The convenient location is less than a half-mile from the Antioch BART Station, near access onto Highway 4, and includes a bus stop at the Hillcrest frontage. The project will include 165 residential units on four levels.
165-Unit Hillcrest Terrace Apartments – No Project Yet Submitted
This project, planned for the vacant property located next to the McDonald’s and across Deer Valley Road from the Hillcrest Crossings/Safeway shopping center, consists of a 165-unit affordable senior housing project. The CIH Overlay District would allow for up to 189 units on the 6.3-acre parcel.
The only information about the project available is regarding a loan from the City’s former redevelopment agency. According to a City staff report in the 2023 Annual Comprehensive Financial Report for the Council meeting on Feb. 13, 2024, “In October 1998, the former redevelopment agency made a commitment for $731,175 in housing set-aside funds towards this project.
“Commencing on the first date of disbursement, the loan accrues simple interest at 3% per annum. The 55-year term loan is secured by a deed of trust. Commencing on the June 1 after project completion, and on June 1 of each year thereafter, the developer will pay the Agency one-half of the residual receipts to the extent there is residual receipts. Payments will be first credited against accrued interest and then against principal. Any outstanding principal and interest is due and payable in full in June 2055. In September 2001, the Agency made a commitment of an additional $200,000 due and payable October 1, 2038. Principal and interest outstanding for these loans at June 30, 2023, is $1,599,570.”
Scudero confirmed ownership of the property. “According to our records this site is still owned by the (Antioch Unified) school district,” he wrote. However, there are no current plans submitted for the site.
Source: City of Antioch
195 Affordable Apartments on Buchanan Road next to Grocery Outlet
Standard Communities of Los Angeles has another affordable apartment complex in Antioch, known as Buchanan Crossings Phase II, which was also “Approved, Administratively.” The application is for a residential 100% affordable multifamily development project on 6.22 acres along Buchanan Road that will include residential apartment units with associated parking, amenity areas and site landscaping as well as frontage improvements along Buchanan Road.
Buchanan Crossings Phase II AMI Units. Source: City of Antioch
The Project will consist of six new 3-story buildings with a total of 195 total affordable residential apartments and 293 on-grade parking stalls. There will be 91 one-bedroom, 49 two-bedroom and 55 three-bedroom units included in the complex.
Both parcels are located within the Western Antioch Commercial Focus Area of the Antioch General Plan and have a Regional Commercial land use designation and the CIH designation added in 2022.
Rendering of proposed Delta Fair Village apartment complex from 2020. Source: City of Antioch
210-Unit Delta Fair Shopping Center Apartments – Withdrawn
The project, which proposed a 4,000 s.f. commercial building and 210 apartments, known as the Delta Fair Village, was withdrawn by the developer after the City Council voted 3-2 in Sept. 2020 to postpone indefinitely his application. That was before the CIH policies were approved and the property rezoned to allow for high-density housing. At that time the plans show the residential units to be condominiums.
Somersville Towne Center Master Plan Aerial Concept with 702 administratively approved apartments. Source: City of Antioch
702-Unit Somersville Town Center Apartment Complex
The largest, new apartment complex currently in process in Antioch, will be the redevelopment of a majority of the Somersville Town Center shopping mall which has also been “Approved, Administratively” due to its location in a Commercial Infill Housing (CIH) Overlay District.
The existing mall includes 500,000 sf+/- of retail floor area. When the buildout is complete the approximately forty-acre site will include 702 new apartment units and 124,872+/- of commercial space.
Development is proposed to occur in two phases. Following demolition of most of the existing shopping mall, the first phase would begin at the northern part of the site and include eleven residential buildings, comprising 330 apartment units. Three-story, walk-up apartment buildings would be arrayed along Fairview Drive and Delta Fair Boulevard, with a central clubhouse facility.
Phase Two will complete the residential master plan adding 372 units in twelve buildings. The resulting design will define two distinct apartment villages, each with a unique architectural identity and community character. On-site parking will provide covered parking spaces for all of the units.
OTHER AFFORDABLE APARTMENT PROJECTS
Wildflower Senior Apartments Project site map. Source: City of Antioch
180-Unit Wildflower Senior Apartments
In addition to the administratively approved apartment complexes on the various CIH Overlay District sites, the 180-unit Wildflower Senior Apartments are planned for the corner of Wildflower Drive and Hillcrest Avenue. According to the Project Description, it is a proposed 100% affordable, senior apartment project on a 3.77-acre, vacant site located across Wildflower Drive from the previously approved Wildflower Station Multi-Family project and across Hillcrest Avenue from the Chevron gas station.
The General Plan land use is High-Density Residential with a zoning designation of R-35. The site is identified in the 2023-2031 Housing Element as Site 112. As a Housing Element site, the property has been targeted for redevelopment.
Rendering of Wildflower Senior Apartments Project. Source: City of Antioch
Within the building, a mix of one- and two-bedroom units make up the 180 residential units on four levels arranged around the central courtyard. The 102 one-bedroom units are approximately 559 s.f. each and make up 56.7% of the units. There are also 78 two-bedroom units (43.3% of total) at approximately 771 s.f. each. Two, one-bedroom units will be utilized as manager’s units.
The project will provide 100% of the residential units at 60% Area Median Income (AMI) or less and is currently in processing.
Apartments at Lone Tree site map. Source: City of Antioch
395 Apartments, 101 Townhomes Planned for Lone Tree Way Not Part of CIH But Some Units Will be Affordable
While, according to Principal Planner Scudero, the proposed project labeled, Apartments at Lone Tree, is not part of the CIH zoning overlay district, “the City Council approved the rezoning of the property from commercial to high-density residential in January 2023 as part of the Housing Element approval.”
The project by The Martin Group based in Oakland, is planned for the north side of Lone Tree Way between Country Hills Drive and Deer Valley Road, below the Seventh Day Adventist Church and Hilltop Christian School. The developer proposes 395 apartment units consisting of 25 or 33 junior one-bedroom, 261 or 253 one-bedrooms, and 109 two-bedrooms. In addition, proposed townhome buildings include a total of 84 two-bedroom, 2-bath, 1-car and 27 three-bedroom, 2.5-bath, 2-car units. This project includes 616 vehicle parking stalls with 399 surface parking spaces, and 220 proposed garage spaces. The project sponsor proposes to develop the property per the California state density bonus law.
The 19 townhome buildings are planned for the west end of the property along Country Hills Drive. The four apartment buildings and clubhouse are planned for the center of the property facing Lone Tree Way and the east end near the intersection with Deer Valley Road.
Apartments at Lone Tree aerial map with locations of photos included in the plans. Source: City of Antioch
The project sponsor proposes to develop the property per the California state density bonus law (government code sections 65915-65918). The proposed project can utilize the concessions, incentives and waivers that are afforded.
While the CIH Overlay District is not required by the state, according to the 2021 Guide to the California Density Bonus Law by the Meyers Nave law firm, the Density Bonus is a state mandate requiring cities to adopt ordinances to implement the law. It “provides developers with powerful tools to encourage the development of affordable and senior housing, including up to a 50% increase in project densities for most projects, depending on the amount of affordable housing provided, and an 80% increase in density for projects which are completely affordable.”
“A developer who meets the requirements of the state law is entitled to receive the density bonus and other benefits as a matter of right,” the Guide continues. “Special development bonuses are available for developers of commercial projects who partner with affordable housing developers to provide onsite or offsite affordable housing.”
The developer is currently processing the project application with City staff but did not provide in the Project Description the percentage of units that will be affordable and at what AMI levels.
Rendering of the proposed Apartments at Lone Tree. Source: City of Antioch
Scudero was asked questions regarding the Apartments at Lone Tree project. He was first informed of and asked about the discrepancy in unit totals as the Project Description reads, “PROPOSES A TOTAL OF 395 UNITS CONSISTING OF 33 JUNIOR ONE-BEDROOM, 253 ONE-BEDROOMS, AND 109 TWO-BEDROOMS. TOWNHOMES BUILDINGS PROPOSES A TOTAL OF 84 TWO-BEDROOM AND 27 THREE-BEDROOM TOWNHOMES.” But further down in the Unit and Area Summary chart it shows 25 Junior One-Bedroom and 261 One-Bedroom apartments.
Finally, the Project Description reads, “The project sponsor proposes to develop the property per the California state density bonus law (California government code sections 65915-65918). The proposed project can utilize the concessions/Incentives and waivers that are afforded.”
The state Density Bonus Law means a portion of the units will be affordable. Scudero was asked what percentage of the units will be affordable or if those numbers be submitted later.
Scudero responded, “Regarding the Lone Tree project, we have notified the applicant of the inconsistency in the plans and project description as part of our consistency review. Once we receive a revised submittal we will update the plans on the website. The total unit count of 506 units is correct. Regarding the density bonus, you are correct they will be providing affordable units. They have not determined yet what percentage of affordable they will propose to achieve the density bonus. That will come at a later date.
“Regarding the CIH site at Hillcrest that was approved as part of the original CIH approvals. The ordinance needs a second reading and goes into effect 30 days after that which is why the effective date is later than the original approval date,” he added.
City Staff Provides Additional Information
Questions were emailed to City staff, Mayor Ron Bernal and Councilmembers Don Freitas and Louie Rocha about the apartment and townhome projects.
Staff were asked if the parcels with projects that do not yet have administrative approval can be rezoned, the CIH overlays be eliminated and the projects be stopped. Principal City Planner Scudero responded, “Given the current complexities in state housing laws, we will need to look further into this question and get back to you.”
Staff were also asked if SB330, the state law that streamlines and limits local regulations on housing developments in California, applies to these projects since they’re apartments and not single-family residences. The townhome projects recently approved by the City Council at Wildflower Station and Slatten Ranch were submitted under the law and the council was required to approve them.
Scudero responded, “Yes, SB330 applies to all housing projects that are consistent with the General Plan and Zoning standards.”
The three council members were asked if they were aware of the CIH apartment projects and, if they can, are they willing to reverse the decision on parcels that don’t yet have a project that’s been administratively approved.
Creating Another Sycamore?
Both the councilmembers and staff were asked if approving 702 apartment units where most of Somersville Towne Center currently exists and must be demolished was going to create another Sycamore area, the City’s neighborhood with the greatest crime problems, with too many multi-family units in one area. They were also asked if some of those units could instead be approved as for sale, owner-occupied condominiums.
Scudero responded, “The decision to make a project for sale versus for rent is up to the developer. They are reviewed against the same objective design standards with the one difference being that a for sale project also requires the processing of a map for subdivision purposes.”
Questions Regarding Delta Fair and 99 Cents/Big Lots Shopping Center Projects
The four were also asked if someone has contacted Gabriel Chew, the owner of the property where the Delta Fair Village is proposed, to reconsider submitting and processing it. They were also asked if Chew owns the 99 Cents/Big Lots property and has there been any contact with him or the owner (if different) about redeveloping it.
Finally, they were asked about Deer Valley Plaza, where the former theaters building is located and is included on the list, but no plans have been submitted for it, yet, if it was purchased and going to be a mosque as has been rumored.
Scudero responded, “The Delta Fair Village property owned by Gabriel Chiu is included in the CIH Overlay district and the site is eligible to be developed under the streamlined CIH approval process. The former 99 Cents/Big Lots/CVS building is actually three separate parcels under separate ownership. A church has recently purchased the former CVS and obtained a use permit to operate there.”
A sign on the side of the former theaters building reads, “Bay Area Pentacostals”.
Bernal Must Check with Staff, City Attorney if Stopping Projects Not Yet Approved Possible
Bernal responded with, “I am aware of the overlays the Council approved in 2022 but do not know if the City can ‘undo’ these overlays and will have to find out from City staff and the City Attorney’s office if this is a possibility.
“Regarding Mr. Chiu, I have reached out to him but have been unable to arrange a time for us to meet,” the mayor continued. “My understanding is that he still owns shopping centers on Delta Fair Blvd., 18th and A Streets and Deer Valley Plaza. I’m told he sold the theater to a church which I have seen is currently being renovated.”
“I’ve been told the former CVS and 99 Cent stores at the Bank of America Center on Somersville Road have been purchased by La Palabra de Dios Church and are currently being renovated,” Bernal added, reiterating what Scudero shared.
Rocha Open to Reviewing Commercial Properties Not Yet Administratively Approved
In response to the questions posed to him, Rocha said, “I’m aware of the approved projects and in favor of reviewing all projects as we develop our new General Plan with a focus on rezoning of commercial properties that have not received Administrative Approvals.”
“We have learned the limitations to local government control with properties that were rezoned from commercial to residential under new legislation SB 330 that grants high density housing as part of the States response to the housing crisis without local approvals,” he continued. “I am in favor of advocating for mixed housing and commercial projects that support economic development that provides housing, business and local employment.”
Asked if he had nny concerns about too many low-income rental units being concentrated in one area of the city as part of the redevelopment of Somersville Towne Center and possibly creating more future crime problems, Rocha responded, “I’m in favor of mixed development that provides equitable opportunities for all members of our community.
Pressed again if he is concerned about too many low-income rental units being concentrated in one location, the councilman did not respond.
Barbanica Wanted Up-Scale Housing, Ogorchock Knew They Would be Affordable, Neither Were Aware They Only Required Staff Approval
At the time the CIH rezoning was proposed to the city council, Con Johnson was City Manager, Forrest Ebbs was Community Development Director and Kwame Reed was Economic Development Director.
When reached for comment about the matter, former District 2 Councilman Mike Barbanica said, “It was never the intent to be affordable, low-income housing. It was to be upscale housing and mixed use. I had several meetings with Forrest about rezoning the properties.”
Asked about her votes on the CIH Overlay Districts for the 10 properties, former District 3 Councilwoman Lori Ogorchock said, “Basically, I remember them being infill projects. The one that sticks in my mind was the property behind CVS on Lone Tree Way.”
“I don’t remember them ever allowing them to be administratively approved,” she continued.
“I didn’t meet with Con Johnson because he never had answers and he was going to ask department heads for the answers and then never got back to me,” Ogorchock offered. “He didn’t want us meeting us with department heads without his presence. But I would talk to Forrest.”
“I would have never voted for anything if it was only administratively approved,” she stated. “I believe in the process of the Planning Commission and Council meetings with public input.”
“I do remember them being affordable but, that we couldn’t say ‘no’ to any housing projects because of the new state law. (SB330). I also remember them being mixed use,” Ogorchock added.
Questions for Former Mayor, Current Councilwomen, Torres-Walker Thought She Voted for Mixed-Use
Councilwomen Monica Wilson and Tamisha Torres-Walker, and former Mayor Lamar Thorpe were asked the following questions:
“Were you aware you were giving City staff the authority to approve each project without having to go through the public approval process?”
For the councilwoman they were asked the same questions as the current mayor and councilmen, “Are you willing to either require the five sites that don’t yet have administrative approval to go through the public process, require that they be mixed use instead of just housing or stop and rezone them? They were also asked, “Are you concerned about creating another policing problem area like the Sycamore neighborhood, by concentrating too many rental housing units in the same area at the Somersville Towne Center project?”
Wilson was specifically asked, were you aware of the 2004 effort to stop the apartments from being built on the property where your townhome is located? If so, why would you vote to approve not only an apartment complex there, but one that includes Extremely Low, Very Low and Low-Income units?
Only Torres-Walker responded with, “I am a supporter of affordable housing projects and I have considered the need for housing projects that include options for individuals that fall under the category of Extremely Low, Very Low and Low-Income.”
“When I voted I was under the impression that we were supporting mixed-use and mixed income projects,” she added.
The District 1 Councilwoman was again asked if she was aware that they had given City staff the authority to approve the projects without holding hearings for public input. But she did not respond prior to publication time.
Lakeview Center, Buchanan Crossing Projects on Feb. 24th Council Meeting Agenda
For the council meeting on Tuesday, February 24, 2026, two of the projects were on the agenda, as Items #5 and #6. They were Appeals of the December 18, 2025 Administrative Decision Regarding Lakeview Center Commercial Infill Housing Application and the November 13, 2025, Administrative Decision Regarding Buchanan Crossing Commercial Infill Housing Application. However, both items were requested to be postponed until the next council meeting on March 10, 2026, for Public Hearings.
Multiple efforts to reach Freitas, Wilson and Thorpe for their responses to the questions were unsuccessful. Please check back later for any updates to this report.
