Including hiring search firm for police chief recruitment, giving authority to Planning Commission to approve tentative maps, commission appointments

Also, Climate Action and Resilience Plan, lawsuit by Antioch Police Officers Association

By Allen D. Payton

Just two weeks before a new council majority is seated, with Antioch’s new mayor and two members to be sworn in, defeated Mayor Lamar Hernández-Thorpe has placed a variety of major issues on the agenda for the current council to decide during their “lame duck” meeting on Tuesday, Nov. 26, 2024. A lame duck government meeting occurs whenever an elected board meets after its successors are elected.

Prior to the regular session at 7:00 p.m., the council will hold a Closed Session beginning at 6:00 p.m. to discuss a significant exposure to anticipated litigation and two lawsuits, one by the mother of a man who died following interactions with police and one by the Antioch Police Officers Association.

The one issue that is the responsibility of the current council is their response to the scathing report from the Civil Grand Jury, from earlier this year. But the other major issues the current mayor has placed on the agenda include hiring a search firm for recruiting a permanent police chief, giving authority to the Planning Commission to approve tentative maps, appointments of two members to the Planning Commission, one to the Parks and Recreation Commission and two to the Police Oversight Commission, all of which could be left to the new mayor and council majority to decide.

The council will also consider giving a city-owned parcel on E. 18th Street to Con Fire for a new station, directing city staff to discuss with the county the use of a 4.7-acre city-owned lot on Delta Fair Blvd. for homeless shelter, and adopting a Climate Action and Resilience Plan.

The council will also consider under item #15 potential upgrades to the Antioch Amtrak Station to help keep it from being closed or decommissioned in the next two to three years as is the current approved plan of the San Joaquins Joint Powers Authority which oversees the Amtrak service in and through Antioch. Finally, under item #15, the council will consider allocating $60,000 for a Chinese Commemoration Public Art Project in the area of Rivertown which was the City’s Chinatown in the 1800’s.

Response to Grand Jury Report

Under agenda item #1, carried over twice from previous meetings, the council will consider, “Approving an addendum to specific Findings and Recommendations identified in the Grand Jury Noncompliance letters dated October 3, 2024 in response to the Findings and Recommendations resulting from the 2023-2024 Contra Costa County Civil Grand Jury report of June 12, 2024 entitled: “Challenges Facing the City of Antioch” Addendum; and 2) Authorizing the Mayor to sign and submit it to the Contra Costa County Civil Grand Jury.”

Hiring Search Firm for Police Chief Recruitment

Under the Consent Calendar item #6L, the council will consider hiring executive search firm Bob Hall & Associates to recruit a permanent police chief. According to the city staff report, in September, the City issued a Request for Qualifications to attract qualified recruitment firms capable of conducting a nationwide search. The Human Resources Department contacted 29 firms and of those contacted, seven firms submitted applications.

On Oct. 31st, City staff and a representative from the Antioch Police Oversight Commission evaluated and ranked the applications based on the firms’ experience, proposed recruitment strategies, cost effectiveness, commitment to diversity and ability to meet the City’s timeline and goals. Two firms were identified as the closest matches to the criteria and were interviewed, during which they outlined “their strategies and processes for engaging the community and fostering trust between the Police Department and community members.” Bob Hall & Associates was ranked the highest and selected.

The Huntington Beach-based firm’s most recent police chief recruitment effort was in the City of Vallejo. According to the company’s LinkedIn profile, it’s founder and namesake, Bob Hall, passed away “on July 12, 2024, after a 5-month battle with cancer.”

UPDATE: Interim Chief Brian Addington said he was part of the decision-making process in selecting the firm and that it was Commission Chairperson Porsche Taylor as the member who participated, as well. He said he feels very confident in the search firm and that both finalists had the needed experience.

In addition, Rachel Hall, the firm’s Recruitment Manager, shared, “Bob Hall & Associates was founded in 2019 and we will be dedicating a specialized team to the Antioch Police Chief recruitment.”

Allowing Planning Commission Approval of Tentative Maps

According to the city staff report for agenda item #7, “In order to streamline Antioch’s development review process and make it more consistent with neighboring jurisdictions and the goals of the Housing Element, this proposed ordinance (“Ordinance”) amends AMC (Antioch Municipal Code) Title 9, Chapter 4, Articles 1 and 3 to assign the Planning Commission the sole authority to approve Tentative Maps as the Advisory Agency in compliance with the Subdivision Map Act, while designating the City Council to act as the Appeals Board for Tentative Map decisions and to continue approving Final Maps.”

Meeting Information

The regular meeting begins at 7:00 p.m. in the Council Chambers at City Hall, 200 H Street in historic, downtown Rivertown. The meeting can also be seen via livestream on the City’s website or viewed on either Comcast local cable channel 24 or AT&T U-verse channel 99. See the complete agenda packet.

See separate article about the City’s Climate Action and Resilience Plan. An effort to reach Mike Rains, the attorney for the Antioch Police Officers Association for more details about their lawsuit was also unsuccessful prior to publication time.

Please check back later for any updates to this report.

Transform’s leader calls it “a tragic missed opportunity” and “major setback for our climate and transportation goals”; labels opponents who successfully challenged measure, “extremist anti-housing and anti-government activists”

“RM4 barely polled 54% before we even had a chance to open our mouths about it. Are 46% of the citizens of the Bay Area ‘extremist anti-housing and anti-government activists’?” – 20 Billion Reasons campaign opposition leader Gus Mattammal

By Allen D. Payton

In an email to supporters and an announcement this week, Jenn Guitart,Executive Director of Transform decried the removal of the $20 billion Bay Area housing measure from the November ballot and demonized those who successfully challenged it. According to polling commissioned by the Bay Area Housing Finance Authority which placed the measure on the ballot, they found that only 54% of likely voters supported the bond. That’s much lower than the 66.7% support of voters required for it to pass. (See related articles here and here)

Labeled “What It Means for Our Movement” Guitart’s email and identical announcement on the Transform’s website read:

On Wednesday morning, the Bay Area Housing Finance Authority (BAHFA) unanimously voted to remove Regional Measure 4 from the 2024 ballot. The measure would have raised $20 billion to alleviate the Bay Area’s housing and homelessness crisis. Unfortunately, the measure was scuttled in response to a series of eleventh-hour challenges by extremist anti-housing and anti-government activists. This is a tragic missed opportunity for voters to say yes to urgently needed affordable housing and homelessness funding.

This decision is heartbreaking for Transform and other housing advocates, and, more importantly, for the hundreds of thousands of people in our region who now must wait longer for the affordable housing and homelessness solutions Bay Area residents need and deserve.

The decision is also a major setback for our climate and transportation goals. By funding the construction of over 40,000 new affordable homes near transit, the measure would have reduced greenhouse gas emissions by over three million tons and spurred an additional five million transit trips per year.

While it is frustrating that a well-resourced group of naysayers halted progress on housing and homelessness this election, Transform and our partners will continue to build the necessary power to win big on these critical issues.

Looking Forward

All is not lost in the fight for affordable housing. Transform and our partners will be working hard to pass Prop 5 this November, which will lower the voter approval threshold for housing and public infrastructure bond measures (from a two-thirds vote) to 55%. This measure is critical to advancing future affordable housing bond measures across the state.

Beyond November, our region continues to face significant challenges, from the housing and homelessness crisis to a looming transit fiscal cliff. New regional funding measures for both transportation and affordable housing are urgently needed. Passing both measures in the coming years will take unprecedented collaboration, creativity, and courage.

Transform will play a leading role in both these efforts as we continue our work to empower communities of color, innovate solutions, and advocate for policies and funding — all with the aim of helping people thrive and averting climate disaster. And we will need supporters like you in this fight to build up the necessary resources, political will, and movement organizing to beat the anti-taxers in future election cycles.

In the meantime, get ready to vote yes on Prop 5 in November, and stay tuned for future calls to action in the fight for housing, transportation, and climate justice for our region.

Transform Executive Asked Why She Demonized Measure’s Opponents

Guitart was asked why she would demonize the opponents to the measure when it only polled at 54% support prior to it being placed on the ballot, which is much lower than the 2/3rds vote currently required and also less than the 55% threshold required for a future vote should Prop 5 pass. She was also asked if she’s claiming 46% of the public who opposed it in the poll are also “extremist anti-housing and anti-government activists” and isn’t she risking angering those who opposed the measure from the start, some of whose support will be needed for passage of a future ballot measure.

Guitart was then asked with such a low level of support, shouldn’t the measure have been revised before it was placed on the ballot in order to address some of the concerns of the opposition to ensure a better possibility of it passing.

She was also asked instead wouldn’t it be better if Transform worked with the opponents to try and find common ground or a ballot measure that will be less anathema to them for a possible future vote or to achieve her organization’s goals

Finally, Guitart was asked if she is willing to offer a public apology to the measure’s opponents, revise her public statement removing the swipes at them and tone down the divisive rhetoric.

However, in response Guitart shared that she is unable to respond right now due to a family issue but wrote, “I will pass your concerns on to our team.”

Ballot Measure Opponent Leader Responds

When asked about the swipes at the opponents made by Transform’s executive director, Gus Mattammal, the leader of the opposition campaign, 20 Billion Reasons, responded, “I have a couple of responses to that characterization:

1) 20 Billion Reasons comprised Democrats, Republicans, Libertarians, and Independents – the entire political spectrum. And to be clear, Democrats were about half the group.

2) Almost everyone in the group has willingly voted for tax increases before, so it’s silly to label folks as ‘anti-tax’. If someone comes to you with an idea for a pizza with pickles, sardines, and mayonnaise, and you say ‘um, no thanks!’, does that make you anti-pizza? Or are you just anti- “this particular idea for pizza”?

No one in this group is against well-constructed policies to alleviate housing unaffordability. Unfortunately, nothing about Regional Measure 4 was ‘well-constructed policy’.

3) RM4 barely polled 54% before we even had a chance to open our mouths about it, and the polling was destined to only go down from there. That means 46% of the voters were against this from the beginning. Are 46% of the citizens of the Bay Area ‘extremist anti-housing and anti-government activists’? I’m a registered Republican, and I feel like our fortunes as a party would be very different here in the Bay Area if that were true.”

About Transform

Founded in 1997 as Bay Area Transportation and Land Use Coalition (BATLUC), according to the organization’s website, Transform works “with organizations, advocates, and community members for improved transportation and housing policies and funding. Together, we can invest in climate and equity, promote innovative transportation, support transportation shifts, and address climate-related housing issues.”

The group claims to have moved “the Overton window”, which isan approach to identifying the ideas that define the spectrum of acceptability of governmental policies that says politicians can act only within the acceptable range, “steadily toward equity and climate resilience.”

They, “envision vibrant neighborhoods, transformed by excellent, sustainable mobility options and affordable housing, where those historically impacted by racist disinvestment now have power and voice.”

For more information about Transform visit www.TransFormCA.org or call (510) 740-3150.

Plus, other required mitigations for traffic impacts all paid for by developer, expected to be completed this fall

By Allen D. Payton

For those who live or work in East County and haven’t driven on Buchanan Road west of Somersville Road in Antioch, lately, you might not be aware the road is being widened to accommodate a new home development. Seeno Homes’ Tivoli at Tuscany Meadows in Pittsburg will include 917 single family homes and 365 multi-family units on 135.6 acres surrounding the Chevron property. The development was approved in 2015 and 2016 and has some residents concerned about traffic impacts. City of Pittsburg staff say all the mitigations that were proposed in the plans are being implemented. They include widening Buchanan Road to four lanes plus, turn lanes between Somersville Road in Antioch and Meadows Avenue in Pittsburg, as well as nearby affected roads and intersections.

The project will also include an internal collector street, labeled Sequoia Drive, which will connect and provide the new residents access to Somersville Road in Antioch. But the main street in the new development, labeled Tuscany Meadows Drive, will not connect to James Donlon Blvd. using Metcalf Street in Antioch until the long-planned James Donlon Blvd. extension to Kirker Pass Road in Pittsburg is completed. But that project is currently on hold, according to city staff.

City staff also shared, all the mitigations for traffic impacts are being paid for by the developer.

According to the Project Description in the Draft Environmental Impact Report, “Historically the project site was used as an above-ground crude oil tank farm owned by Chevron USA, Inc. However, the tanks and associated piping were removed from the site in 1981.”

According to the City of Pittsburg staff report for the project, the Tuscany Meadows Residential Subdivision consists of 917 single family homes and 365 multi-family residential units on an approximately 170-acre vacant site. The site consists of two parcels bounded on the north by Buchanan Road, to the east by the Contra Costa Canal and Somersville Road, to the south by the Black Diamond Estates residential development (in Antioch), and the west by the Highlands Ranch residential development (in Pittsburg). The project site is located in what was an unincorporated area of Contra Costa County, California between the City of Antioch and the City of Pittsburg limits. In 2011, the City of Pittsburg Urban Limit Line and General Plan were amended, via voter initiative, to reflect and accommodate the proposed project area in anticipation of future annexation and development.

The land was later annexed into the Pittsburg city limits.

Traffic Impacts

According to the Traffic Impact Analysis (TIA) for the project, dated July 30, 2014, the new homes “would contribute to LOS (level of service) operations exceeding the established standards at the following seven intersections: Railroad Avenue at Leland Road (Intersection #3) Buchanan Road at Harbor Street (Intersection #7) Buchanan Road at Loveridge Road (Intersection #12) Buchanan Road at Ventura Drive (Intersection #13) Buchanan Road at Tuscany Meadows Drive (Intersection #15) Buchanan Road at the Tuscany Meadows Apartments (Intersection #17) Buchanan Road at Somersville Road (Intersection #22).”

As shown in Table 5 of the TIA, entitled, “Trip Generation Calculations”, the new home development will produce almost 10,500 Average Daily Trips with most of them from the single-family homes.

Mitigation Measures

The TIA included multiple measures to mitigate the traffic impact on Buchanan Road and other nearby roads and intersections.

The report reads, “The improvements listed below are not currently included in the City’s Transportation Impact Fee Program. Prior to construction of the identified improvements the project would mitigate the above-identified impacts by either constructing the required improvements as outlined below or paying a proportionate share of the construction costs, subject to City approval. The intersection mitigations required for the project to meet the established LOS standards include the following:

Railroad Avenue at E. Leland Road – Construction of an additional southbound left-turn lane and associated widening.

Buchanan Road at Harbor Street – Widening of Buchanan Road at the intersection to allow for the construction of two through lanes on the westbound approach as well as two receiving lanes on the west side of the intersection.

Buchanan Road at Loveridge Road – Widening of Buchanan Road at the intersection to allow for the construction of two through lanes on the westbound approach as well as two receiving lanes on the west side of the intersection.

Buchanan Road at Ventura Drive – Widening of Buchanan Road at the intersection to allow for the construction of two through lanes on the eastbound approach as well as two receiving lanes on the east side of the intersection. Alternative Mitigation: Implementation of PM peak hour metering of southbound Kirker Pass Road at Pheasant Drive (the project has a significant impact in the PM peak hour only).

Buchanan Road at Tuscany Meadows Drive – Widening of Buchanan Road at the intersection to allow for the construction of two through lanes on the eastbound approach as well as two receiving lanes on the east side of the intersection. Alternative Mitigation: Relocation of control point metering to this location and implementation of PM peak hour metering of southbound Kirker Pass Road at Pheasant Drive.

Buchanan Road at the Tuscany Meadows Apartments Entrance – Widening of Buchanan Road at the intersection to allow for the construction of two through lanes on the eastbound approach as well as two receiving lanes on the east side of the intersection. Alternative Mitigation: Implementation of PM peak hour metering of southbound Kirker Pass Road at Pheasant Drive (the project has a significant impact in the PM peak hour only).

Buchanan Road at Somersville Road – Construct an additional eastbound left turn lane to allow for a dual left turn movement onto northbound Somersville Road and an additional northbound lane to allow for a dual left turn movement onto westbound Buchanan Road. Alternative Mitigation: Implementation of PM peak hour metering of southbound Kirker Pass Road at Pheasant Drive.

Beyond these intersections, the analysis indicates the project would not cause any other significant impacts to traffic operations in the area. Please note that mitigations are only proposed to address PM peak hour conditions at the signalized intersection of Buchanan Road with Tuscany Meadows Drive. No mitigations are required to address AM conditions at this intersection because, as discussed in Section 5.5, AM peak hour traffic operations on Buchanan Road are covered by a traffic management plan (TMP) which was adopted as part of the East County Action Plan.

Buchanan Road is a Route of Regional Significance

According to the 2017 East County Action Plan for Routes of Regional Significance, Buchanan Road is included in the list, “Between Somersville Road and Railroad Avenue. This route serves as a conduit for traffic from East County communities to get to Kirker Pass Road and from there to Central County. Note that Buchanan Road will no longer be designated as a Route of Regional Significance once the James Donlon Boulevard extension is constructed.”

Pittsburg Public Works Director Provides Additional Details

Questions were sent to Pittsburg Community & Economic Development Director Jordan Davis, Assistant Director John Funderburg and Planning Division Senior Planner Hector Rojas, who is the lead agency contact for the project. They were asked when the widening construction is expected to be completed, how it’s being paid for, if either from the per home developer fee imposed by the East Contra Costa Regional Fee and Financing Authority (ECCRFFA) or the county’s half-cent sales tax revenue from Measure J, and which traffic mitigations were included in the approval for the project.

Finally, they were asked where things stand in the process for extending James Donlon Blvd. through the Sky Ranch II development and connecting it to Kirker Pass Road. The adjacent 163-acre, 415 home development, planned for the land south of the Tivoli at Tuscany Meadows project and west of the existing homes in Antioch, was approved in 2004 but has yet to begin construction.

Pittsburg Public Works Director John Samuelson provided the answers. He responded, “The widening of Buchanan Road is scheduled to be completed this Fall. These improvements were a condition of approval on the development and is fully funded by the developer. No ECCRFFA or Measure J funds are being used.

All mitigations identified in the traffic study were used as conditions of approval for this development project.”

James Donlon Blvd. Extension from Antioch to Kirker Pass Road on Hold

Samuelson also shared, “The James Donlon Extension Project has been put on hold. There have been some challenges with this project which has caused the City of Pittsburg to change priorities. This is still an important project for this region, and we hope to make progress once development occurs in this area.”

To learn more about new home development and other projects in the City of Pittsburg see the Community Development Department Planning division’s Current Project Pipeline at www.pittsburgca.gov/services/community-development/planning/current-project-pipeline. To learn more about the homes in the Tivoli at Tuscany Meadows development visit www.seenohomes.com/tivoli.

Removed from all nine Bay Area counties after Contra Costa attorney opposed to measure filed lawsuit claiming ballot language was slanted, forced BAHFA to correct more than $240 million error

20 Billion Reasons opposition campaign responds

By Allen D. Payton

Bay Area Housing Finance Authority (BAHFA) Chair Alfredo Pedroza and Belia Ramos, president of the Association of Bay Area Governments (ABAG)’s Executive Board today, Wednesday, August 14, 2024, issued a joint statement following BAHFA’s decision this morning to remove a $20 billion general obligation bond measure for the production and preservation of affordable housing from the November 5 general election ballot in all nine Bay Area counties:

“The BAHFA Board’s decision to withdraw the affordable housing bond measure from this November’s ballot is not one that was taken lightly. The Bay Area’s housing affordability crisis has been decades in the making and is far too big for any one city or county to solve on its own. This is the reason the state Legislature established BAHFA. A robust source of funding for safe and affordable housing across our diverse, nine-county region is essential to the Bay Area’s economic and environmental health and to its residents’ quality of life. 

The decision followed the action of a group of Bay Area residents, known as Opportunity Now, who opposed the $20 billion regional housing bond measure and filed a court challenge on Thursday, Aug. 8, 2024, to Regional Measure 4’s (RM4) 75-word ballot question claiming it was slanted.

Following is the press release from the group announcing the lawsuit, entitled “BAHFA blunders on ballot language for Bay Area tax measure” and “Gets busted for wildly lowballing cost to taxpayers”:

“Talk about misinformation. The discredited Bay Area Housing Finance Authority yesterday admitted that they’d misrepresented in ballot language the annual cost to taxpayers of the mammoth bond by (hold on) more than $240 million (you read that right) per year.

“The Bay Area Housing Finance Authority (BAHFA), a recently created regional agency, placed RM4 on the November 5 ballot. The unprecedented size of the bond measure has already drawn opposition. 

The 20BillionReasons.com group helped pull together ballot arguments rebutting the claims for the measure. The lawsuit asserts that the ballot question is slanted to prejudice voters to vote in favor of the measure. 

BAHFA conducted multiple polls to test various phrases in relation to the measure and picked the most popular ones. The lawsuit asserts that the ballot question contains a series of phrases that are not found in the language of the measure. The legal standard is that the ballot question must be an accurate synopsis.

Opponents’ Attorney Jason Bezis sent BAHFA a letter last Friday demanding a series of nine language changes to remove prejudicial language. Opponents assert that the true annual cost of the measure is nearly 36% higher than the amount shown in the ballot question. 

The very name of the measure is deceptive: Bay Area Affordable Plan. This measure’s taxes will make the Bay Area even less affordable. In response, BAHFA held a special meeting of its Executive Committee this morning. 

The lawsuit has already had success: The Committee adopted General Counsel Kathleen Kane’s recommendation “to correct the Ballot Question for Regional Measure 4 by deleting ‘$670,000,000’ from the Ballot Question and replacing it with ‘$910,976,423’.” No other changes to the ballot question were adopted today. 

General Counsel Kane described this as a “mathematical error”. Plaintiff Marc Joffe retorted: “How can the public trust an agency that can’t do basic arithmetic with nearly $50 billion of its taxes? Ridiculous.”

“By law, Regional Measure 4 is coordinated by the Santa Clara County Registrar of Voters, so the Santa Clara County Superior Court is where this challenge was filed. The final language of the RM4 ballot question will now be determined by the court. See www.NoOnRM4.com for further information.”

“This public body, MTC in the form BAHFA, they finally acknowledged the public is not willing to support more taxes. It’s completely new to them. They’ve never recognized it before. They exist in this world in which the public is there to give them all the resources they want to monkey around with,” said David Schonbrunn, paralegal for the lawsuit said after the measure was removed from the ballot. “The worst part is MTC, when it comes to their transportation decision making, they have a dismal record on outcomes. Their outcomes are horrible. What I see them doing is it’s all about political deal making and it’s not about delivering solutions to the public.”

The BAHFA statement continued, “The BAHFA Board has always understood that it would be a steep climb to establish this source of funding. Recent developments have led the Board to conclude that the wise choice is to look ahead to another election season for a regional housing measure when there is more certainty and the voters have weighed in affirmatively on Proposition 5.

“In the meantime, BAHFA will continue to work on increasing the production of housing at all income levels, to preserve existing affordable housing, and to protect current residents from displacement. This includes maintaining, refining and expanding pilot programs such as the online Doorway Housing portal that makes it easier for prospective tenants to find and apply for affordable housing throughout the region and easier for developers and property managers to lease up their apartments; working to move thousands of planned housing units through the predevelopment pipeline; and implementing innovative programs to preserve affordable housing and prevent homelessness.

“BAHFA’s commitment to a regional approach toward solving the Bay Area’s housing affordability problems is stronger than ever. When the climb toward passage of a regional revenue measure resumes, the Board looks forward to teaming with every one of the Bay Area’s nine counties and 101 cities; and with the hundreds of other public, private and nonprofit partners who already have invested so much energy into this effort. Their work to prepare for a November bond measure, and the relationships built along the way, have laid a strong foundation for future success. Each step brings us closer to the summit.”

BAHFA is jointly governed by the ABAG’s Executive Board and by the BAHFA Board, which is comprised of the same membership as the Metropolitan Transportation Commission (MTC). BAHFA and MTC Chair Pedroza and ABAG Executive Board President Ramos both also serve as members of the Napa County Board of Supervisors. 

20 Billion Reasons Campaign Responds

In response to the withdrawal of the measure from the ballot, the opposition campaign, 20 Billion Reasons, responded with their own statement on Wednesday, August 14, 2024:

“This morning, the Bay Area Housing Finance Authority (BAHFA) voted to pull Regional Measure 4, the $20 billion dollar regional bond measure, off the November ballot. Gus Mattammal, President of the 20 Billion Reasons campaign to defeat the bond measure in November, hailed the move.

Said Mattammal, “This decision is a win for Bay Area taxpayers, and a win for affordable housing. To address housing affordability in a meaningful way, we have to address root causes, not soak taxpayers for billions of dollars to pay bonds that would waste two thirds of their tax money on interest and overhead while barely making a dent in the issue.”

The 20 Billion Reasons campaign brought together Democrats, Republicans, Libertarians, and Independents in a single campaign, a rarity in recent times, but a necessity.

“Actually, working on the root causes of the housing crisis in California – a crisis created by our legislature and the corporate interests to which they are beholden – is politically difficult. It’s much easier to simply raise taxes,” said Mattammal. “That’s why it’s so important for voters to say ‘no’ to deeply flawed proposals such as Regional Measure 4: every time we do say no, it helps create the political conditions to work on the problem in a meaningful way.”

Though Regional Measure 4 is off the ballot for November, many other expensive proposals remain on that ballot. The $20 Billion Reasons campaign team is excited to regroup and consider the best way forward to help ensure that Bay Area taxpayers are getting real solutions for the taxes they pay and that they have a real voice in what is done with their tax money.”

John Goodwin, Assistant Director of Communications, Rebecca Long, Director, Legislation & Public Affairs, Metropolitan Transportation Commission contributed to this report.

“Demonstrates continued progress toward key plan goals” of housing, transportation, economy and environment in the nine counties including “a gradual shift away from the use of single-occupancy cars and trucks.”

Includes over $1.2 trillion to maintain existing transportation system, build and buy affordable housing, “Provide an income-based monthly payment to all Bay Area households” and to “Adapt to Sea Level Rise.”

Also working on parallel Transit 2050+ plan

Public input opportunities

By MTC & ABAG staff

The Metropolitan Transportation Commission (MTC)’s and the Association of Bay Area Governments (ABAG)’s newly released Plan Bay Area 2050+ Draft Blueprint analysis outlines how the nine-county region can advance an affordable, connected, diverse, healthy and vibrant Bay Area for all residents by the year 2050. 

The Blueprint is essentially a draft version of the plan. It is a foundational framework for a future vision of the Bay Area that includes: 

• Forecasts and Assumptions about the Bay Area’s future (population, jobs, financial needs and revenues, sea level rise, etc.);
• Strategies for public investment and policy reform; and
• Geographies where future housing and/or job growth can be focused under the plan’s Strategies.

The Blueprint is then analyzed through computer-generated models and simulations to measure how successful the strategies are in achieving shared goals for the future, such as housing affordability, reduced greenhouse gas emissions and much more.

As the first draft of the Bay Area’s next long-range plan, the Draft Blueprint demonstrates significant progress toward reaching key goals for housing affordability, post-pandemic economic recovery and environmental health and sustainability. This includes the addition of 840,000 affordable homes, with a total of nearly 1 million permanently affordable homes regionwide by 2050; a 17 percent increase in the number of lower-income households living within a half-mile of transit service; and a gradual shift away from the use of single-occupancy cars and trucks. MTC and ABAG planning staff stress that the expected progress would only come about if all the strategies to be detailed in Plan Bay Area 2050+ are implemented.

The full range of performance and equity outcomes from the Plan Bay Area 2050+ Draft Blueprint analysis may be found in the Draft Blueprint Compendium, which also demonstrates how the Bay Area can accommodate some 1.3 million additional jobs and nearly 1 million new households by the year 2050.

The Compendium shows the following proposed budget highlights for three of the Plan’s categories:

Transportation Strategies

$382 billion for T1 – Operate and Maintain the Existing System. Commit to operate and maintain the Bay Area’s roads and transit infrastructure while transitioning to zero-emission transit vehicles.

Housing Strategies

$250 billion for H2 – Preserve Existing Affordable Housing. Acquire homes currently affordable to low- and middle-income residents for preservation as permanently deed-restricted affordable housing, including opportunities for resident ownership.

$302 billion for H4 – Build Adequate Affordable Housing to Ensure Homes for All. Construct enough deed-restricted affordable homes to fill the existing gap in housing for the unhoused community and to meet the needs of low-income households.

Economic Strategies

$205 billion for EC1 – Implement a Statewide Guaranteed Income. Provide an income-based monthly payment to all Bay Area households to improve family stability, promote economic mobility and increase consumer spending.

Environment Strategies

$94 billion for EN1 – Adapt to Sea Level Rise. Adapt shoreline communities, infrastructure and ecosystems affected by sea level rise.

These outcomes were first presented at the May meeting of MTC’s Policy Advisory Council, and then at the June 14 joint meeting of the MTC Planning Committee and the ABAG Administrative Committee.  

The Draft Blueprint also identifies challenges that will have to be addressed as part of the Final Blueprint process over the coming months. More work is needed to reduce greenhouse gas emissions as well as to identify transportation investment priorities for the plan’s fiscally constrained transportation project list. The Draft Blueprint does not include significant transportation expansion or enhancement investments, as these will be identified through Transit 2050+ and the Final Blueprint process. 

What’s Next?

In light of the pandemic’s lasting impact to public transportation, MTC is collaborating with the region’s transit operators on Transit 2050+ , a parallel planning effort to re-envision the future of public transit in the nine-county Bay Area. Two key updates in this process will be released in July: the Draft Project Performance Assessment and the Transit 2050+ Draft Network. It will be a comprehensive overhaul of the six transit-related strategies included in Plan Bay Area 2050.

The Draft Project Performance Assessment will analyze the costs and benefits of major capacity-increasing projects being considered for inclusion in Plan Bay Area 2050+, the vast majority of which are transit projects. These investments, including those adopted in Plan Bay Area 2050, now face a significantly reduced projected revenue stream. This is due largely to slow post-pandemic transit ridership recovery and other economic changes.

The Transit 2050+ Draft Network will identify strategies and investments (capital and operating) envisioned through 2035 and over the long term through 2050. Development of the Draft Network has been guided in part by public engagement conducted in summer 2023, when nearly 3,000 Bay Area residents provided input on the future of Bay Area transit. The Draft Network also is being informed by an existing needs and gaps assessment conducted in partnership with local transit agencies, the Draft Project Performance Assessment, local priorities and improvements to transit network connectivity and customer experience.

Summer 2024 Public Engagement

Beginning in August, MTC staff will conduct a second round of public engagement for Plan Bay Area 2050+, the content of which will focus on:

• Sharing both the Draft Blueprint outcomes and the Transit 2050+ Draft Network
• Gathering feedback to inform the development of the Final Blueprint and address identified Draft Blueprint challenges
• Identifying early priorities for implementing Plan Bay Area 2050+

There will be a variety of in-person and virtual opportunities for the public to participate. Stay up-to-date on upcoming engagement activities in your community by subscribing to the Plan Bay Area 2050+ mailing list. There also will be dedicated engagement opportunities for technical partners and stakeholders, which will be publicized on the Plan Bay Area website’s Partner Engagement page.

Following an analysis of public input, the Commission and the ABAG Executive Board are expected to consider approval of the Final Blueprint in late 2024.

Allen D. Payton contributed to this report.

First-of-its-kind measure to help build and preserve more than 70,000 homes

Contra Costa County would receive $1.9 billion

By John Goodwin, Assistant Director of Communications & Rebecca Long, Director, Legislation & Public Affairs, Metropolitan Transportation Commission

The Bay Area Housing Finance Authority (BAHFA) on Wednesday, June 26, 2024, adopted a resolution to place a general obligation bond measure on the November 5 general election ballot in each of the nine Bay Area counties to raise and distribute $20 billion for the production of new affordable housing and the preservation of existing affordable housing throughout the region. BAHFA is jointly governed by the Association of Bay Area Governments (ABAG)’s Executive Board and by the BAHFA Board, which is comprised of the same membership as the Metropolitan Transportation Commission (MTC). 

The bond could create 72,000 new affordable homes – more than double what would be possible without a bond. Without more funding, only about 71,000 affordable homes will be built or preserved in the Bay Area over the next 15 years – a status quo that is failing to meet the needs of the people who live and work here.

Currently, the Bay Area doesn’t have enough homes for the people who live here. As a result of the region’s housing shortage: 

• In 2022, 37,000 people were unhoused in the Bay Area. 
• 1.4 million people—23% of Bay Area renters—spend over half their income on rent. 
• High rents and home prices force people to live far from work, making congestion and pollution much worse, and putting a major strain on working families.
• Too many Bay Area residents live in overcrowded and unsafe housing.
• Vital employees and community members are leaving the area.

Wednesday’s unanimous vote by the BAHFA Board marks the final discretionary step in the process to place the measure on the November ballot. Under state law, each Bay Area county will now take a non-discretionary, ministerial vote to place the measure on the ballot in that county, in accordance with election deadlines. 

The BAHFA bond measure currently would require approval by at least two-thirds of voters to pass. Voters throughout California this November will consider Assembly Constitutional Amendment 1 (ACA 1) — which would set the voter threshold at 55 percent for voter approval of bond measures for affordable housing and infrastructure. If a majority of California voters support ACA 1, the 55 percent threshold will apply to the BAHFA bond measure.

“Today’s vote is the culmination of so many years of effort by so many people all around our region,” observed BAHFA Chair and Napa County Supervisor Alfredo Pedroza. “The Bay Area’s longstanding housing affordability problems affect all of us, our friends, our neighbors and our family members. This vote is about preserving opportunity for everyone.” 

The proposed BAHFA bond measure calls for 80 percent of the funds to go directly to the nine Bay Area counties (and to the cities of San Jose, Oakland, Santa Rosa and Napa, each of which carries more than 30 percent of their county’s low-income housing need), in proportion to each county’s tax contribution to the bond. In consultation with its cities and towns, each county would determine how to distribute bond funds to best meet its jurisdictions’ most pressing housing needs. These distributions would include:

• Contra Costa County: $1.9 billion
• Alameda County: $2 billion
• Marin County: $699 million
• Napa County: $118 million
• San Francisco County: $2.4 billion
• San Mateo County: $2.1 billion
• Santa Clara County: $2.4 billion
• Solano County: $489 million
• Sonoma County: $553 million
• City of Napa: $246 million
• City of Oakland: $765 million
• City of San Jose: $2.1 billion
• City of Santa Rosa: $242 million

The remaining 20 percent, or $4 billion, would be used by BAHFA to establish a new regional program to fund affordable housing construction and preservation projects throughout the Bay Area. Most of this money (at least 52 percent) must be spent on new construction of affordable homes, but every city and county receiving a bond allocation must also spend at least 15 percent of the funds to preserve existing affordable housing. Almost one-third of funds may be used for the production or preservation of affordable housing, or for housing-related uses such as infrastructure needed to support new housing. 

The California Constitution currently does not allow bond funds to be used for tenant protections such as rental assistance, but planned investments in new housing and affordable housing preservation will protect tens of thousands of low-income renters and vulnerable residents. 

The BAHFA Board also adopted, on Wednesday, resolutions approving the Authority’s Business Plan and its Regional Expenditure Plan, which explain the prioritization for use of the funds that would be directly administered by BAHFA. 

Oversight and accountability provisions to be included in the BAHFA bond measure include the creation of a special bond proceeds account; establishment of a Citizens’ Oversight Committee that would review the expenditure of bond proceeds and report to the BAHFA and ABAG Executive Boards on whether the funds were spent appropriately; an independent annual performance audit; a requirement that all bond-projects be consistent with state laws on labor standards; a requirement that administrative costs not exceed the amount prescribed in state law; and a prohibition against any public official who voted to send the ballot measure to the voters bidding on any work funded with proceeds from the bond. 

The ABAG Executive Board voted unanimously at its April meeting to adopt a resolution approving BAHFA’s Business Plan and its Expenditure Plan, as well as to endorse placement of the bond measure on the November ballot. In her remarks preceding the vote, ABAG President and Napa County Supervisor Belia Ramos noted, “This is a remarkable milestone moment for our region. Housing stability is essential for our community to thrive, and this proposal is a once-in-a-generation opportunity.”

Read the Bond Report and learn more about the bond measure, here and here.

Proposed $20 billion regional November bond measure seen as way to close the gap

By Kate Hartley, BAHFA & Justine Marcus, Enterprise Community Partners

Enterprise Community Partners (Enterprise) and the Bay Area Housing Finance Authority (BAHFA) released the Bay Area Affordable Housing Pipeline 2024 Report, last month, which analyzes affordable housing projects in various stages of predevelopment and identifies solutions for moving them toward completion. The updated research reveals there are now 433 projects in various stages of predevelopment that would create more than 40,896 affordable homes across the nine-county Bay Area. These would account for nearly a quarter of the 180,000 affordable homes the state’s Regional Housing Needs Allocation (RHNA) Plan determined are needed in the Bay Area by 2031. (See related articles here and here)

Affordable housing developments typically are supported by a capital “stack” investment that includes a commercial mortgage; Low-Income Housing Tax Credits; tax-exempt bonds; and additional local, regional and state dollars that fill the gap between the cost of the development and the financing secured through debt and equity. The new report calculates that the hundreds of Bay Area projects now in the predevelopment pipeline need $9.7 billion in public funds to move forward, and that a $20 billion regional bond measure proposed for the ballot in Bay Area counties this fall would help close this gap.

“We’ve been stuck in an affordable housing crisis that has overwhelmed the region. The November ballot presents an opportunity to unlock thousands of affordable homes for Bay Area residents,” said Heather Hood, VP and Northern California Market Leader at Enterprise. “We expect voters to have a chance to end our housing crisis and deliver the dignified, healthy homes the Bay Area community needs and deserves.”

The predevelopment pipeline includes projects in all nine Bay Area counties. These include more than 10,000 units in both Alameda and Santa Clara counties, with another 8,400 affordable homes pending development in San Francisco and more than 3,000 units in both San Mateo and Sonoma counties. Project pipelines in other Bay Area counties range from over 300 affordable homes in Solano County to 1,173 units in Marin County; nearly 1,500 homes in Napa County; and over 2,500 units in Contra Costa County. Each Bay Area city, town or county currently is working on its own to meet the challenges of housing affordability and homelessness.

“The need for affordable housing transcends jurisdictional boundaries. BAHFA’s proposed bond measure would finally allow our Bay Area to take a regional approach to a regional problem,” said BAHFA Director Kate Hartley. “With significant new resources for every county, we can build at scale, deliver equitable solutions, and create a better way to deliver the affordable homes Bay Area residents need.

The updated Bay Area Housing Pipeline research brief was presented at today’s regularly scheduled meeting of the Metropolitan Transportation Commission’s Bay Area Housing Finance Authority Oversight Committee.

About Enterprise Community Partners 

Enterprise is a national nonprofit that exists to make a good home possible for the millions of families without one. We support community development organizations on the ground, aggregate and invest capital for impact, advance housing policy at every level of government, and build and manage communities ourselves. Since 1982, we have invested $54 billion and created 873,000 homes across all 50 states – all to make home and community places of pride, power and belonging.

About the Bay Area Housing Finance Authority

Established by the state legislature in 2019, BAHFA’s mandate is to create regional solutions that meet the Bay Area’s affordable housing needs. It is the first regional housing finance authority in California. BAHFA works together with the Metropolitan Transportation Commission and Association of Bay Area Governments (ABAG).

By Allen D. Payton

During their meeting, sans Mayor Lamar Hernandez-Thorpe, the Antioch City Council heard about two proposed new-home developments, one in the Sand Creek Focus Area and one on the far north side of the city. The mayor was in Washington, D.C. for the annual American Public Transit Association Legislative Conference, representing Tri Delta Transit for which he currently serves as chair.

Not all of the council members were supportive of the Richland Communities – Leung Property project adjacent to The Ranch development but all four offered enthusiastic support for the DeNova Homes’ Rancho Meadows project.

435-Home Leung Property Project in Sand Creek

Kyle Masters with Richland Communities spoke about the proposed 160-acre project on what’s known as the Leung property in the Sand Creek area across Deer Valley Road and south from the Kaiser Antioch Medical Center. (See Agenda Item 6)

The developer is proposing 435 units which includes 50 conventional single family detached units, 385 clustered single family detached residential units, and 159 row townhomes, according to the staff report and developer’s presentation.

“We’re looking at it more as an extension of our project, The Ranch project,” which is located just to the north. The first phase of that 1,100-home development was approved by the council last June. The proposed project is labeled, The Ranch – Phase 4.

“This provides more of a range of housing,” Masters continued. “A price point we may not have seen out there in Sand Creek. We see this as a second phase to The Ranch project.”

He said the project will, “provide a more affordable community. Lowering the entry point to homebuyers.”

During council discussion, District 2 Councilman Mike Barbanica shared of his displeasure that neither developer had reached out to him prior to the council meeting.

“I really wish someone would have picked up the phone. But that didn’t occur. I learned of them by pulling up the agenda on Friday afternoon,” he stated. “So, developers, please communicate with us. Give me a call, so we have time to go over them and see how the developments will affect the community.”

Both District 3 Councilwoman Lori Ogorchock and and Mayor Pro Tem Monica Wilson, who chaired the meeting, spoke of the desire for inclusionary housing. District 1 Councilwoman Tamisha Torres-Walker wanted to update the City’s General Plan which was last updated in 2003 before approving more housing in the Sand Creek area.

“The council adopted a housing element in 2023,” Acting Community Development Director and City Planner Steve Scudero responded. “We are almost to the point to bring a contract to hire a consultant to develop that (inclusionary housing) ordinance.”

“I live in a development that’s cluster housing. If you can figure out a way to make garbage service work, because it’s not working in my neighborhood,” Wilson shared.

“When I talk about inclusionary housing it doesn’t have to be there. It could be a credit for somewhere else,” Ogorchock added.

Asked by Wilson about not seeing any single-story homes in the plan, Masters responded. We’re just not at that level of detail, yet. We’re probably two to three years before coming back to you with this.”

“Most people are hoping we won’t be here, by then,” Torres-Walker responded. “But we’ll see what happens.”

143-Home Project with 6 Affordable Rental Units in Northeast Antioch

The other project proposed by DeNova Homes, is for a 143-home development off Vineyard Drive north of E. 18th Street. It includes six affordable rental units working with Yellow Roof Foundation. (See Agenda Item 7)

According to the city staff report, the residential development consists of 137 single family detached homes on approximately 2,600 square foot lots and six renter-occupied homes on 4,200 square foot lots designed for people who are at risk of being unhoused. The non-profit foundation is proposed to own and manage the six rentals.

Trent Sanson of DeNova Homes spoke during the presentation and responded to the councilmember’s questions.

Resident Andrew Becker, who usually opposes market-rate housing developments, spoke in support of the project.

During the council discussion Ogorchock spoke first saying, “I truly like the project. I think the lots are way small on this one. I think the park’s small. I’d like to see a bigger park. I’d also like to see a community garden.”

Agreeing with Torres-Walker, she said, “We have to have bathrooms in our parks.”

“I’m happy with Yellow Roof coming to town,” Ogorchock continued.

“I’d like to see walkability and trails,” she added.

Torres-Walker also liked Yellow Roof’s participation and hoped the homes would provide for transition into home ownership.

She advocated for larger sized back yards.

“I’m not a big supporter of gated communities,” Torres-Walker continued. “You can’t have a public park in a gated community. If it is, then you might want to rethink it being a gated community.”

“Is it affordable. I could be like everyone else saying you need a better paying job. People saying, ‘we need housing for all income levels. There has not been enough housing for low-income working families.

“15-minute cities. We use to live in those communities until we were pushed out with increasing rents,” Torres-Walker stated. “I just hope it actually has a pathway to home ownership.”

“I like the location…the fact that we’re doing this, that you put Yellow Roof in there,” Barbanica stated. “When a developer steps and does that and puts six units in there with ADU’s the money has to come from somewhere, either market-rate homes or smaller lots.

“You’re taking six units and saying, ‘come in here and pay whatever you can afford,’” he continued. “I do appreciate the fact that you are doing this in Antioch.”

“A little bit larger lots, if you can,” Barbanica added.

“They did call me, because it’s in my district…for the record,” Torres-Walker interjected.

“The individuals that go into these houses with lower rents, part of the money is set aside for them to get into home ownership,” Wilson inquired.

Confirming what she said, Sanson shared, “We try to keep it to a three-year program so people can get their financial affairs in order. We want to help more and more people that we can. Then they graduate on to home ownership.”

“I love that program but if you could add a couple more affordable units,” Wilson added. “I can support this project.”

Sanson then stated his company will work with city staff and include what was shared by the council members to finalize the project plan. Once ready, it will then be heard by the Planning Commission before returning to the council for a final vote.