►
From YouTube: NOV 3, 2021 | Charter Review Commission Study Session
Description
City of San José, California
Charter Review Commission Study Session of November 3,, 2021
This public meeting will be conducted via Zoom Webinar. For information on public participation via Zoom, please refer to the linked meeting agenda below.
Agenda https://sanjose.legistar.com/View.ashx?M=A&ID=900151&GUID=F3234801-879D-4883-A59D-454AA70C01E9
A
B
C
E
D
F
G
C
D
Hi
maria,
I
see
you
joined
we're
calling
roll
at
the
moment.
Would
you
be
able
to
have
further
attendance?
I'm.
G
D
C
D
D
A
A
I
Okay,
thank
you
very
much
for
inviting
me.
I
am
president
of
the
affordable
housing
network,
it's
actually
the
oldest,
affordable
housing
organization
in
san
jose
and
in
santa
clara
county.
I
We
were
founded
in
1987
and
we've
always
been
dedicated
to
organizing
people,
the
people
in
need
of
affordable
housing,
both
tenants
and
also
unhoused,
and
sometimes
homeowners,
to
advocate
for
themselves,
which
is
a
little
bit
different
model
from
some
of
the
other,
more
less
grassroots
organizations
which
are
out
there.
Now
I
wanted
to
talk
about
the
housing
crisis
from
a
number
of
points
of
view.
I
First
of
all,
everybody
is
aware
of
the
homeless
crisis
in
san
jose
and
in
santa
clara
county
and
actually
in
all
of
california,
but
this
is
a
little
chart
which
the
housing
department
came
up
with,
which
shows
that
every
time
they
house,
one
unhoused
person,
two
or
almost
three
new
people
become
unhoused
and
that's
been
kind
of
since
even
before
the
pandemic,
that's
been
the
big
challenge
for
for
people
addressing
the
homelessness
issue,
because
we
have
a
very
large
non-profit
sector.
I
A
lot
of
we
have
measure
a
a
lot
of
funds
that
are
dedicated
to
housing,
the
homeless,
but
every
time
we
we
succeed,
in
fact
we've.
I
think
it
can
be
said
that
we've
actually
housed
the
unhoused
population
in
san
jose
and
in
santa
clara
several
times
over,
but
more
people
continue
to
become
homeless,
and
I
think
part
of
the
problem
is
that
we
don't
go
deep
enough
into
the
issue
to
figure
out
why
that
is
the
latest
homelessness
count
in
2019.
I
That's
the
last
time
there
was
an
official
count
which
was
before
the
pandemic,
which
everybody
knows
made
things
much
worse
before
the
pandemic.
Homelessness
rose
by
42
in
san
jose
between
1917
19,
2017
and
29.
I
The
other
problem,
which
is
very
closely
related
to
homelessness,
is
displacement.
The
city
pulled
together,
together
with
the
organization
called
policy
link.
They
pulled
together
an
anti-displacement.
I
Forget
the
exact
name
of
it,
but
they
they
had
a
policy
team
which
was
a
joint
effort
by
the
housing
department
in
san
jose
and
a
bunch
of,
and
some
non-profit
leaders,
including
the
law
foundation,
working
partnerships,
somos
mayfair
and
others,
and
they
came
up
with
a
study
which
was
released
in
january
2020.
I
And
although
they
were
not
able
to
get
specific
statistics
for
san
jose,
they
cited
a
study
by
the
turner
center,
which
says
that
from
2010
to
2016,
one
and
a
half
million
residents
moved
out
of
the
bay
area,
one
and
a
half
billion.
That's
just
a
huge
huge
number
of
people
that
were
forced
out
of
the
bay
area
said
that
there
were
some
high
income
residents
that
moved
out
for
various
reasons:
career
change
or
whatever,
but
for
every
one,
high
income
resident
that
moved
out
six
low-income
residents
moved
out,
which
indicates
that
it's
a
that.
I
I
I
This
came
from
the
city
gave
our
the
housing
department
prepared
a
report
to
the
city
council
back
in
september,
2020,
where
they
talked
about,
I
believe,
there's
the
highest
areas
of
highest
displacement,
there's
something
like
a
85
overlap
between
those
areas
and
the
areas
that
were
redlined
back
in
the
30s,
40s,
50s
and
60s,
and
so
it's
it's
got
a
com,
it's
very
much
of
a
race,
an
issue
of
racial
inequities
in
san
jose
and
it's
the
latinx
population.
The
black
population
and
asian
american
populations
are
disproportionately
impacted
by
displacement.
I
The
third
problem,
the
third
angle
which
I
want
to
come
at
is
from
the
point
of
view
of
home
ownership,
which
there
was
an
issue
an
article
in
the
spotlight,
and
I
apologize.
I
didn't
have
time
to
put
together
a
powerpoint
to
make
these
figures
more
available
to
you,
but
how
much
income
do
you
need
to
buy
a
home
in
san
jose
more
than
240
000
a
year?
And
that's
assuming
that
you
can
put
down
a
20
down
payment
which
is
somewhere
around.
I
If
you
can
save
up
a
quarter
million
dollars,
and
then
you
have
a
income
of
around
a
quarter
million
dollar
a
year,
you
can
afford
to
buy
the
median
priced
home
in
san
jose,
and
this
this
this
makes
vast
numbers
of
people
and
especially
obviously
low-income
communities
completely
it's
inaccessible
people,
people
cannot
buy
homes,
and
so
the
question
that
comes
up
is
whether
what
to
do
about
this
and
and
a
lot
of
that
depends
on
what
values
we
have
in
the
san
jose's
values
generally
and
and
we're
not
san
jose
is
not
united
on
this,
but
in
general
in
general.
I
We
believe
that
there's
a
problem
that
it's
a
problem
when
people
who
who
who
work
here
can't
afford
to
live
here
that
it's
a
problem
when
people
become
homeless.
I
It's
a
problem
when
there's
such
a
when
there's
a
shortage
of
minimum
wage
workers
and
and
actually
I
believe
that
certainly
the
affordable
housing
network
believes-
and
I
believe
the
majority
of
people
in
san
jose
believe
that
housing
is
a
human
right.
But
that's
not
true
of
everybody.
I
I've
been
involved
in
a
lot
of
rent
control
struggles
over
the
last
five
or
eight
years
in
san
jose
and
a
lot
of
the
public
comments
during
those
I've
heard.
Landlords
say
that
we
don't
have
an
affordable
housing
problem
in
san
jose,
because
all
my
all
my
apartments,
I
rented
the
market
rate
and
there's
renters
for
all
of
them.
I
Works
and
if
people
can't
afford
the
the
rent
that
the
market
decides,
then
they.
E
I
Have
a
right
to
live
in
symphony
and
there's
a
lot
of
people
who
have
said,
and
then
this
is
also
a
lot
of
the
public
comments.
You
hear
around
homelessness
that
if
people
can't
afford
the
rent
here,
they
should
move
and
there's
a
lot
of
reasons
why
people
don't
move
having
to
do
with
family
connections.
I
History
work.
Church
people
are
part
of
communities.
People
who
become
unhoused
are
part
of
our
community
as
much
as
everybody
else,
and
we
can't
just
banish
them
like
that
and
expect
to
that.
That's
going
to
solve
the
problem
and
in
fact,
if,
if
you
look
at
the
unhoused
population,
you'll
see
that
people
do
not
be
people,
people
don't
move
away.
I
There's
some
and
the
displacement
figures
talk
about
that,
but
there's
also
a
significant
number
of
people
who
lose
their
housing
and
continue
to
stay
in
the
area
and
the
other
problem
with
those
types
of
attitudes
is
that
we
end
up
without
having
any
low-income
workers
or
even
median
income
workers.
I
think
san
jose.
We
lost
our
president
of
the
naacp
in
santa
fe,
who
finally
gave
up
and
moved
to
atlanta
to
a
place
where
he
could
afford
to
buy
a
home.
You
couldn't
buy
a
home
in
san
jose.
I
So
it
gets
back
to
the
question
of
solutions
and
I'll
try
to
make
this
fairly
quick,
there's.
Obviously
we
need
funding.
If
you
look
at
the
statistics
for
production
of
affordable
housing,
you
can
look
at
them
in
relation
to
the
mayor's
five-year
plan
to
create
10
000,
affordable
housing
units
after
three
of
the
five
years
have
gone
by
is
only
30
percent
of
the
way
toward
his
goal.
I
The
arena
of
the
arena
figures,
which
are
the
goals
that
were
set
by
the
bay
area
association
of
bay
area
governments
for
san
jose.
They
were
set
we're
three
quarters
of
the
way
through
that
time
period
and
we've
only
reached
21,
so
we're
drastically
short
on
our
production
of
affordable
housing.
I
There's
several
reasons
for
this:
one
is
funding.
Obviously
we
need
our.
We
need
to
pass
the
building
back
better
on
the
federal
level
and
actually
quite
considerably
more
than
that.
If
necessary,
we
need
to
take
a
good
look
at
our
general
plan.
Our
general
plan,
based
on
study
that
I've
done
it
calls
for
382
000
jobs
and
120
000
housing
units,
and
that
does
not
add
up.
I
If
you
look
at
it,
in
fact,
if
you
do
all
the
math
that's
connected
to
those
figures,
that's
going
to
create
a
shortage,
a
housing
shortage
for
some
400
000
people
in
san
jose
that
are
not
going
to
have
a
place
to
live.
If
that
many
jobs
end
up
being
created
in
that
few
jobs,
400
000
people
they're
going
to
either
be
displaced
or
they're,
not
going
to
be
they're
going
to
have
to
commute
here
from
outside,
and
there
isn't
any
other
place
in
the
bay
area.
I
I
You
have
this
many
homeless,
all
across
the
country,
really
a
lot
of
it's
concentrated
in
california,
but
it's
also
a
problem
in
other
places,
the
situation
not
working,
and
I
think
we
have
to
have
new
ways
of
looking
at
looking
at
the
problem,
there's
a
bill
that
was
introduced
in
sacramento
to
create
a
social
housing
department
in
the
state
of
california.
I
With
the
idea
of
beginning
to
decommodify
housing,
I
mean
there
is
a
real
problem.
When
you
have
a
real
estate.
Industry
is
based.
The
entire
industry
is
structured
on
increasing
property
values,
increasing
home
prices
that
that
just
conflicts
completely
with
the
with
the
goal
of
having
affordable
housing
for
every
person.
It
just
doesn't
work
and
the
the
figures
in
san
jose
prove
that
it
doesn't
work.
So
there
has
to
be
a
new
way
of
approaching
housing
and
the
idea
of
social
housing.
I
The
other
problem
with
the
current
situation
is
it
kind
of
creates
a
political
gridlock
where
homeowners
actually
have
an
interest
in
not
increasing
housing
production
and
renters
obviously
have
an
interest
in
increasing
it
very
rapidly,
and
so
it
creates
kind
of
a
political
standoff
which
is
another
factor
which
leads
to
our
housing
crisis.
I
I
Public
housing
failed
in
america
because
it
was
restricted
to
the
very
poor
again
by
the
real
estate
industry
and
it
was
segregated
both
racially
and
economically.
I
So
we
believe
in
a
new
model
of
housing,
the
the
decommodification
of
housing,
one
step
toward
that
is
a
community
land
trust
or
they
also
have
limited
equity,
cooperative
housing,
and
I
believe
somebody
else
is
going
to
present
on
that.
A
little
later,
a
little
later
on.
In
the
study
session,
we
have
a
policy
before
city
council
right
now,
it's
called
coppa
community
opportunity
to
purchase
where
tenants
would
actually
have
an
opportunity,
either
themselves
or
through
a
non-profit,
to
purchase
a
building.
I
When
it
comes
up
for
sale,
nobody's
going
to
be
forced
to
sale,
sell.
Nobody
has
to
sell
below
market
that
when
a
property
comes
up
for
sale,
tenants
would
have
an
opportunity
to
purchase
that
and
on
some
of
the
models,
the
cooperative
models
or
the
community
land
trust
they
could
actually
become
a
homeowner.
A
Thank
you
sandy
and
now
we're
gonna
move
into
the
q
and
a
portion-
and
I
know
sandy,
does
have
a
hard
stop
at
5
55.
I
see
magnolia
commissioner
sigal
hi.
G
I
know
that
in
marin
county
there
is
a
model
where
people
can
enter
a
lottery
if
they're
under
a
cert
certain
income
bracket,
they
enter
a
lottery
and
the
first
pick
are
teachers
and
firefighters,
folks
that
actually
live
in
marin,
county
and
and
the
reason
is
marin
has.
G
A
re-
has
always
had
a
problem
of
being
able
to
house
its
teachers
and
firefighters
because
they
just
you
know
they
can't
afford
to
live
in
marin
county,
so
they've
always
had
to
live
somewhere
else
cross
a
bridge
somewhere
in
the
east
bay,
and
so
so
first
choice
would
go
to
them
and
then,
after
that,
it
would
be
the
general
public
who
already
live
in
marin,
who
don't
who've,
never
been
home
owners
and
they
can
enter
the
lottery
as
well.
The
caveat
is
when
they
sell.
G
It
can
only
be
a
certain
percentage
above
you
know
what
they
bought
it
for
so
they
could
make
a
profit,
but
it
won't
be
very
much,
and
I
don't
know
what
the
rate
the
rate
is.
It
could
just
be
the
rate
of
inflation,
or
something
like
that
is
anything
like
that
happening.
E
I
I
It
might
allow
a
few
more
city
workers
to
get
to
the
head
of
the
line,
but
the
shortage
is
so
great
that
it
that's
certainly
not
going
to
impact
the
problem
as
far
as
the
idea
of
only
being
able
to
sell,
at
a
rate
similar,
that
a
in
an
increase
similar
to
the
rate
of
inflation,
that's
actually
how
homeownership
in
a
clt
community
land
trust
works
and
a
limited
equity
cooperative
that
you're
in
the.
E
I
That
you,
you
can
be
a
homeowner,
but
it's
not
going
to
be
like
an
investment
where
you
can
make
a
fortune.
The
way
a
traditional
homeowner
in
silicon
valley
tends
to
expect
it's
a
it's
a
way
where
you
can
have
security
housing.
You
can
have
control
over
your
environment.
You
can't
be
evicted,
but
it's
not
it's
not
a
path
to
there's.
Some
wealth,
like
you
said,
but
it's
not
a
path
to
making
a
fortune
owning
a
home,
otherwise
can
be
in
silicon
valley.
Sometimes.
D
D
I
Well,
the
idea
is
that
and
again,
public
housing
in
in
in
the
united
states
has
gotten
a
really
bad
rep,
because
it's
been
underfunded.
It's
been
because
of
the
real
estate
industry,
and
this
goes
all
the
way
back
to
the
1930s.
I
Housing
was
not
allowed
to
be
offered
to
middle
middle
class
people
to
people
with
a
moderate
income
and,
as
a
result,
the
housing
tended
to
concentrate
and-
and
also
as
I
mentioned,
it
was
racially
segregated-
almost
always
not
not
100
of
the
time,
but
almost
always
it
ended
up
being
racially
segregated
and
as
a
result,
it
created
division.
It
created
problems,
it
really
messed
up
the
housing
movement.
I
The
housing
movement
was
really
divided
for
years
by
by
the
policies
of
segregation
and
it
failed
public
housing
to
a
large,
not
complete,
because
actually
you'd
be
surprised
to
know.
There's
a
lot
of
very
successful
public
housing
developments
right
here
in
santa
clara
county,
but
in
a
lot
of
areas
that
failed
and
that's
the
reason
it
failed,
and
so,
for
example,
in
singapore,
I
heard
a
presentation
from
a
resident
from
singapore
a
couple
of
months
ago
who
talked
about
the
housing
there.
I
It
is
mixed
income
and
although
the
government
owns
the
building,
people
are
empowered
to
be
able
to
buy
their
their
own
apartment
and
people
can
be
homeowners
there.
It
was
deliberately
integrated.
Singapore
has
a
lot
of
different
ethnicities.
I
I
J
I
People
are
going
to
be
talking
about
this
more
later,
on,
copa
is
community
opportunity
to
purchase,
and
it's
a
little
bit
broader,
I
think
in
san
jose
we're
trying
to
include
tenants
as
part
of
the
community.
The
tenants
would
be
part
of
that,
but
also
community
organizations.
J
J
It
is
different,
so
okay,
so
why
agree?
You
know
many
years
ago
and
I
I
have
to
say
I'm
in
I'm
a
member
of
score
and
we
are
all
over
fair
housing,
we're
we're
making
amends
for
the
entire
country
who
deliberately
redlined
people
from
buying.
J
So
I
just
want
to
say
that,
but
I
also
need
to
say
that
I
think
that
we
have
laws
and
we
are
putting
laws
in
place
now
to
prevent
that
from
ever
happening
again-
and
I
mean
it
was
recipients
of
the
new
deal
all
the
way
to
housing
and
everything.
J
So
you
couldn't
get
an
fha
loan.
If
you
were
black,
you
couldn't
get
a
va
loan
if
you
were
black,
so
I
just
want
to.
You
know
establish
that
the
real
estate
industry
is
not
all
about
just
raising
people's
property
values.
We
believe
in
housing
for
all
and
trying
to
find
a
way
to
generate
it
as
well.
So
just
my
two
cents.
I
A
Okay,
thank
you
so
much
sandy,
commissioner
marshman.
Yours
is
going
to
be
the
last
question.
You
know.
K
K
I
Well,
my
organization
is
the
affordable
housing
network.
We
have
not
been
in
the
business
of
purchasing
housing
where
advocates
and
we're
organizers,
so
we're
not
we're
not
actually
in
the
business
of
providing
housing.
There
are
obviously
there's
a
lot
of
affordable
housing
providers
out
there
that
do
and
south
bay
community
land
test,
for
example,
is
going
to
be
presenting
later
they
do
that
and
or
they're.
Let's,
let's
put
it
this
way,
they
they
aspire
to
be
able
to
do
that,
so
they
can
address
that
more.
I
I
A
A
Just
a
reminder
to
the
commissioners:
please
keep
keep
it
focused
on
the
questions.
We
have
a
tight
agenda
today
and
I
want
to
make
sure
that
you
know
we
follow
through
with
that.
Thank
you.
So
our
next
guest
speaker
will
be
michael
henshaw.
E
E
E
I've
seen
I
mean
just
to
give
you
an
overview
of
what
I've
seen
I've
seen
market
swings
that
that
have
they
have
benefited
landlords
and
they've
hurt
landlords,
and
you
know
currently,
you
know
the
landlords
are
coming
off
a
coup,
a
couple
of
tough
years,
and
I
say
that
because
you
know
when,
when
covet
hit,
the
landlords
immediately
suffered,
20
vacancy
and
their
rents
went
down
20
to
25
percent,
and
you
know
the
rents
have
come
back.
E
Some
and
the
nader
was
probably
this
past
march,
but
talking
to
owners
that
you
know
own
and
manage
in
downtown
san
jose
right
now
they
don't
have
any
leasing
activity
whatsoever.
There's
just
no.
I
mean
the
people
that
have
come
back
to
the
jobs
are
are
here
and
we
expect
there
to
be
a
next
another
surge
of
of
a
potential
renter's
returning.
E
But
you
know
currently
you
know
the
landlords
are
suffering
and-
and
I
can
say
that
you
know
as
far
as
the
marketplace
right
now-
you've
got
52
buildings
that
are
currently
on
the
mls.
As
of
this
afternoon.
The
average
market
time
of
days
on
market
is
56
days.
E
Things
that
hit
the
market
are
selling
anywhere
between
five
to
ten
percent
and
I've.
I've
queried
my
colleagues
that
I
know
that
are
listing
agents
and
I've
asked
them
the
direct
question
and
said:
if,
if
you
received
an
offer
from
a
non-profit,
would
you
sell
the
building?
They've
said
yes
most.
E
Certainly
I
don't
think
you
have
to
necessarily
you
know,
make
it
a
first
right
of
refusal
if
the
price
and
terms
are
met
and
right
now-
and
I
see
this
for
the
c
foreseeable
future-
it's
not
going
to
be
it's
going
to
be
an
equilibrium
market
between
buyers
and
sellers
and
you're
not
going
to
have
a
competitive
upswing
in
prices,
because
we
have.
E
We
have
substantial
headwinds
on
the
horizon,
the
headwinds
being
you're
going
to
have
some
sort
of
increase
in
interest
rates,
which
will
keep
values
depressed
at
the
same
time,
you're
going
to
you've
got
supply,
that's
still
coming
online
at
this.
At
the
same
time,
and
the
other
thing
is,
we
don't
know
when
everybody's
going
to
return.
E
So
when
I
look
at
the
market-
and
I
have
represented
buyers
and
sellers
for
my
whole
career-
we're
at
equilibrium
right
now
I
mean
it's,
it's
a
good
time
to
be
a
seller.
It's
a
good
time
to
be
a
buyer.
Could
you
are
the
sellers
getting
the
asking
price
they
want?
No
they're,
probably
within
five
to
ten
percent,
are
the
building
selling
in
you
know
one
to
two
days.
No,
it's
more
like
one
to
two
months,
and
I
know
this
from
you
know.
Currently
I
mean
I've
closed
a
not.
E
Problem
right
is
on
the
supply
side,
and
you
know.
I
think,
that
one
of
the
things
that
the
city
needs
to
do
is
look
top-down
and
say
how
can
we
make
it
easier
to
build
housing?
Okay,
I
mean:
what
can
we
do
to
make
it
easier
to
build
housing,
build
good
housing,
but
also,
how
can
we
ear
market
for
the
affordable
housing
builders
to
actively
participate
and
and
whether
it's
going
to
be
in
the
form
of
some
sort
of
financing
or
subsidies
or
grants
to
create
more
housing
to
make
the
market
fairer
for
the
tenants?
E
As
far
as
keeping
the
rents
you
know
competitive,
you
know
the
studies
have
shown.
You
know
when
you
go
to
other
cities
that
don't
have
rent
control,
whether
you're,
boston
or
chicago.
You
know,
and
I
lived
in
chicago,
there's
a
lot
of
housing
there
and
it's
an
affordable
city
for
a
young
person.
It's
affordable,
sorting
for
a
working
class
person.
It's
it
it.
It
works.
E
Boston
got
rid
of
rent
control,
seattle,
the
whole
they
have
some,
they
have
some
tenant
protections,
but
the
state
of
washington
in
this
in
their
constitution
does
not
allow
rent
control
and
I've
done
transactions
up
there
as
well.
So
I've
seen
different
places
that
have
it
adding
adding
more
restriction
and
more
government.
I
think
all
it
does.
Is
it
just
makes
the
government
get
bigger
if
you're
going
to
spend
money
and
make
the
government
bigger?
I
don't
think
you
should
add
people
to
necessarily
police
a
program
or
have
a
program.
E
E
You
know
what
I'm
saying
is
we
have
to
be.
We
have
to
be
forward
thinking
and
say:
how
can
we
the
reality?
Is
we
need
more
housing?
That's
a
certainty,
that's
a
conclusion!
It's
it's
evident,
but
you
have
to
make
it
easier
to
create
it,
taking
the
older
landlords
that
you
know
whether
they
have
a
fourplex
or
an
eight
unit
building
and
it's
their
life
savings,
and
I
know
a
lot
of
people
that
own
a
couple
buildings.
E
You
know
ice
cream
cone
at
mcdonald's,
and
I-
and
these
are
people
that
I
interact
with
regularly
so
they're,
not
you
know
wealthy
fat
cats
they're,
not
you
know,
I
think
that
making
it
more
making
it
easier
for
the
affordable
groups
to
be
competitive
in
the
marketplace
is
another
thing
that
should
be
looked
at
and
whether
you
agree
you
take
the
housing
department
and
you
create
a
couple.
E
People
that
are
able
to
oversee
the
acquisition
process,
and
that's
one
of
the
flaws
is
that
some
of
the
non-profits
are
extremely
good
at
providing
emergency
housing
to
you
know
a
myriad
of
types
of
needs
right,
whether
it's
it's
domestic
abuse
survivors,
it's
homelessness.
It's
a
whole
bunch
of
things.
E
They're
great
at
those
services,
but
they
may
not
be
particularly
great
on
the
acquisition
side
and
that's
something
that
you
definitely
want
to
look
at
and
say:
how
do
we
make
the
process
smoother?
And
you
know
because
any
time
you
put
restrictions
in
all
of
a
sudden
people
push
back
if
it's
a
free
market
they're
going
to
sell
their
buildings
and
affordable
housing,
people
will
buy
them
in
the
city.
E
In
the
county
of
san
mateo,
there
was
a
large
transaction
104
units
that
transacted
in
the
city
of
pacifica,
a
non-profit
group,
bought
that
and
believe
it
or
not,
they're
going
to
add
54
80.
You
know
they're
going
to
add
54
adus
to
that
property,
so
they
went
in
it's
low
density,
they're,
going
to
add
the
units
and
it's
it's
a
win-win
for
everybody.
There's
been
several
non-profit
transactions
in
redwood
city
recently
as
well,
so
I
mean
the
money's
there.
The
transactions
happen.
E
A
Questions.
Okay.
Thank
you.
We
will
now
take
questions
from
commissioners.
I
have
commissioner
calendar
borussie
mon
lisa
goal
and
tran.
D
Good
afternoon
vice
chair,
I
just
wanted
to
get
actually
evening
advice.
I
just
wanted
to
note
that
I
was
here
for
the
record.
A
Okay,
thank
you,
commissioner.
Baruchy
did
you
have
a
question.
A
Okay,
not
hearing
from
commissioner
bruce
yet
commissioner
monlee.
Oh
your
hands
down,
commissioner
tran.
F
Yeah,
thank
you
like
share,
and
a
quick
ques.
Just
a
quick
point
of
clarification
are
we
can
we
present
tonight,
specifically
on
copa
or
just
generally
housing.
F
All
right,
thank
you.
Thank
you
for
for
being
president,
mr
henshaw,
I
have
some
questions
just
to
lay
some
foundation
for
for
our
discussion
here.
Just
as
a
first
point,
I
want
to
make
sure
we
understand
that
we
all
understand
here
right
that
pricing
as
a
general
matter
is
a
function
of
supply
and
demand.
Is
that
right.
E
That
is
correct,
yes,
well
supply
and
demand,
but
it's
also
a
function
of
income
of
the
current
assets,
both
the
in-place
income
and
what
the
market
rents
would
be
and
that's
going
to
be
a
factor
of
the
outlying
of
what
currently
is
going
on
with
interest
rates.
So
there's
a
there's
a
couple
things
that
go
into
there.
Yes,.
E
Basically,
the
income
is,
you
know
when
I
look
at
a
any
five
unit.
Building
and
larger
is
is
going
to
be
underwritten,
for
any
sort
of
lender
is
based
upon
the
income
that
the
property
supports,
so
the
buyers,
the
buyers
financials
are-
are
going
to
be
less
less
of
a
concern
versus
the
in
in
place
income.
So
the
reality
is
most
of
the
transactions
I'm
talking
about,
were
you
know
we're
talking
about
the
income
of
the
property.
F
Okay,
thank
you
so
just
then,
as
a
general
point,
though,
in
terms
of
pricing
where
we
we
have
basic
principles,
supply
demand
and
if
there's
limited
supply
and
high
demand
prices
go
up
right,
general
matter,
yes,
okay!
F
Now,
when
we
have
buyers,
though,
who
have
very
different,
let's
say:
resources
right
that,
then
you
have
a
limited
number.
You
have
a
smaller
core
people
or
a
small
core
of
the
entities
that
are
able
to
buy
the
property.
That's
the
demand
goes
up.
Is
that
right.
E
I
wouldn't
say
that
necessarily
is
a
direct
correlation.
Okay,
I
would
not
say
for
sure
that
is
a
direct
correlation.
E
No.
Actually,
if
the
price
goes
higher,
there's
going
to
be
a
finite
point
where
nobody
will
buy
it.
Okay,
because
because
because
the
underlying
economics
will
not
support
the
the
acquisition
at
that
price.
E
Okay,
when
you
look
at
a
high-priced
commodity,
it's
it's
when,
whether
it's
a
non-profit
or
it's
an
individual
investor
or
it's
it's
a
group
that
have
sold
you
know,
say
they
sold
200
acres
of
land
in
the
central
valley,
and
now
they
have
to
you
know
they
have
to
place
the
money
because
of
an
exchange.
E
Any
anybody
looking
at
that
you
know
particular
building
is
going
to
underwrite
it
and
say:
if
I
put
a
down
payment
of
35
to
40
percent,
will
I
make
any
money
and
if
the
price
is
too
high,
they
will
not
make
any
money
and
they
will
not
pay
it.
So
what
I'm
saying
is,
is
you
know
when
I
earlier
said
the
markets
at
equilibrium,
I'm
looking
at
both
the
buy
I'm
looking
at
what
the
buyers
are
looking
at
and
both
the
sellers?
Okay,.
F
E
No
because
because
as
prices,
because
if,
if
there's
a
direct
increase
in
the
income
for
pricing,
then
all
things
would
be
the
same.
Okay,
what
I
mean
if,
if
the
price
goes,
if
the
price
increases,
but
the
income
remains
constant,
yes,
buyer
demand
goes
down,
but
if
the
price
goes
up
and
the
income
goes
up,
other
demand
stays
constant.
F
F
Okay,
I
think
you're
kind
of
getting
deeper
into
the
week
than
what
I
my
question
is
intending
right,
because
I'm
talking
about
market,
I'm
just
trying
to
basically
lay
out
here,
market
forces
or
market
drivers
and
not
necessarily
get
into
you
know
a
buy,
sell
kind
of
analysis
right.
F
The
reason
why
I'm
trying
to
focus
here
on
the
broader
aspect
here
is
because
a
lot
of
the
proposals
that
are
being
considered
and
not
just
by
the
charter
review
commission
but
just
generally
speaking,
we're
talking
about
housing
policy,
is
how
we
allow
people
who
can't
afford
or
cannot
keep
up
with
the
ever
increasing
prices
of
rent
or
house
prices.
To
be
frank,
either
way,
how
do
we
provide
them
an
opportunity
to
provide
you
to
be
provided
shelter
right
to
be
provided
a
basic
fundamental
need?
F
You
know
for
people
right,
because
when
you
live
out
in
the
streets,
everything
else
gets
a
heck
of
a
lot
harder.
So
that's
the
you
know
so
be
you
know,
as
we
consider
proposals
around
housing,
we
aren't
necessarily
you
know
treating
every
transaction
as
if
hey,
if
you
you
know,
if
you
create
a
property
that
can
generate
income,
you
keep
a
pool
of
buyers
ready
to
go.
It
doesn't
really
answer
the
basic
question
of
how
do
we
ensure
that
people
who
need
a
place
to
stay
get
one?
F
And
I
think
ultimately,
that's
where
we
are
a
lot
of
the
proposals
that
we
are
considering,
try
to
go
directly
to
that
answer
and
try
to
go
direct
answer
that
question
directly.
F
So
this
is
kind
of
where
I
also
wanted
to
clarify
my
original
question
about
whether
we
are
focused
on
copa
or
we're
focused
on
general
housing
policy,
because
you
know,
I
do
believe
that
there
is
a
reaction
to
the
comments
that
we've
heard
that
are
specific
to
coppa,
but
can
also
be
brought
up
generally
more
non-housing
right.
F
You
know
the
free
market
serves
the
people
who
can
afford
the
available
units.
It
doesn't
support
the
people
who
necessarily
need
it.
E
I
don't,
I
would
have
to
disagree
when
you
say
the
free
market,
because
if
you
increase
supply
the
intersection
of
equilibrium
would
theoretically
all
things
consider
would
actually
drop
down.
Okay.
So
if
you,
if
you
were
to
add
5
000
units,
you're,
going
to
actually
increase
affordability
because
of
of
the
supply
side,
now
whether
those
are
going
to
be
subsidized
or
not-
I
mean
I
mean
that's,
that's
one
of
the
drivers
that
you
know
is,
you
know,
needs
to
be
discussed
as
far
as
proposals
is
how
how
to
build
more
to
make
it.
E
F
Yeah,
I
don't
think
that's
in
doubt
that
we
have
to
build
our
housing
right.
That's
the
supply
side
for
sure,
but
considering
that
we
have
struggled
to
build
25
000
units
over
the
past
five
years,
that
has
been
the
goal
and
we
have
actually
enacted
policies
that
loosened
up
some
of
the
restrictions
already,
such
as
the
lsat
restrictions.
F
We
haven't
seen
the
turnaround,
especially
when
we're
looking
at
affordable
housing,
because
we've
hit
every
benchmark.
We've
exceeded
every
benchmark
for
rate
market
rate
housing
that
we
have
set
for
ourselves
where
we
have
drastically
failed,
isn't
producing
affordable
housing.
E
Okay
yeah,
I
mean,
I
think
you
just
I
mean
you
have
to
you-
have
to
push
that
directive
or
that
plan
forward
in
whatever
shape
or
form
you
can,
because,
because
if
you
want
more
affordable
housing,
you
have
to
encourage
the
people
to
build
it,
and
you
know
the
the
builders
don't
care,
you
know
what
they
build
right,
because
they're
going
to
get
paid
and
this
you
know
so
it's
it
it
becomes.
You
have
to
empower
other
non-profits
to
build
more.
F
A
Thank
you.
We
have
commissioner
baruchy
xiao
and
fuentes.
D
K
I
I
know
you
are
mainly
on
the
buying
and
selling
side.
So
my
question
is:
are
you
familiar
with
a
policy
that
the
san
jose
has,
which
called
inclusion,
housing
ordinance.
E
And
what
has
happened
in
the
past
and
it's
not
unique
to
san
jose-
is
that
the
developers
have
opted
to
pay
the
fee
and
not
build
the
affordable
units.
Well,
they're,
looking
at
the
economics
and
saying
you
know,
we
can
pay
this
fee
and
we
can
make
it
up
on
the
back
end,
because
if
we
pay
a
hundred
thousand,
but
the
unit
that
we
create
is
worth
eight
hundred
thousand
we've
just
you
know
it's
simple
economics.
Yes,
I
am
familiar
with
it.
K
I
see
thanks
so
it
looks
like
when
a
new
project
is
that
a
developer
is
applying
for
new
a
project
for
let's
say
a
hundred
units.
They
they
have
two
ways
of
doing
that.
One
is
pay
the
city
a
so-called
called
in
luffy,
or
they
have
to
set
aside
a
portion
of
the
100
units
to
be
a
certain
income.
Restricted
housing
is
that.
K
It's
the
matter
of
the
whether
it's
five
percent
or
fifty
percent
or
90
percent-
and
I
I
guess
each
bay
area
cities
have
their
own
numbers
right.
K
E
I
think
that
you
know
I
don't
want
to
tell
you
how
to
change
policy,
but
if
you're,
but
it's
it
would
be
evident
that
if
the
developer
is
paying
the
lieu
fee
they're
just
looking
at
the
overall
economics
and
that's
a
that's
a
more
palatable
solution
for
them
as
far
as
getting
their
project
done,
and
I
think
that
if
you
increase
the
percentage
or
you
increase
the
fee,
you
may
have
to
have
a
happy
medium
to
where
they
they
may.
You
know,
decide
that
they
are
going
to
build
the
affordable
units.
E
You
know,
the
other
caveat
is
that
you
could
you
could
allow
them.
You
could
incentivize
the
developer
to
get
greater
density
and
I've
seen
this
in
other
projects
in
san
mateo.
E
To
where
you
know
you
may
say:
look
we
want
20,
affordable,
we're
going
to
give
you
an
extra
10
to
build
this,
but
you're
gonna,
you're,
gonna,
you're
gonna
grant
us
a
use
agreement
so
that
these
units
are
gonna,
be
affordable
for
the
duration
of
the
project.
Not
just
you
know
not
10
20
years,
but
you
make
the
lifetime
now.
K
E
I
am
very
familiar
with
coppa.
I've
participated
in
a
lot
of
the
you
know,
zoom
meetings
for
the
last,
probably
five.
You
know
five
or
six
months,
I'm
familiar
with
it.
Yes,.
K
Okay,
so
you
have
a
general
idea:
how
copa
works?
Would
you
mind,
because
we
mainly
probably
talking
about
the
apartment
buildings,
whether
it's
a
duplex
or
it's
a
units?
So
would
you
mind
talk
us
through
if
the
buyer
or
the
seller
is
in
a
1031
exchange,
then
what
would
happen
to
them?.
E
There
is
a
there's,
a
a
strict
timeline
that
both
the
buyer,
the
seller,
would
have
to
adhere
to
the
1031
exchange
basically
says
when
you
sell
an
investment
property.
You
have
45
days
to
identify
up
to
three
properties
and
a
subsequent
180
days.
E
Often,
what
happens
is
that
when
somebody
is
in
their
person
has
sold
their
property
and
they're
in
their
identification
period,
they're
very
nervous,
and
they
are
going
around
writing
unsolicited
offers
very
aggressively
because
they
need
to
find
a
place
to
they
need
something
to
buy.
So
how
does
it
affect
it
as
far
as
coppa?
E
The
only
way
that
coppa
works
is
that
the
the
buyers
that
are
selected
under
copa
need
to
be
really
fast
moving.
They
need
to
be
high
functioning.
They
need
to
be
able
to
make
decisions
quickly
to
compete
with
the
marketplace,
because,
if
you're
competing
against
a
buyer
who's
you
know
has
a
lot
of
capital
gains.
He
may
he.
He
will
want
to
move
fast.
We
need
to
be
able
to
prepare
the
buyers
to
also
be
to
able
to
compete,
and
that's
part
of
it.
E
G
I'm
sorry,
I
just
wanted
to
say
thank
you
and
to
welcome
you,
mr
henshaw
you're,
really
helping
and
educate
us
in
this
area
so
that
we
can
move
forward
and
and
see
what
we
can
do
to
help
our
community
in
the
charter.
My
question
I
just
wanted
to
know
more.
G
You
mentioned
chicago
and
a
place
where
there's
it's
affordable
for
the
young
people
as
well
as
for
all
workers,
tell
us
more
about
chicago
and
how,
whatever
you
know,
how
it
how
it
got
to
be
or
how
it
is
that
it's
in
a
good
position.
E
I
I
just,
I
think
that
they
you
know
living
there.
I
lived
there
for
five
years
and
for
whatever
reason
you
know
the
nobody
ever
was
griping
about
high
how
high
their
rent
was.
I
can
just
say
that
I
mean
all
yeah
all
different
walks
of
life,
and
I
remember
god
I
rented
a
three-bedroom
one-bath
flat,
and
this
was
a
you
know
before
I
moved
back
here
it.
It
was
eight
hundred
dollars,
it
wasn't
and
it
had
a
parking
spot.
It
was.
E
It
was
in
a
nice
neighborhood,
and
so
I
you
know,
I
just
think
that
any
time
I
mean
it
was
a
free
market.
You
know
what
I'm
saying
it
was
a
free
market.
There
was
not
any
regulations,
you
know,
landlords
did
not
take
nobody,
everybody
got
along.
It
was
a
fair
market.
That's
what
I
would
say
I
didn't
you
know
now.
E
The
one
component
to
the
you
know,
chicago
market,
was
that
you
know
the
affordability
gap
between
owning
and
renting
was
a
lot
smaller
than
it
is
in
the
bay
area
that
that's
for
sure,
but
you
still
had
all
walks
of
life
being
able
to
live
in
different
places
so,
and
they
do
have
a
copa
program.
I
understand
and
the
only
buyer,
for
that
is
the
city
of
chicago.
So
a
little
bit
familiar
so.
G
Any
more
about
well,
let
me
ask
a
different.
Let
me
ask
this
a
different
way.
What
do
you
think
would
be
the
best
steps
our
city
could
take
to
go
more
toward
that
direction?
You
just
described
because,
in
fact
I
excuse
me,
I
I
think
I
remember
you
know
decades
ago
where
our
city
was
similar,
that
both
were
affordable
in
our
community.
So.
E
I
think
that
one
of
the
things
that
has
just
always
frustrated
you
know
developers
and
is
in
california,
but
even
the
bay
area.
It's
you
know.
The
entitlement
process
is
two
three
four
years
sometimes
and
that's
an
eternity
and
what
it
does
is
it
is.
It
drives
up
the
cost
of
construction
which
ultimately
drives
up
it.
Just
it
just
makes
it
very
expensive.
I
mean
we
do
have
expensive
wages
and
materials
and
all
those
things.
But
you
know
when
the
entitlement
process
is
that
lengthy
it.
E
It
becomes
extremely
frustrating
for
the
developers
and
I
think
you've
got
to
figure
out.
How
do
you
build
more
housing?
And
I
mean
how
do
you
encourage
you
know?
How
do
you
encourage
apartment
owners
to
renovate
units
and
charge
a
fair
rent
and
but
at
the
same
time
you
know
the
tenants
feel
like
they're,
you
know
getting
a
fair
deal
and
it's
a
happy
medium
right.
E
What
you
don't
want
is
what
happened
in
san
francisco,
where
landlords
you
know
they
take
units
off
the
market
because
they
want
to
wait
until
the
rents
come
back,
so
they
can
get
a
higher
base
rent.
I
think
that
that
is
counterproductive.
Okay,
that's
just
doesn't
work.
So
thank
you
very
much.
D
J
Manley,
yes,
thank
you
so
much
for
coming
by
and
speaking
to
us.
So
culpa.
If
I
understand
correctly,
isn't
about
the
creation
of
affordable
housing,
copa
is
actually
more
of
a
program
for
real
estate
transactions.
Isn't
that
right,
like
the
doesn't
seem
that
it
has
been
discussed
that
this
is
a
right
for
specific
non-profits
to
be
able
to
make
an
offer
and
purchase
property
before
it
ever
goes
on
the
market
or
if
it
goes
on,
the
market
have
a
right
of
first
refusal
if
they
can't
match
a
market
price
of
another
buyer.
J
All
of
this
extending
market
time
is
that
right
am
I
right?
Yes,
okay,
yeah,
yeah,
yeah
and,
and
I'm
it
is
it's
something
that
you
can
lose
buyers
for
properties
that
way
you
can
lose
market
time
and
you're,
not
really
creating
during
that
affordable
housing
in
any
way.
It's
just
a
it's
sort
of
a
a
program
that
the
city
of
san
jose
seems
to
not
even
be
ready
to
discuss
at
the
city
council
level,
yet
they're
just
finding
out
about
it
yeah
and
discovering
it
through
other
cities.
J
San
francisco
has
had
the
program
for
two
years
and
have
only
sold
five
properties
right
that
way.
Yeah
yeah
and
washington
dc
was
the
model
for
san
francisco,
which
is
now
the
model
for
san
jose
and
washington
dc.
Has
washington.
D.C
has
modified
their
program
because
they're
having
such
problems
with
it
and
berkeley
is
sitting
on
it.
They're
refusing
to
vote
on
it
at
the
city
council
level.
Is
that
all
right.
J
Okay,
well,
thank
you.
That
is
my
understanding
and
I
just
I'm
concerned
about
something
that
slows
the
market
down
or
creates
anything
that
an
issue
that
we're
not
ready
to
make
a
recommendation
to
the
city
council,
yet
because
I
think
this
is
going
to
need
a
lot
more
study
by
the
city
council
and
by
us
before
we
make
any
such
recommendation.
E
Would
agree
and
just
say
that,
if
we're
going
to
allocate,
I
mean
literally
in
life,
you've
got
two
things:
you've
got
time
and
money,
and
you
know
time
is
a
precious
commodity.
You
know
to
be
allocated
in
any
direction
and
if
we're
allocating
it,
let's
make
sure
that
we're
doing
it
for
the
best
overall
goal
of
creating.
You
know
more
housing.
J
J
A
Okay,
thank
you
michael
for
sharing
your
time
with
us
this
evening.
Next
up,
we
have
melanie
griswold
melanie.
Are
you
ready.
H
So,
thank
you,
commissioners
for
allowing
me
to
speak
to
you
before
we
begin.
Please
let
me
introduce
myself
so
my
name
is
melanie
griswold
and
I
became
a
citizen
of
san
jose
in
2011..
H
I
have
now
married
a
long
time,
san
jose
resident,
and
we
have
three
young
children
in
2012.
I
was
fortunate
enough
to
be
able
to
purchase
my
own
home
in
san
jose
and
at
the
time
the
home
was
just
under
four
times
my
salary
as
an
entry-level
attorney
for
the
county
in
six
years,
the
value
of
that
home
literally
tripled.
H
H
As
commissioner
tran
pointed
out,
an
imbalance
in
supply
and
demand
will
lead
to
an
increase
in
price
and
according
to
wikipedia
as
well.
We
need
85
000
units
per
year
to
keep
up
with
demand
to
prevent
prices
from
going
up,
and
we
need
to
quadruple
production
for
the
next
seven
years.
In
order
for
prices
to
go
down
as
long
as
supply
is
constrained,
prices
will
go
up.
H
Solving
the
problem
requires
putting
a
lid
on
rising
prices
through
policies
that
will
increase
overall
supply
at
all
levels
of
affordability,
and
it
will
create
private
market
incentives
to
encourage
affordable
housing
to
be
built
on
site
and
integrated
into
new
projects
in
the
last
few
years.
I
think
that
the
state
legislature
has
begun
to
do
just
that
they're
putting
teeth
into
the
arena,
requirements
and
cities
that
are
not
actually
identifying
sufficient
land
that
can
be
developed
with
housing
at
all.
H
One
law
that
I
think
is
a
really
great
example
of
how
the
market
can
be
encouraged
and
incentivized
to
provide
affordable
housing
units,
and
that
I
think
is
finally
beginning
to
catch
on
is
the
density
bonus
law.
It
is
a
law
that
I
am
personally
using
on
almost
all
of
my
projects
and
basically
what
that
law
is
is
that
by
providing
on-site,
affordable
units
developers
will
get
a
variety
of
benefits,
including
up
to
a
50
density
bonus
and
additional
units.
H
H
H
H
I
think
sb9
also
has
some
potential,
although
it
will
be
remain
to
be
seen
whether
the
cities
will
try
and
frustrate
it.
But
I
I
think
bottom
line
san
jose
can
do,
does
not
a
bad
job
as
far
as
other
cities
within
the
south
bay
and
bay
area,
but
they
could
do
a
lot
more
than
simply
follow
the
state
guidance.
That's
encouraging
the
production
of
housing
and
encouraging
the
production
of
affordable
housing
to
commissioner
trans
point
again.
The
policies
need
to
be
geared
towards
producing
at
how
housing
at
all
levels,
not
just
luxury
units.
H
And
there
are
a
number
of
policies
that
we
could
easily
incorporate
at
at
very
little
cost
other
than
the
perhaps
the
the
cost
of
studying
it
through
zoning
changes
and
that
within
the
city
that
could
really
improve
the
bottom
line
to
produce
these
affordable
units,
even
if
they're
just
affordable
by
design,
for
example,
maximum
density,
that's
defined
by
a
dwelling
unit.
Instead
of
by
square
footage.
H
H
Another
thing
that
in
the
city
we
could
do
is
having
impact
fees
be
tied
to
each
unit
versus
the
sorry
having
the
impact
fees
be
tied
to
the
square
footage
of
the
units
as
opposed
to
the
units,
so
that
you
have
a
studio
unit
that
has
the
same
impact
fees
as
a
luxury
unit
and
just
as
an
example,
to
put
this
into
context,
I
was
working
on
a
project
on
south
10th
street
and
so
it's
an
affordable
by
design.
H
H
When
we
have
that
type
of
impact
fee
on
a
project
it
just
has
to
be
really
expensive
and
the
rents
have
to
be
really
high
to
be
able
to
pay
for
that.
That's
before
you
even
factor
in
the
land,
I
mean
on
a
project
like
that.
You
would
be
looking
at
well
over
three
million
dollars,
probably
three
and
a
half
million
dollars
before
you
even
start
construction
and-
and
that
is
that's
a
base
cost.
That's
more
than
what
many
units
cost
in
many
many
other
cities,
and
so
it
just
really
seems
very
unsustainable.
H
I
I
don't
think
a
policy
like
copa
will
work
as
proposed
because
it
doesn't
address
the
root
cause
of
the
problem,
which
is
that
the
wages
here
are
not
true
living
wages.
There's
an
inequitable
access
to
credit
and
prices
of
homes
are
just
simply
too
high
for
all,
but
the
wealth
very
well
off.
H
Difference
between
what
a
market
rate
developer
will
pay
for
an
unentitled
per
unit
cost
versus
a
affordable
developer,
and
I
think
that
when
we
have
these
programs,
like
copa
where
we
give
nonprofits
a
leg
up
over
market
rate,
you,
you
might
see
some
skewing
of
the
market.
That
may
have
some
unintended
consequences
that
we're
not
thinking
about,
but
more
broadly,
the
given
the
cost
of
real
estate.
Here,
the
copa
program
to
succeed
will
require
just
a
huge
amount
of
capital,
and
I
wonder
where
this
will
all
come
from.
H
Is
it
going
to
come
from
more
impact
fees
that
increase
the
cost
of
housing?
If
so,
it
seems
like
it's.
Taking
from
the
right
hand,
to
give
to
the
left
left
hand
will
come
from
diverting
funds
away
from
state
programs
like
the
tax
credit
allocations
that
fund
the
construction
of
new
100,
affordable
housing.
H
If
so,
again,
it
seems
like
we
are
taking
from
the
right
hand
to
give
to
the
left
hand
and
perhaps
even
making
the
problem
worse,
because
programs,
like
the
tax
credit
allocations,
actually
construct
new
housing,
whereas
a
coco
program,
while
you
are
creating
more
deep,
restricted
housing.
You
are
also
transferring
that
housing
from
the
market
to
deep
research,
you're,
not
creating
anything
new
you're,
not
creating
you're,
not
addressing
a
supply
problem
there.
H
I
think
what
a
lot
of
people
may
or
may
not
know
is
that
there
are
a
lot
of
especially
the
duplexes,
the
four
plexes,
the
six
plexes,
the
garden
style
apartments
that
are
de
facto
affordable,
and
I
don't
mean
affordable
in
the
sense
that
they
are
in
fact
affordable,
because
two
thousand
dollars
or
twenty
two
hundred
dollars
for
a
two
bedroom
apartment
is
really
not
affordable
to
very
many
people
at
all.
H
But
if
you
look
at
the
the
santa
clara
county
rent
limit,
the
affordable
limits
are
actually
higher
for
at
the
80
percent
emi,
certainly
at
the
100
ami,
then
many
of
the
market
rents
that
are
actually
being
charged
for,
especially
for
those
duplexes
four
plexes
expenses,
eight
boxes,
I
manage
a
number
of
properties
and
and
we
on
these
properties,
are
able
to
to
rent
them.
To
section
8,
tenants
and,
and
the
section
8
rent
sometimes
is
more
than
what
the
market
yields.
H
The
section
8
tenants
come
in
and
they're
willing
to
actually
offer
more
than
the
market
rate.
Tenants
would
be
able
to
offer
because
of
those
because
of
the
rent
limits
here,
which
are
tied
to
the
area,
median
income
and
the
area
meeting
income
being
so
high
that
it
just
does
skew
those
rents.
So
that's
another
concern
that
I
have
is
really
are
we
going
to
actually
see
the
rents
go
down,
or
are
we
just
going
to
see
them
be
basically
de
facto
market
rate
rents,
with
a
transfer
of
ownership
from
market
to
non-profit.
H
I
would
respectfully
suggest
that
providing
micro
loans
or
insuring
loans,
so
that
people
with
less
less
than
perfect
credit
can
qualify
for
financing,
especially
when
their
rent
payments
are
the
same
of
their
as
what
their
mortgage
would
be
is
a
better
way
to
provide
direct
assistance
to
those
in
need
and
to
promote
stability
and
upward
mobility,
and
that
it
ensures
that
the
money
is
not
lost
in
the
machinery
of
trying
to
do
something
positive.
H
I
think
that
we
need
to
address
supply
and
that
we
need
to
do
so
in
a
more
nuanced
way
that
encourages
affordable
housing
units
to
be
to
be
built,
and
there
are
plenty
of
tools
that
could
actually
have
the
private
market
through
a
carrot
and
stick
process.
The
inclusionary
housing
ordinance
being
one
of
them
to
actually
have
affordable
housing
units
start
to
be
built
and
incorporated
into
new
construction.
A
F
Thank
you,
and-
and
thank
you
for
being
here
with
griswold,
so
a
few
comments.
First,
you
know
some
of
the
ideas
you
presented
are
quite
reasonable
density
bonuses,
direct
substitute
how
we
allocate
impact
fees.
You've
been
part
of
these
conversations
with
the
san
jose
housing
department
about
how
these
policies
get
presented,
proposed
and
and
formulated.
F
Yes,
the
housing
department
is
actually
currently
considering
all
the
proposals
you
mentioned,
and
so
you
know
they're
imminently
reasonable.
I
do
believe
that
the
density
bonus
is
phenomenal.
We
actually
do
have
direct
subsidies
already
through
measure
a
which
is
a
great
program.
I
believe-
and
you
know
we're
looking
and
then
I'm
also
a
member
of
the
housing
commission
we're
looking
at
how
impact
these
are
as
well.
F
H
I
really
haven't.
I
was
on
the
general
plan,
commission
and-
and
I
had
raised
some
of
these,
these
ideas
before
I
know
a
lot
of
staff
really
is
coming
through
the
state
right
now.
H
The
impact
fee
allocation
to
requiring
it
to
be
proportional
to
the
square
footage,
I
think,
is
actually
a
law
that
will
come
into
effect
january
1st,
and
I
guess
what
I'm
seeing
is
really
that
the
state
is
coming
with
some
of
these
pushes
to
encourage
affordable
housing,
but
the
cities
are
only
just
reacting
to
them
and
implementing
and
they're
implementing
it
at
the
minimum.
They're
not
saying
okay
density
bonus
is
a
really
great
way.
H
We're
going
to
give
80
density
bonus,
they're,
saying
we
will
follow
the
state
law
and
that's
it
you
know,
and
which
is
okay,
but
it's
not
really
moving
the
ball
forwards
and
I,
I
know,
there's
some
support
for
down
payments,
but
it
seems
I
work
with
some
buyers
that
I'm
also
a
broker.
I
don't
work
that
much
as
a
as
a
real
estate
broker,
but
it
it
doesn't
seem
like
those
policies
if
they're
available
are
not
covering
enough
of
the
down
payment.
H
If
there's
a
down
payment
assistance,
it's
five
or
ten
thousand
and
the
reality
is
a
down
payment
on
a
you
know
on
a
medium
house
is
200
000
bucks
and
even
if
you
save
three
thousand
dollars
a
month,
that's
gonna
take
some
six
years
to
save
that
money.
So
I
mean
I
I
I
know
that
a
lot
of
people
that
I
feel
like
are
successful.
They're
double
income
lawyers
are
really
struggling,
and
I
can
only
imagine
if
they're
struggling,
how
are
people
who
are
less
fortunate
ever
going
to
get
there.
F
Absolutely
yeah,
but
I'll
do
all
the
ideas
that
you
presented.
Though,
do
you
see
any
inherent
conflict
between
density
bonuses,
direct
subsidies
impact
the
how
impact
these
are
assessed?
Do
you
see
any
inherent
conflict
between
that
and
a
proposal
like
hopa,
which,
as
was
mentioned,
is
it
is
a
real
estate
transaction.
H
Yeah,
I
mean,
I
think
it's.
It
seems
to
me
that
we've
got
a
pot
of
money
and
if
the
money
is
going
to
be
put
towards
subsidizing,
nonprofits
to
purchase,
affordable,
housing
or
tra
are
basically
converted
into
affordable
housing
that
we
have
to
spend
that
money
well.
In
the
same
way,
the
tax
credit
allocation
committee
has
to
spend
the
money
well
and
where
I
think
it
makes.
H
The
most
sense
is
that
the
larger,
the
larger
apartment
buildings,
because
you
can
for
for
less
money
per
unit,
you
can
convert
more
housing
into
affordable
housing
and
also
you
can
take
especially
the
sort
of
more
luxury
apartment
level.
You
are
truly
taking
it
from
the
higher
end
and
moving
into
the
lower
end.
H
Whereas
if
you
take
those
garden
style,
apartments,
you're
not
going
to
be
changing,
you're
not
going
to
be
changing
the
rent
that
much
on
it,
but
yet
you're
you're
going
to
be
spending
a
lot
of
taxpayer
money
to
not
move
the
needle
on
on
that
housing.
So
I
would
say:
coppa
is
not
bad
as
a
potential
policy,
especially
if
you
can.
You
can
make
a
big
impact
through
focusing
on
20
unit
buildings
or
25,
or
you
know,
100
unit
buildings,
where
you
can't
build
them
for
the
cost
to
build
now
is
so
expensive.
H
I
think
you
can
actually
purchase
it
for
less
money
that
you
can
build
it.
So
you
know,
instead
of
giving
the
tax
credit
dollars
to
to
build
these
units
at
750,
000
dollars
a
unit
just
to
build
them.
You
can
have
it
converted
to
affordable
right
away,
and
so
there's
a
huge
benefit.
Also
in
terms
of
the
timing.
F
H
Correct
yeah,
I
don't
think
there's
any
problem,
although
I
I
think
yeah.
I
don't
think
that
there's
any
problem,
I
think
there's
some
incentive
problems
potentially
for
putting
it
towards
non-profits
that
maybe
they're
not
quite
as
non-profit
as
as
we
would
like
them
to
be,
at
least
with
some
organizations,
but
that
it's
really
the
that
we
need
to
spend
our
money
more
wisely
and
and
that
can
be
on
these
larger,
bigger
bang
apartment
complexes.
F
H
But
they
don't
they-
I
mean
when
you
when
they
have.
You
know
150
million
dollars
from
apple
and
a
apartment,
building
complex
transactions,
100
million
dollars.
That
doesn't
go
very
far,
so
I
mean,
if
you
are
looking
at
single
families
or
duplexes.
Let's
say
we
took
even
like
one
and
a
half
million
dollars
per
building
or
one
million
dollars
per
building.
That's
only
a
hundred
buildings.
H
It's
not
that
many
people
that
you're
helping
like
I
think
the
the
funds
need
to
be
leveraged
and
and
focusing
on
larger
transactions
is
a
better
way
to
use
those
funds.
F
Sure
and
in
the
but
where
we're
at,
though,
in
terms
of
comparing
copper
to
the
policies
you
presented,
there
is
no
set
idea
or
proposal,
yet
that
says
culpa
is
going
to
be
funded
in
this
way.
All
the
idea,
this
their
level
at
this
stage
in
the
policy
formulation,
is
simply
the
idea
that
a
qualified
nonprofit
gets
the
right
of
first
refusal
for
purchases.
H
Yeah
I
mean,
I
think,
you're
right,
there's
no
inherent
conflict,
except
that
I
would
prefer
to
see
the
person
benefit
from
it
be
like
the
actual
tenant
or
the
actual.
Not
the
title
is
not
with
the
non-profit.
The
title
is
with
the
tenant.
F
H
Yes,
yes,
I
would
be
much
more
in
favor
of
something
that
provided
tenants
with
the
right
of
first
refusal,
they're
the
people
that
are
going
to
be
displaced
potentially
from
a
sale,
they're,
also
the
ones
that
the
owners
can
directly
speak
to
before
a
sale
and
give
them
that
right
of
first
refusal
and
and
that
the
direct
assistance
is
a
more
efficient
way
of
transferring
potential
wealth.
To
tenants.
F
Well,
so
how
do
you
so?
You
know,
supporters
of
copa
and
people
who
you
know
push
popa,
have
presented
the
the
need
for
this
policy
based
on
the
failure
of
the
market
and
based
on
the
failure
of
just
general
developers
to
produce
affordable
housing
and
the
example
that
we
can
point
to
in
san
jose
is
the
pre-is
the
2009
period
right
in
north
san
jose?
There
was
a
lot
of
new
development
that
was
going
to
come
up
and
then
and
the
lawsuit
went
all
the
way
to
the
california
supreme
court.
F
That
said,
hey
the
way
san
jose
has
its
policy.
Written
cannot
be
enforced
right
in
terms
of
requiring
a
certain
amount
of
affordable
unit
production.
So,
while
the
policy
was
being
reformulated,
it
was
on
appeal.
F
You
know
there
would
be
no
san
jose
developments
had
free
reign
to
develop
as
much
as
they
wanted
and
do
whatever
they
wanted,
and
the
amount
of
affordable
housing
that
we
got
out
of.
That
was
negligible
right.
It
was
basically
like
why
even
count
it
so
the
justification
is
instead
of
relying
on
us,
for
you
know,
on
a
developer,
on
a
buyer
to
go
ahead
and
build
affordable
housing
as
some
kind
of
courtesy
hand.
F
It
over
hand
the
property
over
to
a
nonprofit
whose
only
function
would
be
to
convert
it
to
affordable
housing
or
do
anything
something
else
on
it,
but
geared
towards
the
idea
of
we're
building,
affordable
housing.
So
that's
the
justification
for
coppa,
and
how
do
you
believe
that
it
gets
addressed
here
if
we,
if
we
just
continue
to
rely
on
the
market
or
rely
on
developers
to
produce
affordable
housing
which,
to
be
blunt,
they
have
clearly
failed
to
do.
H
They
have
failed
to
do
under
the
old
policies,
but
there's
a
lot
of
factors.
To
that
I
mean
north
san
jose.
Also,
the
city
had
a
policy
where
it
there
was
an
allocation
of
residential
housing
units
and
so
for
many
many
years
housing
units
were.
There
was
no
more
housing
units
that
could
be
built
in
north
san
jose.
A
lot
of
developers
would
have
built
housing
units
in
san
jose
now
granted
they
might
not
have
included
affordable
housing,
and
but
the
city
has
done
a
good
job.
H
I
think
of
enhancing
their
inclusionary
housing
ordinance.
It
just
went
through
an
update
and
then
you
layer
that,
on
with
the
incentives
that
come
from
using
density
bonus
and
then
suddenly
the
calculation
starts
to
shift
and
I
think
there's
an
old
guard
of
developers
who
say
no.
We
just
we're
just
going
to
pay
the
end
low
fee,
but
when
you
really
start
to
look
at
okay,
you're
paying
it
in
luffy
and
that's
just
gone
versus,
you
can
provide
an
on-site,
affordable
unit.
H
You
take
a
small
loss
or
you
take
a
large
loss
on
it,
but
you
balance
it
out
at
some
point.
The
numbers
look
better
for
putting
it
into
the
project
and
you
have
to
create
that
incentive
to
put
it
into
the
project
if
you
and
if
you
do
that,
and
the
state
is
starting
to
do
that,
it
will
be
built
and
that
you
are
seeing,
I
think,
more
projects
incorporating
that
and
it's
not
just
because
of
the
financial
incentive
of
not
paying
the
annual
fee.
H
The
density
bonus
laws
make
it
a
lot
easier
to
move
through
the
entitlement
process,
which
is
a
complete
nightmare.
It
takes
forever.
You
end
up
with
multiple
rounds
of
comments
that
have
all
these
changes.
At
the
last
minute
I
mean
it's
just
a
very
difficult
process
and
like
some
of
the
bonuses
like,
for
example,
sp
35,
which
allows
for
streamlining,
is
a
huge
benefit
to
bypass
squa
to
bypass
all
of
the
discretionary
review,
but
the
problem
with
sb35
you
have
to
provide
50,
affordable,
and
that
could
be
worth
it
in
certain
developments.
5-0
50.
H
So
it's
a
pretty
good
number
and
it
could
be
worth
it
and
there's
developments
that
I
know
that
would
do
it,
but
the
properties
where
you
can
use
it
on
are
so
restricted
that
not
that
many
sites
qualify.
So
I
mean
there's
ways
to
make
it
easier
and
where
people
could
say
exam.
For
example,
if
you
had
an
sb
35
project
you
work
with
in
a
large
enough
site,
you
could
have
an
on-site,
affordable
developer,
who
provides
the
affordable
building.
H
The
market
rate
provides
their
market
rate
units,
they
get
the
benefit
of
the
streamline
process.
An
affordable
person
does
too,
and
if
the
numbers
can
work
you
just
need.
There
needs
to
be
a
carrot
and
stick
approach.
H
Yeah
I
mean
I've
got
a
I've,
got
a
whole
bunch
of
units
that
are
in
the
mix
and,
yes,
there's
a
lot
of
people
that
I'm
working
with
who
are
ready
to
do
those,
because
the
numbers
work.
H
They
have
not
done
well.
I
think
there
are
some
units
that
are
being
built
with
density
bonus,
but
it
hasn't
been
as
much.
F
Okay,
right
I
mean,
and
then
I
go
back
to
the
point
that
I
made
earlier
with
mr
henshaw
right,
which
is
when
we
look
at
our
goal
of
producing
25
000
units,
15
000
of
which
are
market
rate
10
000,
which
are
affordable.
We
have
far
exceeded
our
goal
for
market
rate
production
under
the
rules
that
we
had
and
even
tweaked
over
the
past
four
or
five
years,
but
are
still
failing
we're
dragging
far
behind
on
our
affordable
housing
production.
F
So
that's
still
hard
for
me
to
believe
to
say
that
we
can
just,
we
should
just
say,
hey,
let's
just
trust
developers,
to
do
the
right
thing
at
the
moment.
Now
that
one
last
question,
though,
for
you
before
I
I'm
going
to
increase
my
time
here
where
just
what
is
your
stance
on
opportunity?
Housing.
H
I
think
when,
on
the
larger
units,
it's
fine-
I
mean
those
those
transactions
take
a
long
time.
They
take
a
long
time
to
negotiate,
they
have
long
closes.
They
can
afford
the
time
and
additional
ability
to
give
nonprofits
a
look
at
it
and
I
think,
there's
a
better
bang
for
the
buck
for
offering
those
properties
up
to
nonprofits
like.
H
I
think
that
san
jose
should
have
strongly
considered
the
gpa
on
the
moderate
income
housing
that
was
sort
of
a
missed
opportunity
to
be
able
to
convert
some
of
the
luxury
apartment
units
to
moderate
income,
housing
and,
and
that
copa
is
really
just
another
potentially
another
version
of
that.
But
it
makes
more
sense
to
put
that
regular
regulation
and
that
step
there
when
you're,
talking
about
50
units
or
something
or
above.
D
C
Yes,
we
had
prepared
a
presentation,
but
now
we're
like.
Maybe
we
don't
really
need
it,
but
up
to
y'all
if
y'all
want
a
change
of
scenery
and
looking
at
something
else,
but
if
not
we'll
just
jump
right
in,
although
it
sounds
like
there's
been
a
lot
of
conversation
already
on
copa,
my
name's
we'll
do
a
quick
introduction.
My
name
is
jacquie
rivera,
I'm
with
the
south
bay
community,
land,
trust
and
I'll
pass
it
over
to
my
co-presenter,
hey.
C
Awesome
so
we
wanted
to
you
know,
come
today
to
share
a
little
bit
more,
especially
from
the
community
side
of
copa
and
groups
that
have
been
working
on
it
as
well,
along
with
the
city
right,
but
with
with
tenants
and
with
community
and
so
sharing
a
little
bit
of
that
background.
C
First
of
all,
as
we
mentioned
from
our
organizations,
we
are
folks
that
are
advocating
for
preservation,
strategies
and
community
driven
alternative
housing,
solutions
that
redefine
land
use
and
development
in
san
jose,
really
seeing
preservation
and
land
acquisition
strategies
that
are
critical
elements
of
anti-displacement
policy,
and
you
know,
as
we've
heard
even
earlier
in
one
of
the
first
presentations
you
know,
can
produce
limited
equity
and
homeownership
opportunities,
especially
for
low
and
moderate
income
residents,
and
really
recognizing
as
well
like
the
historical
you
know,
housing,
segregation
policies
and
even
current.
C
You
know
exclusions
of
folks
not
only
due
to
race,
but
also
just
economics,
and
all
of
that
and
really
taking
that
into
consideration.
When
we're
looking
into
you
know
equitable
community
driven
housing
solutions,
because,
what's
what's
happening
now,
with
the
housing
market,
isn't
isn't
working
and
especially
for
those
that
are
most
impacted,
I'll,
just
share
real
quick.
C
You
know
we're
not
going
to
dive
too
much
today
into
what
a
clt
is
a
community
elantras,
but
we
are
the
first
community
launchers
here
in
the
south
bay
in
san
jose
and
the
region,
and
so
what
we
do
we're
a
nonprofit
organization.
You
know
that's
led
by
community
that
acquires
land
and
stewards
it
and
perpetual
trust
for
the
benefit
of
low-income
communities
for
generations
to
come,
multiple,
it's
not
only
for
housing.
C
That
is
what
we're
focusing
on
now,
while
also
looking
at
what
other
community
needs
to
come
up
and
then
yeah
passing
it
on
to
andrea
for
a
little
bit
more
context.
B
So,
as
most
of
you
know,
the
city
adopted
12
anti-displacement
strategies
and
coppa.
The
community
opportunity
to
purchase
act
is
the
third
strategy
of
those
12.
and
somo's
mayhem.
Fair
has
been
supporting
the
community
engagement
and
education
piece
of
this
work
and,
along
with
several
of
other
community
partners.
B
B
So,
as
most
of
you
know,
copa
is
a
law
that
allows
qualified
nonprofits,
including
community
organizations,
to
make
an
offer
to
buy
a
property
when
it
goes
up
for
sale,
increasing
it
increases
opportunities
for
nonprofit
partners
such
as
the
community,
land,
trust,
south
bay,
clt
here
and
other
affordable
housing
developers,
and
so
the
goals
for
this
policy
are
really
because
it's
an
anti-displacement
policy.
B
It
is
just
that
right
to
prevent
displacement
of
our
most
impacted
communities
to
stabilize
housing,
maintain,
affordable
affordability,
permanent
affordability,
and
I
think,
most
importantly,
and
what
we've
heard
from
community
is
really
just
maintain
community
ties
as
well
as
building
assets
and
economic
empowerment
of
tenants
and
communities
and
then,
finally,
and
because
we've
heard
this
from
community
really
a
really
key
important
aspect.
That
I'll
speak
to
a
little
bit
later
is
a
creating
a
pathway
for
home
ownership
opportunities
for
very
low
and
extremely
low
income
residents.
B
I'll
pass
it
back
to
jackie
to
just
give
us
a
little
bit
more
about
how
coppa
works,
and
then
we
can
dive
in
to
to
those
priorities
that
we've
identified.
C
Yeah
and
it
won't
take
too
long
and
how
couple
work
since
it
seems
like
books
are
pretty
familiar,
but
just
like
the
key
four
steps
you
know
that
we've
been
talking
about
is
that
you
know
a
property.
That's
already
the
owner
is
all
have
has
already
decided
to
to
sell
right.
They
are
making
this
decision
to
put
their
property
on
the
market,
and
so,
but
coppola
first
puts
in
place
that
you
know
they
notify
qualified
nonprofits
organizations
and
tenants.
C
You
know
we
we've
kind
of
heard
here,
topa
and
kopa,
focusing
on
cupola,
but
really
centering,
tenant
engagement
and
tenant
involvement
in
this
process
in
san
jose,
and
so
we
do
put
in
their
like
qualified,
nonprofits
and
tenants.
The
community
organization,
with
the
input
and
engagement
from
tenants,
decides
to
purchase
the
property,
the
city
and
community
organizations
find
funding
and
provide
technical
assistance,
education
and
training
to
tenants
and
their
organizations
that
are
purchasing,
and
then
you
know,
the
ultimate
goal
again
for
10
is
not
to
be
displaced
for
this.
C
These
properties
that
are
already
in
our
communities
that,
as
we
heard
earlier
too
kind
of
de
facto
affordable,
can
remain
even
more
affordable
and
virginia
for
future
generations,
making
very
clear
here
too,
that
copa
is
kind
of
helping
level
that
playing
field
with
with
purchasing
timelines
and
funding
that
make
it
possible
for
tenants
and
qualify
nonprofits
to
organize,
negotiate
a
contract,
secure,
financing
and
close
the
deal.
Just
because
I
mean
in
this
area
it's
very
fast
moving
the
real
estate
market,
where
it's
nearly
impossible
to
compete.
C
Coming
from
you
know
this,
the
stance
and
open
market
where
there's
either
cash
offers
or
just
more
simple
financing
terms
and
shorter
closing
timelines.
Again,
you
know,
I
think
folks
have
heard
in
this
space
as
well
like
at
the
end
of
the
day.
The
owner
does
have
that
right
to
to
decide
to
sell
to
that
qualified
nonprofit
or
not.
C
Yes,
you
know
the
first
right
and
first
right
of
refusal
given
an
opportunity
to
be
able
to
match
that
if
they
decide
to
go
with
another
offer,
you
know
still
being
able
to
to
allow
the
qualified
nonprofit
attendants
to
to
to
match
that.
But
again,
at
the
end
of
the
day,
they
can
decide
who
they
want
their
buyer
to
be
and
really
also
focusing
on.
You
know.
C
Yes,
timelines
are
going
to
be
longer,
but
if
we're
also
focusing
on
communities
and
those
most
impacted,
we
need
to
be
going
also
at
the
community,
the
pace
of
community
and
allowing
that
time.
If
we
are
talking
about
you,
know,
tenant
empowerment
and
just
an
overall
long-term
stability
of
community
and
neighborhoods,
then
you
know
being
able
to
provide
that
and-
and-
and
you
know,
looking
into
what
incentives
can
be
put
for
property
owners
to
want
to
participate
in
this
type
of
program.
C
Right,
like
you
know,
the
city
everything's
still
draft
form,
but
you
know
is
looking
into
what
incentives
can
be
implemented
to
kind
of
off
balance.
Yes,
the
longer
timeline,
so
I
do
want
to
make
that
note,
as
well
as
exceptions
that
are
being
proposed,
just
as
what
was
shared
earlier
with
you
know,
1031
exchanges
and
all
of
that.
C
Yes,
we
have
been,
of
course,
looking
into
the
two
most
prominent
examples,
which
is
the
topa
policy
in
dc,
as
well
as
the
copa
in
san
francisco,
as
well
as
talking
to
all
the
other
groups
in
the
california
that
are
looking
at
it
from
you
know,
l.a
county
to
here
closely
in
berkeley
and
in
oakland,
and
really
recognizing
that,
seeing
you
know,
preservation
being
lifted
up
a
lot
more
preservation,
hand-in-hand
with
anti-displacement
and
those
three
p's
of
production
and
protection,
and
so
I
won't
dive
into
like
you
know
what
the
different
ones
for
culpa
in
san
francisco
and
topa
and
washington,
but
just
also
sharing
that
eds.
C
We
looked
into
those
and
kind
of
used,
those
as
as
kind
of
frameworks
or
time.
You
know
points
for
in
the
community
forums
to
share.
C
You
know,
community
development
corporations
clts.
All
of
this,
like
that.
This
is
something
completely
new
as
well
and
so
needing
to
build
up
that
infrastructure
and
needing
to
see
that
kind
of
capacity,
building,
support
and
funding
and
technical
assistance,
as
well
from
city
and
from
other
partners
in
the
area.
C
You
know,
folks
that
have
like
affordable
housing
developers
that
have
a
lot
more
experience
in
this
and
again
looking
into
you
know
things
that
we
were
considering,
which
andrea
would
go
much
more
into
what
the
community
priority
priorities
are,
but
tenant
engagement,
looking
at
existing
housing
stock.
And
so
what
is
you
know
here
in
san
jose?
Nearly
two
thirds
of
san
jose's,
existing
rental
market
or
housing
stock
is
small
site
units
with
19
units
and
less.
So
that
is
a
huge
and
that's
really
key
to
also
kind
of
notice
like
where
to
center.
C
This
policy
as
well,
because
it
is
small
site
properties
that
are
being
most
impacted
by
displacement
and
just
you
know,
other
market
forces
and
then
last
but
not
least,
again,
setting
a
timeline
that
is
realistic
for
that
balances.
The
needs
of
qualifying
non-profits
and
tenants.
B
Thank
you
jackie,
so,
based
on
you
know
the
learning
that
we've
done
we've
looked
into
some
other
policies.
You
know
the
ones
that
jackie
mentioned
and
also
just
considering,
I
think,
the
landscape
of
san
jose.
I
just
wanted
to
say
the
main
thing
that
we
heard
from
tenants
and
community
right
away
when
we
started
doing
our
community
forums
was
wait.
B
So
this
is
a
very
new
policy
for
san
jose
and
we
also
know
how
expensive
real
estate
is,
and
so
the
the
it's
unlikely
that
tenants
would
be
able
to
get
the
capacity
that
they
would
need
to
be
able
to
really
purchase
these
properties
and
so
copa.
B
So
we
say
culpa,
but
definitely
we're
weaving
in
some
topa
language
and
some
topa
yeah
some
topa
language
in
there,
because
we
really
really
believe
in
the
importance
of
tenant,
engagement,
empowerment,
opportunities
for
ownership
and
really
just
decision
making
over
over
people's
housing.
I
think
people
are
the
the
sense
of
urgency.
Is
there
and
folks
are
tired
of
kind
of
being
left
out
of
these
conversations
in
terms
of
their
housing
situations,
and
so
how
do
we
empower
folks
to
be
able
to
to
have
that?
B
B
It
is
going
to
need
a
steady
funding
source
and,
as
this
policy
framework
and
is
being
developed,
I
think
it
was
alluded
to
earlier
that
there
it's
going
to
require
a
diversified
funding
source,
but
we
know
that,
in
order
for
it
to
be
successful,
a
steady
funding
source
is
going
to
be
really
important,
not
only
to
be
able
to
support
the
qualified
nonprofits
that
are
actually
purchasing,
but
I
think
even
making
sure
that
tenants,
tenants
landlords,
are
educated,
they're
receiving
technical
assistance.
B
So
it's
going
to
need
that
that
that
capital
resource
and
resources,
we
also
heard
a
lot
from
community
the
important
for
including
tenant
ownership
opportunities,
and
so
we're
strongly
pushing
that
this
program
and
policy
include
some
language
around
tenant
ownership
opportunities,
be
that
through
an
alternative
housing
model
like
a
co-op
or
other
models
that
I
think
the
city
is
also
exploring
in
terms
of
tenant
ownership.
B
Obviously,
we
want
to
make
sure
that
there's
no
displacement
of
current
tenants
as
they're
as
they're,
going
through
a
copa
program
like
I
mentioned
the
really
really
important
for
tenant
and
landlord,
and
I
think
in
general,
for
community
to
be
really
educated
and
engaged
throughout
this
process
again,
including
education,
technical
assistance,
resources
and
any
additional
support
that
folks
may
need
in
order
to
be
really
knowledgeable
about
this
program
and
and
again
to
be
able
to
have
a
say
and
some
decision
making
power
in
in
what's
what's
happening
with
with
folks
housing.
B
Obviously,
we
want
this
program
to
have
flexible
affordability,
restrictions
but
prioritizing,
as
we
know,
very
low
and
extremely
low-income
families
who
continue
to
be
sort
of
pushed
out
and
denied
access
to
even
affordable
what
we
call
what
we
consider
affordable
housing
because
of
the
housing
stock
in
san
jose
and
because
we
know
that
a
lot
of
our
folks
in
the
community
are
often
living
multiple
families.
B
In
one
home,
we
really
strongly
believe
that
this
program
should
and
copa
program
should
include
all
rental
units
and
housing
types
and
that
those
are
considered
under
this
program.
We
don't
want
to
exclude
folks
who,
like
I
mentioned,
are
currently
living
in
a
single-family
home
and
duplexes
and
triplexes.
I
think
it's
it's
worth
to
ensure
that
we're
not
leaving
folks
out
of
this
program
and
then
finally,
based
on
some
the
timelines
that
we've
looked
at
from
san
francisco
and
washington
dc.
B
I
think
you
know
we're
really
pushing
and
advocating
for
a
timeline
that
balances
the
needs
of
again
the
qualified
nonprofits,
but
also
again,
the
tenants,
ensuring
that
there's
ample
time
for
tenants
to
get
the
education
and
resources
that
they
need,
so
that
they
can
really
be
engaged
and
empowered
in
a
meaningful
way
through
this
program.
B
A
Thank
you,
jackie
and
andrea.
Yes,
I
see
commissioner
xiao
and
fuentes
commissioner.
K
Hi,
jackie
and
andrea
thanks
for
your
time
here.
First
of
all,
I
my
first
question
is
about
that.
You
mentioned
your
land
trust,
so
are
you
acquiring
land
or
are
you
acquiring
buildings.
C
At
the
moment,
we're
focusing
on
buildings
so
properties
down
the
line
we
would
like
to
you
know
open
up
to
just
land
in
and
of
itself,
but
recognizing
you
know,
the
cost
of
development
is
very
high.
We
see
that
much
more
down
the
line
right
now,
we're
focusing
on
a
pilot
project
between
on
a
building
between
four
to
25
units,
so
again,
looking
at
small
site
properties,
so
10.
K
To
25
four
units,
four
to
25.,
so
how
many
units
have
you
acquired.
C
Right
now
we're
on
we're,
speaking
and
kind
of
it
goes
into
some
of
the
dynamics
that
have
been
brought
up
with
timelines,
we're
in
discussion
with
the
fourplex
and
downtown
again
we're
an
emerging
clt,
very
new.
We
have
we
only
officially
incorporated
in
20,
you
know
2020
so
last
year,
building
up
our
infrastructure
as
an
organization
as
a
non-profit
is
taking
some
time,
obviously,
and
and
working
with
the
city
as
well.
In
terms
of
like
how
they
can
support.
C
I
am
a
part-time
coordinator,
so
I'm
like
officially
the
only
staff
member
so
very
much
new,
so
going
going
and
just
sharing
real
brief
with
timeline
the,
for
example,
the
four
plex
that
we're
working
with
and
we're
talking
to
is
because
the
owner
is
interested
in
supporting
these
kind
of
models
and
has
been
super
patient
with
us.
In
this
conversation,
and
so
we've
been
with
talking
to
him
since
I
think
before
july,
and
we
haven't,
you
know,
bought
the
property.
K
Yet
I
see
so
this
is
the
first
one.
Yes
may
I
know,
is
this
a
on
market
or
off
market
property.
C
I
believe
this
one
is
off
market.
Okay,.
C
So
with
clts,
I
guess
again
being
rooted
in
community
the
different
ways
that
we
kind
of
identify
properties
is,
we
do
have
a
list
looking
through
redfin.
I
think
somebody
mentioned
earlier,
the
the
one
on
seventh
street,
the
one
on
eleventh.
We
were
looking
at
those
two
so
looking
through
you
know
open
sources
like
that,
but
then
also
our
community
resources,
and
so
this
one
came
through
a
relationship
that
knew
somebody
that
knew
the
owner
knew
that
he
was
thinking
of
selling,
and
so
that's
how
we
got
in
contact.
K
I
see
so,
it
seems
like
seems
like
without
a
a
policy
you're
still
able
to
found
a
a
off-market
property
and
and
right
so
yeah
we're
not
talk,
because
we
don't
have
it
yet
so
you're
still
able
to
found
something
which,
which
is
good.
Congratulations.
So
you
seems,
like
you
found
a
way.
There
are
loopholes.
There
are
referees
and
even
all
the
owner,
you
know
their
public
record
that
you
can
ask
for
for
all
the
owners.
K
So
maybe
I
would
suggest
you
you
know,
send
send
send
marketing
letters
to
the
owners.
Say:
hey,
I'm
interested
in
your
property.
Would
you
would
you
like
to
sell
to
us?
We
have
this
one,
two,
three
incentives
that
would
help
you
find
opportunities.
That's
just
my
suggestion.
So
after
you
acquired.
So
let's
say
that
fourplex
are
you
gonna
keep
it.
C
The
goal
is
and
again
conversations
with
tenants
and
in
the
case
of
this
four
plex,
that
the
tenants
are
folks
that
are
subsidized
through
a
veteran
dash
program
and
they
are
not
interested
in
we.
You
know
we're
talking
to
them
around
the
different
options
with
the
clt
you
you
could
have
you
know
home
ownership
opportunities
or
just
continue
as
a
rental,
and
for
these
folks
they're,
considering
just
continuing
as
rental.
C
K
C
Not
yet
no
and
again
going
back
to
the
what
we're
building
up
in
terms
of
capacity
and
seeing
yes,
what
are
the
the
needs
that
we
have
as
well.
C
Right
now
you
know
we
haven't
figured
all
of
that
out.
We're
also
trying
to
see
you
know
different
models
for
tenants
to
also
be
the
ones
that
are
involved
in
the
property
management.
And,
yes,
I
do
want
to
say,
like
we
ident,
you
know
this.
The
clt,
for
example,
will
continue
to
do
its
work
in
this
manner,
but
really
focusing
behind
copa
and
other
preservation
strategies.
You
know
other
preservation
policies,
because
we
do
see
a
need
for
just
more
of
these
opportunities,
we're
only
one
organization
and
there's
so
many.
C
K
I
I
I
get
that,
and
you
mentioned
quite
often
for
displacement,
and
this
is
a
policy
that
targets
to
to
prevent
that
prevent
a
massive
displacement.
If
I
would
say
so,
are
you
familiar
that
san
jose
has
a
tenant
protection
act
ordinance
there?
B
Yeah,
of
course
I
mean,
I
think,
there's
a
lot
of
data
that
has
shown
specific
areas
around
the
city
of
san
jose
that
are
really
at
risk
or
are
already
experiencing
really
high
levels
of
displacement.
B
I
can
find
the
source
that
we've
been
using
in
terms
of
mapping,
but
it's
a
really
big
report
that
came
out
recently
or
a
couple.
Maybe
two
years
ago
that
has
come
out
through.
I
think
it's
the
urban
displacement
project
through
berkeley,
and
so
there
there
have.
They
have
identified
key
areas
in
the
city
that
are
already
and
or
are
at
risk
or
are
already
experiencing
really
high
levels
of
displacement,
and
we
see
it
every
day
in
our
communities
right.
B
We
hear
a
lot
of
our
families,
a
lot
of
our
folks
that
are
having
to
leave
their
communities
having
to
move
to
the
central
valley
even
to
other
states,
and
so
we've
used
data
that
sort
of
data
to
support.
In
terms
of
our
you
know,
our
our
data
for
displacement
and-
and
we
see
it
every
day
in
our
communities
of
folks,
so.
K
You
were
talking
about
displacement,
equals
to
attendant
voluntarily
move
out
or
you're
talking
about
a
landlord
who
stand
notice
and
force
the
tenant
to
leave.
B
I
would
say
both:
I
think
there
are
systemic
issues
that
force
folks
to
have
to
leave
their
communities
again.
Threats
of
eviction,
a
high
cost
of
living-
and
we
have
heard
many
stories
of
folks
who
are
getting
pushed
out
by
their
landlords
and
or
their
properties,
go
up
for
sale
and
change,
hands
and
they're.
They
get
displaced
because
those
apartments
get
sold
for
market
and
get
developed
into
market
rate
apartments.
K
K
I
have
two
more
commissioners
yeah.
I
need
one
more
minute,
so
alice
actually
was
passed
in
2017
in
san
jose.
That
said,
that
landlord
can
quit
and
after
they
sell
they
can
quit
the
market
and
ask
all
the
tenants
to
leave.
Then
I
pulled
some
data
in
front
of
me
in
the
past
two
to
two
years.
There
are
only
about
a
handful
unit.
The
tendency.
K
B
G
You
thank
you
for
being
here,
andrea
and
jackie,
and
for
you
know
your
presentation
and
your
knowledge
and
your
work
that
you're
doing
in
the
community.
I
just
have
a
quick
question.
You
mentioned
that
you're
going
to
be
going
before
the
city
council,
I
think
in
the
february.
G
Can
you
tell
us
a
little
just
very
briefly
about
the
proposal
that
you're
going
to
be
presenting
or
this
the
city
council
will
be
considering.
Thank
you.
B
Yeah,
so
we've
been
working
with
the
city,
you
know
through
the
cities
process,
but
the
the
policy
formation
really
has
two
tracks.
It's
the
city's
housing
department
is
working
on
their
framework
and
has
their
process,
and
what
we're
doing
is
really
is
again
the
the
community
education
and
input
sessions,
because
we're
place
based
because
again,
we
really
value
the
community
voice.
B
We've
been
developing
our
community
version
of
this
policy,
and
so
the
policy
will
include
a
little
bit
more
specifics
on
some
of
the
priorities
that
we
identified
towards
the
end
of
our
presentation
and
really
the
the
the
strategy
is
to
push
a
very
strong
community
driven
policy,
because
we
know
that
we
we
might
not
get
all
of
that.
A
Commissioner
amador
and
then
mon
lee
great,
thank
you,
and
I
just
want
to
thank
both
andrea
and
jackie
for
being
here
and
really
you
know
presenting
on
copa
and
this
my
I
don't
have
any
questions
I
do
want
to
refer
commissioners
out
to
my
memo,
which
has
a
lot
of
sources
regarding
data
regarding
rada
data
on
displacement,
specifically
here
in
san
jose,
so
I
do
for
any
other.
Commissioner,
want
you
to
take
a
look
again
on
my
memo.
Take
a
look
at
those
sources.
A
They
are
there
and
if
any
more
sources
are
needed,
I
will
be
happy
to
also
direct
you
to
that
thing.
J
Yes,
thank
you,
andrea,
I'm
just
wanting
to
check
on
something
that
you
had
said
that
you
had
said
you'd
also
like
to
see
this
extended
to
single-family
homes.
Is
that
correct?
I
thought
I
heard
you
say
that.
B
Yeah,
under
our
priorities
that
we've
identified
with
community
we're
going
to
strongly
advocate
that
all
rental
units
are
considered
under
this
policy.
J
J
They
would
not
be
able
to
sell
their
home
their
their
rental
home
on
without
going
through
the
copa
program,
which
is
to
offer
this
first
to
a
nonprofit.
J
Wait
an
unspecified
number
of
days
at
this
point
for
the
nonprofit
to
actually
respond,
do
their
investigations
and
then
there's
another
unspecified
number
of
days
off
market
that
that
non-profit
would
be
able
to
purchase
this
property.
This
single-family
home
or,
let's
say
a
duplex,
single-family
home
or
a
duplex,
be
before
they
could
put
it
on
the
open
market,
and
these
unspecified
number
of
days
could
be
40
days,
25
days,
40
days
unspecified
and
then
once
it
does
get
to
the
market.
J
A
non-profit
has
this
specified:
non-profit,
has
the
opportunity
to
match
an
offer
that
comes
from
an
open
market
buyer
for
whatever
value
it
is,
and
they
have
a
spec
an
unspecified
at
this
point
number
of
days
to
be
able
to
respond
whether
they
would
like
to
match
that
offer
or
not.
So
this
is
extending
a
market
period
out
for
possibly
50
or
60
days.
J
You
know
I
mean
we
don't
know,
we
really
don't
know
those
numbers,
but
this
is
you
know
a
single-family
home
doesn't
house
a
lot
of
people.
First
of
all-
and
you
know
I
mean
we're-
we're
really
talking
about
doing
a
huge
project
for
properties
that
may
not
be
appropriate
for
this,
not
that
I
I
really
know
that
the
city
knows
yet
which
properties
would
be
appropriate.
Commissioner,
miley,
do
you
have
a
question
I
did.
I
asked
it:
okay,.
J
B
J
I
was
asking
about
this
being
single
family
homes,
and
I
did
kind
of
you
know
ad-lib
on
that
a
bit,
but
I'm
wondering
what
you
knew
about
how
this
would
affect
that
particular
part
of
the
market.
What
do
you
know.
B
We
know
that
a
lot
a
lot
of
our
communities
are
living
more
than
one
family
and
one
home,
and
so
the
the
purpose
around,
including
a
single-family
home,
is
again
to
not
leave
folks
that
are
in
that
certain
situation
out
of
this
program
and
not
given
the
opportunity
to
take
advantage
of
this
policy
in
terms
of
preserving
affordability
for
folks.
So
that
is
the
reason
why
we're
advocating
for
all
units
that
they
be
considered
under
this
policy.
A
Okay,
I
don't
see
any
more
questions
from
commissioners,
so
thank
you
so
much
jackie
and
andrea
for
joining
us
this
evening
and
sharing
your
time
with
us.
Thank
you.
Thank
you
all
right
and
with
the
wrap-up
of
that
presentation,
it
is
time
for
public
comment.
A
G
I
had
my
hand
up
before
you
go
to
public
comment.
I
just
want
to
know:
when
will
we
be
getting
either
the
recording
or
the
video
of
this
study
session
or
the
you
know
the
written
transcripts?
When
will
that
be
ready
so
that
we
could
use
it
to
continue
working
on
on
recommendations?
G
Do
we
know,
is
megan
able
to
answer
that
or.
H
A
Okay,
I
believe
we
are
ready
for
public
comment.
Okay,
green
foothills.
D
Good
evening,
brian
schmidt
here
for
green
foothills,
the
legislative
advocacy
director
for
green
foothills-
and
I
was
relieved
here
at
the
beginning
of
today's
session-
that
the
reason
why
this
session
is
agendized
as
studying
article
19
is
because
that
is
where
housing
issues
are
discussed
within
the
charter.
I
sent
you
a
letter
yesterday
expressing
concerns
from
the
environmental
perspective
that
weakening
article
19
in
the
open
space
protections.
D
Article
19
would
weaken
protections
on
behalf
of
environmental
equity
and
inclusion
interests,
and
I
included
a
letter
from
27
community
leaders
expressing
how
important
open
space
protection
was
for
coyote
valley
in
particular.
D
So
so
far
in
today's
discussion,
I
haven't
seen
anything
indicating
that
there's
an
examination
of
weakening
those
protections,
and
I
did
look
forward
to
the
saturday
discussion
that
you'll
have
in
the
10
recommendations
that
are
posted
there.
I
saw
that
none
of
them
also
proposed
weakening
article
19..
So
all
that
is
really
good
from
the
environment
environmental
perspective.
I
can
tell
you
a
number
of
environmental
organizations
and
and
individuals
were
very
concerned
when
we
saw
this
come
up
on
the
on
the
agenda.
D
What
I
would
like
to
suggest
moving
forward
is,
if
you're
putting
housing
additional
housing
on
the
charter,
that
you
do
what
was
proposed
in
recommendation
draft
recommendation
number
10,
which
was
to
create
a
new
article
about
housing
and
within
that
draft
recommendation
number
10.
They
were
very
specific
that
those
recommendations
for
rezoning
did
not
include
the
lands
protected
under
article
19.,
so
these
might
be
some
ways
to
just
keep
doing
what
you're
intending
to
do
and
not
interfere
with
the
really
important
environmental
protections
that
the
voters
passed
in
2018,
which
is
what
article
19
is.
D
D
I
guess
you
know,
maybe
in
our
future,
when
you
have
many
speakers
at
one
time,
if
you
have
like
over
four
like
six
or
eight
or
ten
after,
like
you
know
the
first
two
or
the
first
four,
the
first
five,
you
know-
maybe
you
know
halfway
through
you-
can
have
public
comment
time
and
then
offer
public
comment
time
at
the
remaining
after
the
remaining
public
speakers,
or
you
know,
draft
recommendation
items
is
a
another
way
to
I've,
been
considering
this
with
the
redistricting
issues.
D
What
what
else
are
they
gonna
say?
Yeah.
Thank
you
for
for
these
items,
I'm
really
into
the
ideas
of
mixed
income
for
our
future.
I
think
there's
a
flexibility
there
that
can
do
something
really
amazing
and
for
all
for
all
income
levels
and
for
all
people.
You
know
within
a
neighborhood
and
I'm
really
hopeful
about
that
stuff.
It
was
mentioned
by
the
first
speaker
about
the
importance
of
affordable
housing
issues
and
title
19
things.
D
I
hope
we're
not
afraid
of
there's
been
some
pretty
heavy
memos
by
city
manager,
mcguire
and
and
vice
mayor
jones.
I
hope
that
hasn't
scared
us
and
limited
us
and
how
we
can
talk
about
issues.
D
You
know
there's
incredible
issues
of
green
sustainability
within
affordable
housing
and
then
how
that
relates
to
say,
neighborhood,
equity
and
how
that
relates
to
ohlone
issues,
there's
a
real
important
connection
that
we
can
make
that
I
hope
we're
not
afraid
of,
and
hopefully,
in
our
remaining
days
we
can
be
able
to
to
talk
about
it
more.
D
I
had
a
few
other
things
to
say:
gosh
darn,
it
oh
yeah,
but
you
can
probably
get
the
youtube
of
this
meeting
tonight
immediately,
almost
immediately
after
this
meeting
tonight.
Thank
you.
G
G
I
want
to
thank
you
for
listening,
but
respectfully,
I
believe
some
of
the
things
like
this
you're,
considering
putting
into
the
city
charter
are
not
appropriate
for
the
charter
they're
just
not,
and
I
hope
that
you
will
make
some
strong
policy
recommendations
to
council,
for
example
the
one
we're
talking
about
right
now,
copa
and
look
at
making
policy
recommendations
and
ask
that
they
be
placed
on
the
city's
roadmap
for
future
consideration,
rather
than
trying
to
solve
all
the
woes
of
san
jose
in
one
fell
swoop.
G
D
D
You
know
what
we
haven't
heard
from
cobra
proponents
is
why
the
current
system
of
of
making
offers
precludes
them
from
competing.
You
know,
as
was
mentioned
by
michael
henshaw,
there
are
many
properties
on
sale
at
any
given
time,
and
there
are
they
take
many
weeks,
if
not
months,
to
close
there's
plenty
of
opportunity
to
do
without
enacting
a
whole
new
bureaucracy
to
slow
the
process
down.
You
know
we
we
heard
from
clt
on
being
on
properties.
D
You
know,
I
think
the
city
should
really
be
focusing
on
providing
if
they
have
the
funding,
providing
the
funding
to
these
organizations
to
do
make
these
offers
now,
rather
than
waiting
or
waiting
for
copa
to
pass.
You
know,
frankly,
I
think,
we've
we
here
have
also
spoken
to
the
community
and
we've
also
heard
from
the
community
that
there
are
problems
with
copa.
We
they
don't
want
it,
and
so
I
urge
this
committee
to
really
think
about
coppa
and
really
think
about
is.
D
A
Sorry
I
can
find
my
mute
button
there.
Thank
you
all
for
joining
us
this
evening.
I
would
like
to
take
this
opportunity
to
remind
everyone
that
the
charter
review
commission
will
meet
next
on
saturday
november.
6
at
11
am
via
zoom
for
a
public
hearing.
Following
the
public
hearing,
the
charter
review
commission
will
hold
its
next
regular
meeting
on
november
15
2021.