Day: April 16, 2022

Northern News May 2022

Northern News May 2022

Northern News


A publication of the American Planning Association, California Chapter, Northern Section

Making great communities happen

Northern Section news, views, and announcements

Planning news roundup

Assembled by Richard Davis, AICP Candidate, associate editor

Note: We round up articles of interest that our readers may have missed. Some articles to which we link may be behind paywalls. If you find yourself blocked, add to the front of the link (before the https), and you may be able to read the article without being asked to subscribe.

SB35 could advance stalled Sebastopol affordable housing

By Nashelly Chavez, The Press Democrat, April 13, 2022. A plan to build 84 units of affordable housing (half for agricultural workers and their families) has been resubmitted in Sebastopol.

State rejects Point Reyes water contamination, climate plan

By Will Houston, Marin Independent Journal, April 9, 2022. Park staff now plan to work with Coastal Commission staff and state water quality regulators to better address environmental impacts from cattle ranching.

Litter-strewn Bay Bridge entrance will soon transform into an urban forest

By Jessica Wolfrom, San Francisco Examiner, April 6, 2022. Nearly 1,000 young trees are expected for the nursery, which will be replanted in neighborhoods with low tree cover as they mature.

$1.5 million granted for Mountain View phase of Baylands restoration project

By Sue Dremann, Palo Alto Weekly, April 1, 2022. The funding supports a feasibility study for a later phase within the broader, more than a half-billion-dollar South San Francisco Bay Shoreline Project.

New financing district will propel development in Humboldt County’s Samoa peninsula

By Sonia Waraich, Eureka Times-Standard, April 1, 2022. Funds will be disbursed through a grant program with a public process for reviewing requests, and aren’t reserved exclusively for traditional infrastructure such as roads and bridges.

Van Ness dedicated busway opens after six year construction

By Eleni Balakrishnan, Mission Local, April 1, 2022. Improvements to Van Ness Avenue have been in the works since a 1989 sales tax expenditure plan to improve mass transit.

How will San Francisco’s western skyline change to add 80,000 homes?

By Benjamin Schneider, San Francisco Examiner, March 29, 2022. San Francisco has produced the third draft of its Housing Element, but there’s no guarantee that the Department of Housing and Community Development will approve it.

The federal infrastructure law’s untapped potential for promoting community safety

By Sam Washington, Hanna Love, and Thea Sebastian, Brookings, March 29, 2022. A wealth of empirical evidence demonstrates that the built environment has a significant impact on the prevalence of violence in communities. Our excerpt includes links to resources to leverage the funds.

Richmond city council sinks a controversial development in Point Molate

By Katie Lauer, East Bay Times, March 26, 2022. The city council voted against creating the facilities district required to sell the land under the terms of a 2011 legal settlement.

New study: data shows new housing and tenant protections are still not enough

By Karen Chapple and Jackelyn Hwang, San Francisco Chronicle, March 25, 2022. Joint UC Berkeley-Stanford research suggests more aggressive housing affordability strategies would bolster new market-rate supply and tenant protections.

More than 116,000 SF residents moved away during pandemic’s first year

By Mike Schneider, Associated Press, March 24, 2022. The San Jose metropolitan area also lost tens of thousands of residents, primarily from people moving away.

Audit: California overlooked potential affordable housing sites

By Nicholas Iovino, Courthouse News Service, March 22, 2022. The audit recommends passing a state law that would mandate periodic assessments of underutilized state-owned properties for affordable housing.

Santa Clara County buys land for more affordable housing

By Eli Wolfe, San Jose Spotlight, March 22, 2022. The projects represent an ongoing campaign to build up the region’s housing stock for veterans, agricultural workers, seniors, and people with developmental disabilities.

VTA bets big on housing in Santa Clara County

By Eli Wolfe, San Jose Spotlight, March 19, 2022. VTA hopes to collect steady revenue from land leases and new riders living near transit.

How the Bay Area’s 25 largest cities rank on ‘quality of life’ metrics

By Amy Coval, San Francisco Chronicle, March 18, 2022. The Chronicle’s 11 measures are based on widely available data, but don’t take affordability into account.

Where in the world — east and west

Tap for the answer

Contact us!

Northern News is written for you, by you and your colleagues. We’ll be happy to receive, read, and publish your article. You can see our publication schedule and deadlines here.

Letters and suggestions are always welcome. We’d like to hear what you think is good about Northern News or what needs improvement or is missing.

Van Ness BRT is finally running. What does it promise?

Van Ness BRT is finally running. What does it promise?

By Earl G. Bossard, April 10, 2022

“When it was first surveyed in 1856, Van Ness was intended to be the City [of San Francisco’s] spine. …Serving as a firebreak after the 1906 earthquake, Van Ness saved the western part of the city. By the 1920s, … Van Ness [became] the west coast’s largest Auto Row. Once the Golden Gate Bridge was built, it shifted toward regional auto travel. … In September 2013, the Board of Supervisors unanimously approved the Van Ness Bus Rapid Transit Project, the core of the Van Ness Improvement Project. Construction of the project began in October 2016.” Source: SFMTA)

The San Francisco Municipal Transportation Authority (SFMTA) Van Ness Avenue Bus Rapid Transit (BRT) Project is open after more than five years of construction, and 18 years after voters approved a bond measure to add high-quality bus rapid transit lanes to facilitate faster travel and safer, more pleasant walking on Van Ness Avenue. The project was undertaken simultaneously with massive utility work that replaced water, sewer, gas, and other lines, some more than a century old.

Image of muni bus in BRT lane
Van Ness Avenue BRT. Photo: Earl Bossard

Opening ceremonies for the BRT project included a ribbon-cutting ceremony outside the Veterans War Memorial on April 1. SFMTA Director of Transportation Jeffrey Tumlin introduced Mayor London Breed, State Senator Scott Wiener, and other key federal, state and local players. After Mayor Breed cut the ribbon, attendees were treated to a BRT ride up to Bay Street where we gathered and shared our opinions of the new BRT. I had a brief chat with Tumlin, asking him about the prospects for some ideas for improvements I would be suggesting in this article. (I discuss his responses later.)

Mayor Breed cuts the ribbon. From the left are State Senator Scott Wiener and Van Ness restaurateur Joe Betz. Photo: Earl Bossard.
Mayor Breed cuts the ribbon. From the left are State Senator Scott Wiener and Van Ness restaurateur Joe Betz. Photo: Earl Bossard.

I took three opening-day BRT rides and walked the route for the fourth time during recent months, this time observing reactions to its opening. I noticed BRT buses taking advantage of their center-running restricted transit lanes to avoid delays in the mixed-traffic lanes caused by right-turning motor vehicles. I saw emergency vehicles race down Van Ness in the red BRT lanes, perhaps saving a life or reducing fire damage because of faster responses. The BRT’s promised time-savings were difficult to gauge as motor vehicles passed us while we stopped for passengers and when our bus was climbing uphill. When I asked passengers departing BRT for their reactions, I got this response: “It was much faster and will save me a lot of time on my regular journey to work.”


To evaluate this BRT’s effectiveness, consider what this project was designed to accomplish. SFMTA outlined nine goals for Van Ness Avenue BRT to address citywide needs:

  1. Separate transit from auto traffic to improve travel time and service reliability.
  2. Reduce delays associated with loading and unloading and traffic signals.
  3. Improve the experience for transit patrons.
  4. Improve the safety and comfort of pedestrians
  5. Raise the operating efficiency of Van Ness Avenue.
  6. Upgrade streetscape to support an identity as a rapid transit and pedestrian environment.
  7. Reduce operations costs.
  8. Support the civic destinations on the corridor and integrate transit infrastructure with adjacent land uses.
  9. Accommodate private vehicle circulation and commercial loading.


The SFMTA website highlights the project’s achievements meeting the project’s goals.

“… Major upgrades have been made on Van Ness Avenue [with the new BRT, including] …

  • Eye-catching red lanes, new landscaping, and other improvements that make Van Ness Avenue the place to live, visit, and work …
  • [Improved] transit service that addresses traffic congestion on Van Ness Avenue …
  • Some much-needed work underground [including] … extensive utility maintenance, civic improvements, and safety enhancements that have revitalized this historic corridor …
  • [Added] bulb-outs and median refuge spaces to shorten crossing distances, and extended countdown signals so that those crossing can see how much time they have before the traffic signal changes.
  • … Pedestrian Signals … [are] now located at every crosswalk, and at the locations for boarding platforms …
  • Additional directions [are] provided for people who are low-vision and blind.
  • Buses pull up directly to the curb at boarding islands to allow a smoother boarding experience for all passengers and their mobility needs, as the slope of the ramp is lower.
  • Newly paved sidewalks and bright lighting allow for safer walking or rolling on the corridor.”


While many might agree that the project has improved conditions along Van Ness, consider how this project can be a foundation for eventually making Van Ness a world class example of effective, multimodal, environmentally friendly urban travel in a magnificent place to live, work, or visit. Future modifications could help advance San Francisco’s Transit First priority, adopted in 1973. “The policy — which prioritizes movement of people and goods with a focus on transit, walking, and biking instead of private automobiles — continues to guide [San Francisco’s] efforts amidst rapid growth and change.”

UC Berkeley Professor Robert Cervero contrasted “High End BRT and BRT Lite” to differentiate projects which claim to be BRTs, but fail to deliver the full benefits BRTs can provide. The Van Ness project, for example, has many high-end BRT features: dedicated bus lanes, enhanced shelters, frequent services, smart cards, multi-door loading, and multiple technology features. However, it lacks some high-end features, notably grade separations, integrated local and express services, and off-vehicle fare collection.


The Van Ness Travel Corridor

Curitiba, the Brazilian city that pioneered BRT, has followed a “trinary road system” that uses BRT-dedicated lanes and frontal access roads on the center axis, and parallel roads — a block away on both sides — that carry most of the motor vehicle through-traffic. In a modification of that pattern, San Francisco has parallel one-way streets (Franklin and Gough to the west) that now carry about double Van Ness’s daily traffic. Polk Street, to the east of Van Ness, has new bike lanes.

Van Ness BRT could be extended

Officials cite a 32 percent decrease in travel times expected for BRT transit buses along Van Ness. But this may not be enough to convince large numbers to switch from cars to the BRT. The BRT route is just 2.4 miles long, only slightly longer than the 1.9-mile standard set by the Institute for Transportation and Development Policy to qualify a line as a BRT.

If the Muni Route 49 Rapid were extended from the existing Van Ness BRT southward, with a faster direct connection to BART at 16th/Mission, it could make the BRT faster and more competitive with autos.

BRTs could attract visitors arriving at SFO to use transit

Faster BRTs connecting with BART could make using public transit in San Francisco more attractive to visitors arriving at SFO. With the proper incentives they could pick up a Clipper card at the airport instead of a rental car. Only those planning to go beyond the city would need rental cars and could pick them up at fringe locations.

Reducing the number of cars and car trips in the city

The key to meeting many of Transit First Policy’s goals is a continued reduction in the number of automobiles and automobile trips. If this mode shift continues, eventually the right-most vehicle lanes on Van Ness could be eliminated in favor of wider sidewalks and protected two-way bike lanes. (Watch the first 00:01:45 of “Bike way access problems in Davis, CA” to see how protected sidewalk bikeways work in Budapest, Hungary, and could do so in San Francisco.) Van Ness could be transformed into a truly grand promenade such as Barcelona’s lively La Rambla, with entertainers, food carts, and dining.

Reducing truck delivery blockages

Protected sidewalk bike lanes could promote active transportation for longer distances and be used by e-cargo trikes to make deliveries to businesses and apartment buildings along the corridor, reducing the presence of traffic blocking delivery vans that could be diverted to neighborhood transfer/pickup stations. Space could be allocated near BRT stops for double-decked bicycle parking and bike-share stations. Underground bike parking silos, like those in Tokyo, could be installed near major trip generators and bike/scooter stations.

Talking with the chief

I asked SFMTA Director Tumlin about the possibilities of San Francisco adopting a motor vehicle externalities fee such as London, England, is considering. The fee could be incrementally applied and varied according to the air pollution, noise, space, and safety effects (i.e., costs) the vehicle would be expected to impose on San Franciscans. The fee could first apply to fossil-fuel-powered vehicles, and later, and at lower rates, to hybrids and electric vehicles. Tumlin thought the tax would be unlikely to get the required supermajority vote and would not be considered now.

I also asked him if much of the remaining curbside parking along Van Ness could be removed to allow for more pickup, drop-off, or delivery spaces. Some spaces were now provided for these purposes, he said. I believe more attention should be given to the SFMTA goal of accommodating commercial loading by reserving more curbside spaces for it.

Odds and ends

The lack of grade separations used by other high-end BRT systems may increase travel times along the Van Ness corridor, especially at locations with opposing transit movements like Market and Geary/O’Farrell. Transfers there may be more frequent and difficult. Although grade separations would offer significant safety and timesaving benefits, they would be very costly and difficult to provide in constrained urban areas and would take a long time to complete.

Wind protection would enhance the narrow bus stop shelters at BRT stops.

Off-vehicle fare collection and gates could reduce vehicle boarding times and the number of non-paying riders.


Within months we should have data regarding the initial ridership and performance of the Van Ness BRT. It will take longer for post Covid-19 pandemic conditions to stabilize sufficiently for us to determine what modifications could make Van Ness Avenue a truly splendid travel corridor.

As is, the new BRT will attract more users to public transit, advancing San Francisco’s Transit First policy.

Earl Bossard, APA Planner Emeritus Network and SPUR member, has been a California resident since 1972 when he started teaching at San Jose State University’s Department of City and Regional Planning where he is Emeritus Professor. He has been a Research Associate at the Mineta Transportation Institute since its founding in 1991. Bossard spent nine years outside the US, lecturing in 14 countries and riding BRTs in Curitiba, Bogota, Guangzhou, and Istanbul. He served on the City of Davis’s Bicycle, Transportation, and Street Safety Commission and its predecessor for 14 years. Bossard holds a PhD in city and regional planning from Harvard University and an MS and a BS in economics from the University of Wisconsin, Milwaukee.

Return to Northern News here.


Meet a local planner: Naphtali H. Knox, FAICP

Meet a local planner: Naphtali H. Knox, FAICP

With 52 years of professional planning experience in multiple states, Naphtali Knox, FAICP, donates significant time to the planning community as editor-in-chief of Northern News since 2005. He was principal and owner of Naphtali H. Knox and Associates for 27 years, retiring in 2009. Prior to that, he was Director of Planning and Community Environment for the City of Palo Alto for nine years. For six years before Palo Alto, he was Director of Physical Planning and Construction at The University of Chicago. Knox’s other prominent roles include University Community Planner for the University of California statewide, Chief of Comprehensive Planning for the City of Des Moines, and construction engineer at the Air Force Academy in Colorado Springs. He has received multiple awards and national recognition for his work and leadership and has served as president of the California Planning Roundtable. He holds a B.Arch from the University of Minnesota and an MCP from the University of Pennsylvania.

Your career experiences are tremendously diverse: the military, cities, universities, consulting, and business owner. What has drawn your attention?

While I always strive to be professional and objective, I am biased toward affordable housing. I recall being interviewed by the Palo Alto Planning Commission before being hired in 1972. One commissioner asked me what I would do for people who can’t afford housing. Even back then, affordable housing was an issue. I created for Palo Alto the first inclusionary housing program in the West, which produced two duplex, for-sale units in a small subdivision. Those were the first four inclusionary units built and occupied in the US (1973).

Your undergraduate degree is in architecture. How did you become interested in planning?

I was a straight-A student but struggled in my architectural studio (design classes). So my professor advised me to eschew a graduate degree in architecture and instead look to that new field, city planning, for my master’s. I was accepted at MIT, Harvard, and Penn, but I was without funds. But Penn offered a full scholarship and an assistantship.

I had been in ROTC at Minnesota and needed permission from the Air Force to go for a master’s. The Air Force OKed the Master’s but ordered me to complete the four-semester program in three semesters. That was hard, really hard. But I owe my career to Penn and my life to the Air Force, as it was in Colorado where I met the woman who would be my wife for going-on 64 years.

What work did you do in your time with the Air Force?

In Colorado Springs, I was responsible at first for reviewing landscape and building plans for the new academy. But in 1958, I became a kind of clerk-of-the-works, representing the Air Force in change-order negotiations among the contractors and the architect, Skidmore, Owings and Merrill.

It was a fantastic experience with a large-scale project. When I arrived at the academy on a freezing February day, giant earthmovers were flattening hilltops and filling in canyons. When I left two years later, building interiors were being finished and serving counters were being moved into the massive dining hall. Congress had allocated $100 million for the campus ($1 billion in today’s money) and set in the legislation that the project must be finished on time — the first class would enter the new campus in 1959 — and within budget. Change orders normally require more time and more money, but the Air Force could offer neither. I learned a lot about finding architectural and construction solutions that wouldn’t require either more time or more money.

I also met and worked with the lead architect of the Air Force Academy, Walter Netsch of SOM. When I later worked for The University of Chicago, starting in 1966, Netsch had just finished designing its magnificent Regenstein Library and became a go-to architect for other university buildings. You never know whom you will meet and later connect with in your life’s journey.

Image of professor sitting at desk at U Chicago 1967 copyWho were the most influential people in your career?

Three professors at UPenn. I was in a class taught by Lewis Mumford, author of The City in History, a 1961 National Book Award winner. In those days, urban design was called civic design. That was my minor, and Mumford was my teacher.

William L.C. Wheaton, who taught housing and emphasized that housing, jobs, and transportation are layers of the same cake. You need a place to live, a job, and a way to go between the two. So when you deal with any land-use issue, you need to slice through — deal with — all three layers. I still visualize that three-layer cake.

Professor Martin Meyerson, who later became acting chancellor at UC Berkeley before returning to Penn as President. He advised me to leave the University of California in 1966 and opened the door for me to interview at The University of Chicago to become their assistant vice president for university community planning. I did that (or tried to) with a staff of three, but in less than a year I became the director of physical planning and construction for the campus — with a staff of 32.

Those early relationships established during graduate school had a significant bearing on my career.

Some early life influences?

Picture of Fourth Street St Paul August 2005 copyI grew up in St. Paul, Minnesota, a medium-sized city on the eastern side of the Mississippi River with narrow streets, hills, bluffs, and a waterfront. In hindsight, I was introduced to urban context there. My father worked as a US Post Office mail sorter in a 17-story Art Deco building overlooking rail yards. As a preteen, I would take the trolley from home to downtown to see my dad and look out the window and watch the trains below. I’m sure that the time spent downtown influenced my love of cities.

People may be surprised to know…

At about age 13, I worked as a stock boy at the corner grocery. The stock room was in the basement. I had to carry heavy boxes up to the main floor and stock shelves. When I was at the University of Minnesota, I was on scholarship and needed to raise my own money for school. During one summer, I worked nights as a watchman at a meatpacking plant and days as a runner in a parking lot. It was a difficult time for me.

What is your advice for mid-career planners?

You are not through! Nearing age 40, I thought I was going to be in campus planning forever. I was a founding member of the Society for College and University Planning in 1966. Then, I returned to city planning via Palo Alto, and by age 50, found consulting very fulfilling. Balance how good you are professionally, and how much you can do, with what your weak points are, and you will find something that works for you.

What failures have you had to handle?

After I was planning director, I thought I could get a job as a planner almost anywhere. But the environment for new employment was bad, inflation was super-high, and I couldn’t find anything. So, I grabbed an opportunity to be an affordable housing developer. It wasn’t a very successful leap. I was very depressed and thought that was the end of my career. But 18 months later, Naphtali H. Knox and Associates was born and lasted 27 years.

Tell us more about your turn from depression to owning a business and thriving.

My upturn was helped immensely by a planning contract I won to provide Santa Clara County with housing bond coordinator services. That contract, which was renewed annually for 20 years, was my bread and butter. During that time as a consultant, my firm worked throughout California from Susanville to Petaluma to Walnut Creek to San Diego County, and many cities in between, primarily crafting general and specific plans and housing elements. How important it is to take chances and be humble! You will learn, even in adversity, that you are worthy and resilient.

What’s a great way to enrich one’s skills?

Travel broadly and attend planning conferences, especially mobile workshops, as much as you can. An architecture background made me visually oriented. I traveled with organized groups of planners to Scandinavia and to the USSR. I traveled over the course of four years with the Jewish Federation of San Francisco to consult on planning with two urban communities in Israel. Those trips are broadening and fulfilling. You get to see other places and problems and discover new or different solutions that work. And occasionally you meet a colleague who will become a long-term contact.

What do you do for wellness?

I swim 1500 yards three days a week and work out on upper body weight machines on alternate days. We shouldn’t let ourselves get so deep into our work (and that includes editing Northern News) that we ignore our families or bodies. No deadline, client, or meeting is ever more important. So, take care of yourself and maintain a sense of humor.

Portrait of Catarina KiddInterviewer Catarina Kidd, AICP, is senior development manager at FivePoint and a guest writer for Northern News. All interviews are edited.

Return to Northern News here.




BOOKS: Evolving community engagement toward the hands and senses rather than the loudest voices

BOOKS: Evolving community engagement toward the hands and senses rather than the loudest voices

Reviewed by Asher Kohn, AICP, April 13, 2022

Photo of Dream Play Build flyer

“Cities are deeply personal,” write James Rojas and John Kamp in the preface of their recently-published book on community engagement, “Dream Play Build: Hands-On Community Engagement for Enduring Spaces and Places.” This simple declaration, that urban planning is about managing senses and emotions as much as it is concerned with geometry and space, is the foundation of an original and thought-provoking book on improving community engagement methodology. The urban form is not just land uses and circulation patterns, of course, it is “individuals who have to compromise through space,” according to the authors. Why not put at the forefront of community engagement the individuals who will be affected by future development and how they will experience the new spaces?

For many planners, community engagement is a system that feels broken. Few schools train their planning students in how to pursue engagement, and as Rojas and Kamp point out, many planners treat engagement like school: brief lectures about planning concepts followed by seminar-style conversations. For academically-trained planners, this may be the most familiar way to talk about about a plan, a project, or the profession. It has diminishing returns, however, especially now, as equity in engagement takes center stage.

Rojas and Kamp recommend that planners instead engage with their senses.

Dream Play Build outlines two engagement programs: model building and site exploration. These programs serve to step back from planning policies and issues and instead allow the community to focus more on emotional reflections. The authors point to “emotions …, moods, and atmospheres” that can be elicited by using abstracted models (hair curlers for buildings and ribbons for bike paths, for example) to represent their neighborhoods, present and future. In their site explorations, the authors ask, “What do you hear? What do you feel? What do you see? What do you smell?” The book gives implementation instructions on how to turn these qualitative feelings into useful planning data, while allowing the community to skip the jargon.

Photo of Found objects, post-Covid Bay Area modelWhereas community engagement may deal with the tools that are needed (to consider infrastructure, for example), the Dream Play Build approach focuses on solutions the community wants to see — “parks that were inviting to a diverse range of residents,” to name one. The crux of their proposal, according to Rojas and Kamp, is that traditional community engagement rewards people who have the time and skill to develop oral arguments and who have mastered the language of planners. The book quotes one transportation planner as saying that “the general town-hall-meeting format” causes people to “double down once they have stated their opinion and it’s been affirmed by others.” By comparison, building models and exploring places lead to consensus on shared experiences — rather than a gradual surrender to the loudest opinions. In many ways, Dream Play Build asks planners to think like activists — advocating and building consensus for a planning solution — rather than as planners forced to defend a side in tense community fights.

This is a radical approach, to be sure. For many of its readers who are professionals, 170 pages may not be enough to convince them to throw out years of engagement practice. Two pages of notes cover Chapters 1  through 5. A deeper bibliography, with more examples to help practitioners, would help to onboard them to Rojas’ and Kamp’s process.

In addition, and perhaps befitting the book’s “Play More, Talk Less” approach, suggestions for online engagement would be helpful. The book criticizes online-first engagement practices, exacerbated, they say, by algorithms that thrive on polarizing communities. It would perhaps have been better to recognize that many jurisdictions require their planners to drive engagement not just in person, but on their laptops and phones as well, and make recommendations accordingly.

“Trust” appears only 11 times in this book, yet it seems to be an underlying theme. If planners trust the communities in which they work — and are “less deterministic and prescriptive,” as voiced by a practitioner in South Colton — the communities will see glimpses of the future they want. Trust begets trust, and by opening engagement to the hands and the senses instead of only to the loudest voices, Dream Play Build proposes a revolution — not just in how community engagement is undertaken, but in the set of skills required to engage those most affected.

This revolution is intimidating. But in fixing a broken system, it may be planners who ought to be intimidated, not the public.

Photo of Asher KohnAsher Kohn, AICP, is a Planner with M-Group. He holds a master’s in city/urban, community and regional planning from the University of Illinois (Chicago), a JD from Washington University (St. Louis), and a BA in history from the University of Maryland. You can reach him at

Return to Northern News here.

How cap-and-trade keeps people in their homes in East Oakland

How cap-and-trade keeps people in their homes in East Oakland

Podcast, April 6, 2022

The California cap-and-trade program is building up cash while lowering carbon emissions. Next City looks at one way the money is being put to use [in East Oakland].


Photo of Next City webinar copyCalifornia’s cap-and-trade program collected more than $2 billion from polluters in 2021 alone, and cities are using that money for a range of programs, including one in Oakland that sends counselors to help people stay in their homes.

[Essentially, cap-and-trade is a tax on carbon emissions. Thirty-five percent of cap-and-trade money must go to disadvantaged communities through a competitive grant process. “Disadvantaged” refers to those disproportionately affected by air pollution. The money can be used for amenities, some of which might cause “climate gentrification.”]

The Oakland initiative — Better Neighborhoods, Same Neighbors — targets a five-square mile neighborhood for $28 million in improvements, including a 1.2-mile-long community trail, expanded bike-share, 2,000 trees, and the creation of one of the largest urban aquaponics farms in the country.


In this [32 min.] podcast, Next City Executive Director Lucas Grindley talks with Housing Correspondent Roshan Abraham about his story on the team of housing counselors dispatched to ensure that those improvements don’t lead to the displacement of East Oakland residents.”

[$846,000 of the $28 million will go to the team, which has a goal of contacting 14,000 people by the end of the Better Neighborhoods four-year grant cycle. The team wants to empower East Oakland residents by making them aware of resources available, and showing them how to navigate the system. The counselors support tenants who receive eviction notices and help them respond to summonses (140 currently need such support). The team also conducts tenants rights workshops and offers legal cafes and housing cafes.]

[In the podcast, we] meet one of the counselors, Bee Coleman with East Bay Permanent Real Estate Cooperative [EBPREC]. One resident told Coleman that she felt the housing counselors had answered her prayers and ‘you were sent by God.’

“That was her takeaway after having been alone, literally, in the fight for years, and feeling like she did not have support,” said Coleman.

You can listen to this half-hour episode on Apple or Spotify, or via megaphone here.

Republished with permission. Bracketed paragraphs are paraphrased from the podcast.


Read in greater detail in Next City an earlier 4 min. piece by Roshan Abraham, “How Oakland anti-displacement advocates use carbon emissions cash.”

The Chronicle covers how an East Oakland grass-roots effort is using money from the same $28 million to help residents tackle climate problems. Planting Justice, along with Oakland’s Parks and Recreation Foundation, is currently working to plant 1,000 fruit trees at residences. The effort is part of the Community Greening project, which aims to plant a total 2,000 trees in the next two years.

Return to Northern News here.


Listening Sessions: APA and CPR want to hear from you

Listening Sessions: APA and CPR want to hear from you

The housing crisis is worsening and getting more complex. How can planners lead effectively while preventing the displacement of our neighbors?

The California Planning Roundtable and APA California want to hear from the state’s APA members, via the California Chapter’s Sections, about how the last few years of legislative land-use efforts have affected them personally and in their professional settings. Ultimately, Cal Chapter and the Roundtable will also seek strategies to realize housing affordability and prevent or mitigate displacement, including concerns about, and ideas for, implementing recent housing bills. CPR hopes to synthesize information from across the state to share at the Chapter’s conference in the fall; to use that data to inform the Chapter’s stance on housing and land use legislation; and potentially to create agency for the Chapter to assist the legislative process. The current effort is to learn how the legislation and its implementation are affecting professionals and their workplaces statewide.

Listening sessions on Providing Homes for People

In an effort to address California’s tremendous housing crisis and the effects of historically low housing production and continuing high housing demand, California’s political response over the last several years has been to enact numerous bills. These include SB 35, SB 330, AB 2162, SB 8, SB 9, SB 10, and increasing opportunities for ADUs. In general, the legislation has required local agencies to alter their traditional processes and discretionary project review for single-family zoning and environmental review, potentially decreasing development fees. While these bills work toward addressing supply and fast-tracking housing (especially those projects with affordable components), they do not sufficiently address (except through longer-term supply pipelines) concerns about housing affordability and security, gentrification and displacement, and equitable community benefits. In addition, entrenched bureaucratic and political perspectives continue to challenge affordable housing development, not to mention market speculation.

California’s planners are at the center of ensuring that implementing these bills will deliver real results, even in the face of local political opposition to the changes in process dictated by state mandates. This presents a challenge to and an opportunity for California’s planners to help rethink local government systems and processes in light of the state’s tremendous need for affordable housing, but it has come at a cost for practicing planners.

CPR’s series of listening sessions is designed to ask, and to learn from, planners throughout California about how these pieces of legislation are affecting them, their workplaces, and their concerns and hopes as we implement these bills.

The Roundtable and Cal Chapter hope to ask:

  1. As a planner, how do you feel about the fact that the state is in a housing crisis? As leaders in land use, what can APA California do to support you in addressing this crisis?
  2. How has the new state housing legislation affected your workplace and the agencies you staff?
  3. What challenges do you face, and what opportunities do you see in your professional work when you try to address housing and equity issues?
  4. How can we as planners ensure that this new legislation will prevent displacement to the extent possible and will be implemented in a way that directly advances APA’s goals for affordability and equity, while also improving infrastructure and sustainability?
  5. How can the planning profession learn and respond in a way that highlights our relevance and ability to solve local, regional, and statewide land use and housing problems?  

In order to broadly identify the opportunities and challenges in implementing the last several years of housing and land use bills, the California Planning Roundtable is co-sponsoring this effort with APA California and each of its local sections to collect, synthesize, and distribute the comments received during the listening sessions. The Roundtable will then work with APA California leadership to look at ways to use the information in both legislation and implementation.

Proposed agenda for the listening sessions

The following is a proposed agenda for each Section to follow. Remember that the point of these sessions is specifically to solicit planners’ thoughts and in a consistent approach across all sections. We anticipate sessions lasting two hours. The comments should be recorded and consolidated by the hosts and shared after the meetings.

  1. Introduction of topic and facilitators. Discuss intent to share at conference. 15 minutes.
  2. Overview of legislation (“Lite.” This is not a presentation of or on the legislation, rather we are soliciting attitudes about the legislation). Create presentation handout for this. 20 minutes.
  3. Facilitated discussion to go through the questions one at a time. Let silence fall if needed. Don’t fill in blanks. Let folks think. If a section has a large number of participants (more than 10-15), break into discussion “rooms” to report back to the whole group. Allow 20 minutes for the first two questions, then report back to the group. Allow 15 minutes for the second set of questions, then report back. Keep 10 minutes solely for the last question, then report back. 75 minutes total.
  4. Any last remarks and questions can be sent via email. Thank you and adjourn.


Interested Northern Section planners should contact Director-elect Michael Cass. General questions should be directed to Miguel A. Vazquez, AICP.

Return to Northern News here.

Lisbon’s Walkability

Lisbon’s Walkability

Cynthia F. Campbell, director for International and Philanthropic Innovation in HUD’s Office of Policy Development & Research, reflects on transit in Lisbon, Portugal, and the importance of home, April 4, 2022. Republished with permission.

Recently, during my first international vacation since the pandemic began, I visited Lisbon, the capital city of Portugal. I was struck not only by the city’s architectural beauty but also its walkability. I found wide avenues with dedicated bike lanes and broad sidewalks for pedestrians. The historic city center along the waterfront was closed to automobiles, allowing for safe and enjoyable strolling. Lisbon’s historic tram system has been operating since 1873, and it was interesting to see the array of streetcars still in use. A robust tuk-tuk business, targeted mainly to tourists, made transportation around the city easily accessible.


Photo of Cindy Campbell
Cynthia Campbell, Director of PD&R’s International and Philanthropic Affairs Division.

I became fascinated with the intricate designs adorning the city’s sidewalks and historic plazas, so I researched the topic and found this very interesting New York Times article that discusses their history and how the city is maintaining them. The Lisbon City Council established a paving school in 1986 that trains pavers, or calceteiros, to maintain and install new pavement designs. The article notes that the school has trained 224 calceteiros since its founding. When you stroll through Lisbon, these intricate patterns and designs make you feel as though you are in an art gallery.


Photo of pavement in Lisbon
Lisbon is notable for its walkability and generous pedestrian areas. Photo credit: Cynthia Campbell

I also noted the city’s ubiquitous bike lanes. During the pandemic, Lisbon increased its network of bike lanes from 65 miles to 124 miles. I noticed that these bike lanes are protected from automobile traffic by barriers, curbs, or complete separation. Lisbon is very bike friendly, and I noticed hundreds of cyclists zipping around the city, especially during commuting hours.


Photo of bike path in Lisbon
De-emphasizing automobile traffic allows space for not only pedestrians but also bicycles. Photo credit: Cynthia Campbell

I am a retired naval officer, and I was traveling with some former Navy shipmates. While in Lisbon, we visited another former naval officer who is retired and living permanently in Lisbon. During his time in the Navy, this officer taught at the Naval War College in Newport, Rhode Island, and one of his former students was a Ukrainian naval officer. When Russia recently invaded Ukraine, he reached out to his former student to offer assistance. The Ukrainian naval officer accepted this generous offer and asked the retired officer if he could house his mother and son as well as his sister and her daughter. The Ukrainian naval officer’s wife also serves in the Ukrainian Navy, and his sister’s husband is in the military as well. The retired officer took in the Ukrainian’s entire family.

Photo of Lisbons tram system
Lisbon’s historic tram system has been operating since 1873, while tuk-tuks (pictured in front) provide tourists with an easy way to see the city. Photo credit: Cynthia Campbell

We were able to host the family for dinner with lots of hugs and support. With the help of Google Translate, we heard them describe their harrowing journey to Lisbon. The home of the officer’s mother was destroyed, and the family members could take only one bag each with them during their harrowing escape. The mother even showed us some video that she filmed as she was leaving her home. It was horrifying to see and hear the firsthand story of her escape from Ukraine.

The good news is that the family is adjusting well to their new home in Lisbon with the generous support of our friend and his family. Fortunately, they have enough room and, more importantly, large enough hearts to take in this amazing family. I’m sure that the Ukrainian naval officer is relieved to know that his family is safe and in good hands with his former U.S. Navy officer.

All in all, it was a great visit to Lisbon!

This article originally appeared in HUD USER, PD&R Edge. Republished with permission. You can view the original article here.

Return to Northern News here.




Free SPUR events for April and May

Free SPUR events for April and May


SPUR believes “education empowers people to take an active role in creating a more equitable, sustainable, and prosperous region.” So SPUR has made “the majority of its programming free to the public.” Here is their calendar for the balance of April 2022, plus May.


A Culmination of the Presidio Parkway [In-Person Program]

Monday, April 25. Lunchtime Forum 12:30 to 2:00 p.m.

This spring, the Presidio will open Battery Bluff, six acres of beautiful new open space created atop one set of Presidio Parkway tunnels through the national park site. Combined with the upcoming Presidio Tunnel Tops, a total of 36-acres of new public parkland will be added to the Presidio, and the Bayshore will be reconnected to the historic heart of the park for the first time in eight decades. This moment marks the culmination of a three-decade government and community effort, championed by SPUR and numerous government agencies, to replace the seismically unsafe Doyle Drive with a new roadway, designed by the late Michael Painter, that would fit seamlessly into the park landscape. Join key actors in the design and construction process to hear this remarkable story of how government and community collaboration led to a world-class open space. Attendees will receive a new book commemorating the Presidio Parkway development, Parkway for the People, by Kristina Woolsey.


X Marks the Spot: Touring Treasure Island

Wednesday, April 27. Tour 11:00 a.m. to 12:00 p.m.

Treasure Island is undergoing monumental change. 8,000 new homes planned for the island will be supported by 300 acres of parks and 22 miles of trails, accounting for the largest expansion of public space in San Francisco since the creation of Golden Gate Park. Grand in scope, the ambitious plan is truly worthy of the Golden Gate International Exposition, which was held on the island more than eighty years ago. With the first phase of the project under construction and a completed ferry terminal now shuttling passengers to downtown San Francisco in only 10 minutes, join us for an up-close look at the city’s new efforts to create a sustainable community from the ground up.


Touring the Presidio’s Battery Bluff

Thursday, April 28. Tour 10:00 to 11:00 a.m.

Though the Presidio Parkway, the replacement for the seismically unsafe Doyle Drive, opened in 2015, the project was far from over. In the years since, work has been underway to take advantage of the roadways’ improved design to restore wetlands and create new open spaces for visitors on and around the tunnels through the national park site. The historic heart of the Presidio will now be reconnected to the park’s northern waterfront for the first time since 1937. One restoration site will open this spring. Battery Bluff, a six-acre open space, promises sweeping views of the Golden Gate, Angel Island, and Alcatraz. The landscape includes picnic tables, restored historic gun batteries, and a new multi-use segment of the Presidio Promenade trail to the Golden Gate Bridge. Come for a behind-the-scenes tour of Battery Bluff and see parts of the Presidio that have been off-limits to the public for 80 years. In partnership with the Presidio Trust.


Protect, Accommodate, Retreat: Adaptation Strategies in the Face of Sea Level Rise

Wednesday, May 4. Lunchtime Forum 12:00 to 1:30 p.m.

There is widespread agreement that the Bay Area needs to invest in both protection and accommodation to allow communities to coexist with the inevitability of sea-level rise. But managed retreat, itself, is bitterly contested. The history of the government taking land for the “public good” is synonymous with some of the greatest injustices in the United States, of which the displacement of Native Americans from their ancestral lands and the razing of non-white communities to build freeways and railroads are just two appalling examples. Managed retreat chips away at the communities that people love while reopening these old wounds. However, its alternative — allowing climate disasters to force when and how people move — is no better. And as climate change continues to impact the Bay Area, many neighborhoods will be at greater risk of regular flooding, even with protection and accommodation strategies in place. Take part in a difficult conversation about when, if ever, is the right time to talk about retreat.


What Are the Secrets to Emeryville’s Success?

Tuesday, May 10. Lunchtime Forum 12:30 to 1:30 p.m.

The city of Emeryville is different than many other Bay Area cities. Its commitment to housing, bike infrastructure, building decarbonization, and more have proven to be a model opportunity for other cities to learn from. One key way in which it has stood apart from much of the rest of the region is through its exemplary efforts to build affordable housing. The city is currently on track to exceed its regional housing development goals and is seeking to qualify as a “pro-housing city” through a new California Department of Housing and Community Development incentivization program that funds prioritization and other benefits. Join us for a conversation with Emeryville’s mayor, John J. Bauters, to discuss how his city has accomplished what others have yet to achieve.


Building ADUs in Oakland: The Keys to Equity Program

Wednesday, May 11. Evening Forum 5:00 to 6:00 p.m.

For more than 40 years, the Richmond Neighborhood Housing Services (RNHS) has worked tirelessly to undo the harmful effects of racist housing policies that result in redlining, disinvestment, blight and systemic segregation across the East Bay. Its new Keys to Equity Program, created in collaboration with Self-Help Federal Credit Union, the WellNest Company, the Chan Zuckerberg Initiative, the City of Oakland, and the San Francisco Foundation, works directly with Oakland homeowners who are looking to build an accessory dwelling unit (ADU) on their property. Through one-on-one guidance, the program provides the fundamental design, permitting, construction, and financing services that often serve as hurdles to building an ADU. Come learn how this important program aims to reverse decades of discriminatory housing practices while alleviating the housing crisis in the East Bay.


Exploring Oakland’s District 2

Friday, May 13. Tour 3:00 to 4:00 p.m.

Comprising the neighborhoods of Grand Lake, Chinatown, Trestle Glen, Highland Park, and more, Oakland District 2 is a vibrant core of the city filled with cultural institutions, active commercial streets, and tight-knit communities. Join us as we explore the district with its councilmember and the president of the Oakland City Council, Nikki Fortunato Bas, to hear about her favorite gems and how she works to represent her constituents.


Office to Housing Conversion: San Francisco

Tuesday, May 17. Lunchtime Forum 12:30 to 1:30 p.m.

Since the beginning of the pandemic, broad swaths of San Francisco’s Financial District and South of Market neighborhoods have been all but abandoned by companies who have transitioned to either a hybrid or fully-remote model of working. This exodus of major employers means that many of the city’s tallest buildings sit underused, or even empty, while Bay Area residents continue to endure an oppressive housing crisis and many of our neighbors remain unhoused. The widespread office vacancies, brought on by the unprecedented events of the last two years, present a unique opportunity for developers and city leaders — not just in San Francisco, but also across the United States. Join us for an in-depth discussion about the chance, and feasibility of, converting unused office space into desperately needed homes.



Planning More Illuminated Cities

Wednesday, May 31. Special Program 10:00 to 11:30 a.m.

Is your night experience in cities poetic or fearful? Though architects and planners design the world around us primarily for daytime hours, half of our lives are spent in the dark. Some individuals, such as culture lovers and clubbers, choose to go out at night, while others, like shift workers, must do so as part of their jobs. And let’s not forget the wintertime, when most of us experience cities after the sun sets early. However, regardless of the reasons that we traverse cities at night, well-designed illumination is vital to accessing our cities during these darkened hours. It connects us to fresh air and social interactions while boosting local economies and augmenting safety and a sense of welcome. Join noted lighting urbanist Leni Schwendinger as she leads a panel of international lighting and urban design leaders to explore the perceptions, realities, and creative possibilities of the city at night.

Return to Northern News here.


Creating transportation equity from the ground up

Creating transportation equity from the ground up

Wednesday, April 27, at 10:00 a.m. PDT

Participants of the live webinar are eligible for one Equity CM and 1.5 AICP CM credits.

“Transportation accounts for the largest share of emissions in the United States. But many U.S. cities benefit by having dense urban footprints. By expanding low- and zero-carbon mobility options, cities can help to build more equitable transportation systems and increase economic mobility.

“Join the Smart Growth Network at 10:00 a.m. PDT, Wednesday, April 27, as Alison Sant, author of From the Ground Up: Local Efforts to Create Resilient Cities, Tracey Capers of the Bedford Stuyvesant Restoration Corporation in New York City, and Ashwat Narayanan of Our Streets Minneapolis identify how to serve under-resourced communities through investments in walking, cycling, and public transportation.

“For more information and to register, go to

“The Smart Growth Network is a partnership of government, business, and civic organizations that support smart growth. US EPA is one of the founding partners of the network. Since its creation in late 1996, the network has become a clearinghouse for information about smart growth strategies.” APA is a Network Partner.

“The Smart Growth website is a project of the Maryland Department of Planning and is funded by the US EPA Office of Sustainable Communities.”

Return to Northern News here.

ICYMI: This Fact Sheet can aid localities in implementing SB 9

ICYMI: This Fact Sheet can aid localities in implementing SB 9

HCD, March 25, 2022

“The California Department of Housing and Community Development released an SB 9 Fact Sheet as a resource to local agencies, homeowners, and other stakeholders. The fact sheet provides a high-level overview of key parts of the law and addresses common questions received by HCD from local agency staff and members of the public over recent months.

“SB 9 represents an important tool for creating more housing opportunities in single-family residential communities throughout the state and a key strategy to help solve California’s housing crisis.

“HCD does not have authority to enforce SB 9, but violations of SB 9 may violate other statutes over which HCD does have enforcement authority, including:

  • Housing Element Law
  • Housing Crisis Act of 2019
  • Accessory Dwelling Unit Law
  • Housing Accountability Act

 “As local jurisdictions implement SB 9, including adopting local ordinances, it is important to keep these and other housing laws in mind. As of [March 25], the Housing Accountability Unit (HAU) has received 29 complaints about local SB 9 implementation ordinances that it is currently investigating for potential violations of state law. The HAU is coordinating with the California Office of the Attorney General on SB 9-related complaints.

“ …[The] HAU holds jurisdictions accountable for their housing element commitments and other state housing laws.”

Return to Northern News here.