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HomeMy WebLinkAbout11.4.24 Anti Displacement CAC Meeting-Final MinutesSouth San Francisco Anti-Displacement Roadmap CAC Meeting Summary, November 4, 2025 Community Advisory Committee: Meeting 1 Meeting Summary Monday, November 4, 2024, 5:00-7:00 pm South San Francisco City Hall In Attendance CAC Members Present Eddie Flores, Vice Mayor and CAC Chair Nora Alvarado Michelle Alvarez Bertha Benton Majorie Blen Leslie Fong (by video) Lee Ginsburg Joe Napoliello Jennifer Siegel Greg Turner (by video) Karla Vides Jahan Zandi CAC Members Absent: None City of South San Francisco Staff Present Geneva Mendoza Elia Moreno Tony Rozzi Nell Selander Consulting Staff Present Anna Gallicchio HR&A Amitabh Barthakur (by video) HR&A Joey Goldman Kearns & West Sophia Thompson Kearns & West South San Francisco Anti-Displacement Roadmap CAC Meeting Summary, November 4, 2025 Welcome Vice Mayor Eddie Flores welcomed Community Advisory Committee (CAC) members and shared an overview of the history behind the implementation of the Anti-Displacement Study. Public Comment The floor was opened to public comment. Two members of the public introduced themselves and provided comments. • Rhovy Antonio o California Apartment Association Representative o Rhovy introduced herself and stated that she was happy to be here and provide input on the study. • Fernando Peña o Association of Realtors of SMC o Fernando introduced himself and explained that he represents an association that fights for private property rights and supports home ownership and that he would willing to provide any data or information that can provide data and input throughout the study. Introductions Joey Goldman led the committee members and project staff through introductions. Elia Moreno and Geneva Mendoza provided interpretation services. The committee and staff members come from a wide range of backgrounds and experiences, representing both long-time residents and newcomers to South San Francisco (SSF). This diversity is reflected in their professional roles, community involvement, and personal histories, which collectively enriches the perspectives and goals of the group. • Michelle Alvarez (she/her) Michelle is a lifelong resident of SSF (District 1) and works as a nurse in Burlingame. She is married and has witnessed the transformation of SSF, which has shifted from being industrial to a biotech-focused area. As property values rise, she points out that the downtown area is now a great place for restaurants, and Sign Hill is a great spot for hiking. • Leslie Fong Leslie is single and resides in SSF (Districts 1 and 2). She is semi-retired and enjoys South San Francisco Anti-Displacement Roadmap CAC Meeting Summary, November 4, 2025 hiking on Sign Hill. She notes the positive changes in the area, particularly in terms of outdoor spaces. • Bertha Benton A retired PE teacher, Bertha is a long-time advocate for tenant rights and other local issues. She lives with her daughter, who has developmental issues. Having lived in SSF for 10 years, Bertha recalls when the area was less developed with many empty lots. Originally from Palo Alto, she appreciates the family-oriented community and the wide variety of great food available in the area. • Lee Ginsberg Lee has been associated with SSF for over 50 years and currently lives with his wife. He works as a real estate agent in San Bruno, helping clients with buying, selling, and renting properties. Lee’s background includes owning a retail store, and he’s witnessed significant changes in SSF, including the rise of biotech and the increasing upscale nature of downtown. • Greg Turner (he/him) Greg has lived in SSF for three years with his wife. He’s seen exponential growth in the quality of local restaurants and shops, as well as beautification efforts within the community. Greg enjoys the area’s bike lanes, proximity to public transportation (including Caltrain), and the convenience of being near the airport. He also serves as president of his HOA community and works for Workday. • Jahan Zandi Jahan has been a resident of SSF for over 20 years, living in the Westborough area. A real estate broker, Jahan has seen the city evolve, particularly with the development of the ferry terminal and the growing presence of biotech companies. He describes SSF as a “modern city on the rise,” with great proximity to major highways and the coast. • Nora Alvarado Nora has lived in SSF for 18 years with her husband and three children under 12. She worked at a dry cleaner before becoming a stay-at-home mom. Nora is actively involved in the community, particularly through her children’s school. She enjoys the new library and Oyster Point. • Jennifer Siegel Jennifer is a new resident of SSF, having moved in March with her husband. She works for a consulting firm specializing in disaster recovery for housing. She is excited to be part of the SSF community, noting the charm of Centennial Trail and the Bocce courts in the heart of Orange Park. South San Francisco Anti-Displacement Roadmap CAC Meeting Summary, November 4, 2025 • Joe Napoliello Joe, originally from New Jersey, has lived in SSF for seven years. He works in commercial real estate and is familiar with the dramatic changes the city has undergone, particularly east of Highway 101. He enjoys the evolving nature of the city, particularly around Radio Hill, and is passionate about the transformation he’s witnessed in the area. • Marjorie Blen Marjorie lives in SSF with her husband and three children. She works as a legal assistant for the elderly and is concerned about the disparity between commercial and residential development in the area, particularly how wages do not align with the cost of living. She appreciates the diverse restaurant scene in the city. • Karla Vides (she/her) Karla has lived in SSF for 18 years with her husband and children. She is a small business owner. She’s noticed the increase in high-rise buildings and the growing employment opportunities for her children, though she shares concerns about the stagnation of wages despite the cost of living rising. Karla is also actively involved in community initiatives. Overview of Anti-Displacement Study Summary Anna Gallicchio from HR&A presented an overview of the SSF Anti-Displacement Study. She explained key concepts related to both residential and commercial displacement, including the factors that contribute to forced, pressured, and feared displacement. Anna then outlined the timeline for the CAC, which will meet over the next nine months in four phases to develop an Anti-Displacement Roadmap. The CAC will play a critical role in guiding the study, identifying vulnerable populations, providing feedback on policy recommendations, and advising the City Council on solutions to mitigate displacement. Key points from the presentation are included below: • Displacement was a top concern of residents during the General Plan and Housing Element processes. Based on these concerns the SSF seeks to better understand displacement challenges facing the city and opportunities to mitigate displacement. • Residential Displacement: Defined as the involuntary relocation or exclusion of residents, displacement can be forced (e.g., eviction or redevelopment) or pressured (e.g., affordability issues, neighborhood decline). Additionally, residents South San Francisco Anti-Displacement Roadmap CAC Meeting Summary, November 4, 2025 may experience fear of displacement, feeling apprehensive about the potential loss of their homes. • Commercial Displacement: Similar to residential displacement, businesses may face forced displacement (e.g., redevelopment or lease non-renewal) or pressured displacement (e.g., rising rents or changing customer bases). For businesses that own their properties, fear of displacement may arise when property values increase, prompting owners to sell for financial gain, often resulting in job losses. • Timeline: The City of SSF anticipates 8 sessions with the Community Advisory Committee over the next 9 months o Phase 1: Review analysis and engagement community on commercial and residential displacement risks o Phase 2: Discuss existing studies, policies, and programs o Phase 3: Review best practices and develop an Anti-Displacement Roadmap with policies and programs to mitigate displacement pressures o Phase 4: City finalizes roadmap • Purpose of the CAC o Bring together SSF business owners, residents, landlords, and subject matter experts from professional organization and advocacy communities to:  Identify residents and businesses susceptible to displacement.  Discuss and provide feedback on policies and program recommendations that address displacement.  Provide guidance to the City Council on resolving commercial and residential displacement pressures in SSF. Discussion 1) A committee member asked whether the general plan will be revised, and if so, what is the timeline? a. Vice Mayor Flores clarified that the general plan is a living document and is revised as needed with updates to state laws and guidance. 2) Vice Mayor Flores emphasized the importance of considering cultural displacement when discussing displacement, discussing the importance of identity and the feeling of community in SSF. 3) HR&A staff clarified that specific numbers/statistics on displacement would be shared at the following two meetings (December and January). South San Francisco Anti-Displacement Roadmap CAC Meeting Summary, November 4, 2025 Group Agreement Joey facilitated a discussion on establishing a Group Communication Agreement to ensure productive and respectful dialogue throughout the project. The following guidelines were brainstormed by members, discussed, and agreed upon: • Respect All Opinions o Acknowledge that differences of opinion are both natural and valuable. o It’s important to separate ideas from individuals—opinions are not personal attacks. o It's okay to disagree, but we must do so respectfully and thoughtfully. • Empathy and Respect o Put yourself in others' shoes and show respect for each other’s perspectives. o Don’t internalize or take others' opinions personally. • Focus on Ideas, Not Individuals o Discussions should be centered on ideas, not on individuals. • Don’t yuck my yums! o The phrase "Don’t yuck my yums" was used to remind participants not to disparage others' opinions or experiences. • Openness to Diverse Perspectives o Be open to understanding others’ experiences and viewpoints and be mindful of language interpretation. • Use "I" Statements o Express opinions and perspectives using "I" statements to avoid sounding accusatory or confrontational. • Balance Honesty and Sensitivity o Encourage honesty while also being sensitive to others’ feelings and perspectives. • No Interrupting • Step Up, Step Back o If someone is speaking frequently, others are encouraged to "step back" and allow space for quieter participants to "step up." Additional Discussion: • A member asked if questions to staff may be emailed in advance of a meeting. o It was noted that questions can be submitted and instructions for doing so will be included in the next packet. • Written Responses South San Francisco Anti-Displacement Roadmap CAC Meeting Summary, November 4, 2025 o Some members prefer to express ideas in writing. If this applies to you, feel free to share your thoughts in advance, and we will make sure they’re considered. • Respecting the Agreement o If anyone feels that one of the communication agreements is not being respected, please let us know so we can address it. • There was consensus that the Group Agreement could be carried forward and used by the CAC. Preview: Initial Findings on Displacement Pressures Summary Anna presented initial findings on displacement pressures in SSF. She explained how the city’s commercial areas, once dominated by heavy industry, have shifted towards a thriving biotech sector, contributing to rising demand for both residential and commercial spaces. The shortage of new housing development in the Bay Area has driven up home prices, making it harder for lower-income households to remain in the city. Cost pressures are also impacting retail and food service businesses, with rising expenses threatening their stability. Anna highlighted the significant shifts in the city’s demographics and job market, noting increases in median household income and growth in high-earning households. At the same time, the job market has expanded, particularly in research and development, while industrial jobs have declined. These changes are putting additional pressure on both residential and commercial spaces, contributing to the overall displacement challenges facing SSF. Key Points: • Initial findings on displacement pressures o Once typified by heavy industry, SSF’s commercial areas have transformed into a significant biotech cluster. o New home development throughout the Bay Area has not kept up with demand, driving up real estate prices in SSF and making it more difficult for lower-income households to stay. o Cost demands for both residential and commercial spaces have begun to put pressure on retail and food service businesses. • Residential displacement pressures South San Francisco Anti-Displacement Roadmap CAC Meeting Summary, November 4, 2025 o SSF has experienced significant shifts in income, with a 67.5% increase in median household income from 2012. o SSF had an 83% greater increase in households earning over $150K compared to the increase in San Mateo County. • Commercial displacement pressures o Total jobs in SSF have grown by 33% since 2013, with almost 74,000 jobs today. Industrial jobs have historically been the dominant sector, but have declined since 2017, while R&D jobs grew by 11,800 in the past 10 years. Discussion Committee members asked what types of businesses have been displaced and if the City has thought of releasing a small business survey to determine what businesses are at risk of being displaced. • This information will be shared at future meetings. It was suggested that the survey be included within the group recommendations for next steps. Adjournment The next meeting will be held on December 2, 5 -7pm. Please expect each meeting to be held on the first Monday of each month. Discussion The group briefly discussed adding 30 minutes to the next meeting. The group agreed to keep the meeting scheduled for 2 hours at this time.