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Tag: affordable housing

  • Residents worry about what will happen if Cary mobile home park closes

    In the middle of Chatham Estates Mobile Home Park, a little girl in a pink Bluey shirt spins herself around atop a concrete slab. She twirls with her blue backpack in her outstretched hand — bunny ears on the top and a mermaid stitched on the side.

    The two red brick stairs just a few feet from the girl used to lead to the floor of a pavilion with tin roofing, where Chatham Estates residents gathered for monthly meetings.

    To the right of the pavilion, there used to be a playground with swings and slides. The school bus stopped right at the intersection, so the kids came to play while the mothers watched. Both the pavilion and playground were removed a few months ago, residents said.

    “When that happened, I thought that’s very strange, but the property [has been] for sale for the past two years,” Katia Roebuck, an organizer with the N.C. Congress of Latino Organizations, said. “So I thought maybe something is up.”

    Now, residents are worried the sale may be imminent and they may have to leave the park.

    On Wednesday, roughly 40 neighbors gathered at the former site of the pavilion to discuss what some say they heard from the daughter of owner Curtis Westbrook Sr.: that residents would get a notice on Dec. 29 that Chatham Estates — right off East Chatham Street near downtown and one of the last affordable places for low-income residents to live in Cary — would close. From there, residents would have six months to relocate.

    Residents of Chatham Estates Mobile Home Park walk back to their homes after a community meeting on Wednesday, Dec. 24, 2025 in Cary, N.C.
    Residents of Chatham Estates Mobile Home Park walk back to their homes after a community meeting on Wednesday, Dec. 24, 2025 in Cary, N.C. Robert Willett rwillett@newsobserver.com

    Real estate company Lee and Associates is working with Westbrook to sell the property. Lee and Associates Executive Vice President Karah Jennings McConnell declined to comment about Chatham Estates’ possible closure when reached by The News & Observer. Westbrook and Associates did not respond to voicemails The N&O left.

    Since Westbrook put the property up for sale over two years ago, some residents have since moved, but most of the roughly 700 residents couldn’t afford to. Emidia Roblero, a WakeMed housekeeper, said they likely couldn’t afford to live in Wake County — much less Cary, where the average rent is $2,100 a month, according to Zillow. Residents pay $400 a month for a plot on Chatham Estates.

    Roblero has lived at Chatham Estates for 16 years. Speaking Spanish with Roebuck translating, Roblero said she lived in Raleigh for a little while but felt safer in Cary. The schools are great for her four kids, and the mobile home park is a 10-minute drive to their church, St. Michael the Archangel.

    “That’s why [I] love living here, because [I’m] connected to here,” Roblero said. “It’s hard because everything is close to [me]. [My] four children are concerned because they know they’ll have to leave and change schools.”

    Many of the mobile homes’ structures are so old they’ll crumble if residents try to move them. Roblero said her home can be moved, but she worries about much older neighbors who won’t be able to move.

    Maria Linares, a cleaner who has lived in Chatham Estates for 18 years, said her home, built in 1990, can’t be moved without falling apart. Linares said she’s been looking for other places to live in Cary and can’t find anywhere she can afford. For her, six months isn’t enough time to get the money necessary to relocate.

    Linares and other residents are demanding to meet with whoever buys Chatham Estates to discuss how they can help with funds for residents to relocate. Even for those who can move their mobile homes, that could cost $15,000 to $18,000, Roebuck said.

    In March 2024, the Cary Town Council approved Stable Homes Cary, a partnership between the town and nonprofit Dorcas Ministries that provides cash assistance and displacement support for residents, The N&O previously reported.

    The town committed an initial $800,000 to Dorcas and Stable Homes Cary and earmarked a further $1.65 million over the next three years, including $600,000 in 2026. Of the $1.55 million the town appropriated from its general fund, $500,000 has been spent so far, according to the town’s 2026 budget.

    But in order to receive the money, Dorcas requires applicants to have a bank account. Many residents at Chatham Estates are in the country without legal authorization, so they don’t have an account, Roebuck said.

    When residents of Wellington Park in Wake Forest — also paying rents well below the town average and facing displacement from their mobile home park — organized with the help of Roebuck, they secured almost $14,000 per family from the new owners to relocate. Roebuck hopes Chatham Estates residents can similarly secure the funds they need.

    “Not only [is there] the sense of they have to move, but they’re losing their community,” Roebuck said. “They’re losing their place of worship. They’re losing their schools. Anything that they built their life around.”

    This story was originally published December 26, 2025 at 3:50 PM.

    Related Stories from Raleigh News & Observer

    Twumasi Duah-Mensah

    The News & Observer

    Twumasi Duah-Mensah is a Breaking News Reporter for The News & Observer. He began at The N&O as a summer intern on the metro desk. Triangle born and Tar Heel bred, Twumasi has bylines for WUNC, NC Health News and the Center for Innovation and Sustainability in Local Media. Send him tips and good tea places at (919) 283-1187.

    Twumasi Duah-Mensah

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  • Heatherwood wins bid for 500-unit East Farmingdale project | Long Island Business News

    THE BLUEPRINT:

    • Heatherwood Communities selected by New York State for major housing project

    • Nearly 500 apartments planned, including studios, townhomes, and three-bedroom units

    • Development includes parking garage, amenities, walking trail, and “Airplane Park”

    • Long-vacant Republic Airport site may receive environmental remediation support

    Commack-based Heatherwood Communities was selected by the state to build nearly 500 apartments on a long-vacant East Farmingdale site. 

    The developer, which answered the request for proposals issued in May 2024, plans to build a mix of studio, one-, two-, and three-bedroom apartments, as well as townhouse units, in buildings up to five stories. The project includes 630 parking spaces, with a covered garage, both indoor and outdoor amenity spaces, a landscaped walking trail, and an “Airplane Park” public open space honoring the site’s aviation history, according to a statement from Gov. Kathy Hochul’s office. 

    “Heatherwood is excited to partner with the governor‘s office, the State of New York and the Town of Babylon on this generational development opportunity,” Chris Capece, Heatherwood president, said in the statement. “To reposition a blighted and underutilized site that’s laid fallow for decades, for high-quality multifamily housing in the 110 corridor, which holds Long Island’s highest concentration of jobs with adjacent retail uses, is a unique opportunity for us as Long Islanders. As Heatherwood continues to grow its footprint nationally, we’re proud to invest locally to make our home region a better place.” 

    Sean Sallie, Heatherwood’s senior director of planning and development, told LIBN the company is ready to go. “It’s a multi-tiered process with the state, the Federal Aviation Agency and the town,” Sallie said. “We have tasks ahead of us, but we’re confident we’re going to deliver for the state and the town.” 

    Currently owned by the New York State Department of Transportation as part of Republic Airport, the site along Conklin Street has been the subject of several past proposals for development. 

    Some remediation may be needed on site for potential subsurface environmental contamination, which will be supported by an up to $4 million Department of Housing and Urban Development grant to the Town of Babylon, as LIBN previously reported. 

    The narrow strip of land once owned by Fairchild Republic stretches east from Route 110 to New Highway and has gone from aviation hub to industrial ghost town. On the south side of Conklin Street is the 56-acre Airport Plaza, a 450,000-square-foot retail center near the main Fairchild Republic aircraft plant. But since Fairchild closed operations in 1987, nothing has been taking off on the abandoned site.  

    In 1927, the Ranger Aircraft Engine Corp. was the first aviation firm to locate on the northern strip of the Fairchild property, where it constructed manufacturing and test facilities for aircraft engines. 

    Republic Aviation Corp. purchased the property in 1955 and used the existing facilities for research and development and office space. The Farmingdale Co. owned the property from 1965 to 1972, when Fairchild Industries purchased it and used it as warehouse and office space. It closed in 1987, according to the state Department of Environmental Conservation.  

    Save for a small right-of-way controlled by the Long Island Rail Road, which borders the site on the north, the parcel is now owned by the DOT. Over the years, ideas for redevelopment – more retail, a train station, housing – have come mostly from local politicians, businesses and the site’s largest neighbor, Republic Airport. 

    “For far too long, this state-owned property has sat vacant and underutilized, holding back the potential of an entire community. All New Yorkers deserve the opportunity to have a quality, affordable place to call home,” Governor Hochul said in the statement. “By leveraging state-owned land and partnering with experienced local developers, we are turning our historic housing commitments into reality and building a more affordable New York in communities across the state, including on Long Island.” 


    David Winzelberg

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  • East Patchogue senior rental project gets town approval | Long Island Business News

    THE BLUEPRINT:

    • Town of Brookhaven approved a $32M, age-restricted rental development

    • Project will deliver 64 units on a 12.8-acre site in East Patchogue

    • Amenities include a clubhouse, pool, bocce and pickleball courts

    • Ten percent of units will be affordable, including homes for people with disabilities

     

    A plan to build a 55-and-over rental community in East Patchogue got a greenlight from the Town of Brookhaven last week. 

    The $32 million project from Farmingville-based Kelly Builders and Development Group will bring 64 age-restricted units to a 12.8-acre parcel just south of Sunrise Highway and west of Hewlett Avenue. 

    Elevation images of the apartments planned for East Patchogue. / Courtesy of bld Architecture

    The plan includes 40 ranch-style, 1,300-square-foot homes, each with two bedrooms, two bathrooms and a one-car garage, as well as 24 flats measuring about 1,200 square feet, each with two-bedroom and two bathrooms. 

    Amenities at the development will feature a 2,200-square-foot clubhouse with a pool, and bocce and pickleball courts. About a third of the property will be preserved as open space and there will be an onsite wastewater facility constructed. 

    Ten percent affordable and half of those will be reserved for people with intellectual and developmental disabilities 

    The development is designed by Patchogue-based bld Architecture, and the project team also includes Huntington-based R&M Engineering and Nelson & Pope. Attorneys Alison LaPointe and Tim Shea from the Certilman Balin law firm represented the developer in securing the change of zone and site-plan approval from the town. 

    “We are very excited to provide the town much needed housing for people 55 and older,” developer Mike Kelly told LIBN.  “Our community will provide housing enabling our seniors to remain in their communities and live a maintenance-free lifestyle close to their families and friends, churches, synagogues, doctors etc. Through dialogue at the hearing, we listened to neighbors and Supervisor Panico and Councilman Foley and we will be providing about a third of the site as preserved open space further protecting the wetlands and providing a permanent buffer for adjoining neighbors.” 

    Kelly said he hopes to start construction on the project this coming spring and the development is expected take about 18 months to complete. 

    Kelly is also hoping to get site-plan approval next month from the Village of Patchogue for another multifamily development. The $20 million project would bring 30 apartments to a 2.7-acre property on the Patchogue River. The development site, off West Avenue and Mulford Street, was a former oil storage facility. 


    David Winzelberg

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  • Zone change advances $220M Kings Park condo plan | Long Island Business News

    THE BLUEPRINT:

    • Smithtown Town Board unanimously approved a zoning change for the project

    • Beechwood’s $220M development includes 288 condos on a 71-acre site

    • Community will feature single-family homes, townhomes and villas

    • Project includes 29 affordable units and extensive resort-style amenities

     

    One of the largest multifamily housing developments in the history of Kings Park cleared a big hurdle Thursday when the Smithtown Town Board unanimously approved a zoning change for Beechwood Organization‘s proposed 288-home condominium project. 

    The $220 million project, called Country Pointe Estates at Kings Park, will bring a mix of 53 single-family homes, 153 townhomes and 82 villas to a 71-acre site near the northwest corner of Old Northport Road and Lawrence Road. 

    Rendering of the clubhouse at the planned Kings Park condo community. / Courtesy of Beechwood Organization

    The property, currently a poultry farm and woods, which had been zoned for single-family homes on half-acre lots and some light industry, was rezoned as a Planned Residential Development. 

    “We could have had on this property probably 140 to 150 three-to-five-bedroom McMansions or an Amazon-type warehouse,” Smithtown Councilman Thomas McCarthy said at the meeting. “But what we’re getting is all two-bedroom units which will help the elderly and will help the younger people of Kings Park and I think it’s a phenomenal application.” 

    Smithtown Supervisor Ed Wehrheim said he agreed with McCarthy’s assessment. 

    “I think it’s a development that will be good for the Kings Park community,” he said. 

    The condos are expected to be priced from the low $700,000s to $1 million, depending on the model and location. There will be 29 homes designated as affordable and offered at reduced prices. 

    Amenities will include a 12,000-square-foot staffed clubhouse, two heated pools, two pickleball courts, a fitness center, a yoga studio, a sports lounge, bocce courts and a putting green. 

    The next step for the project will be site-plan approval, which Beechwood principal Michael Dubb said he hopes to have some time next year.  

    “What is special about this community is that most condominium developments are six units to the acre and up, including most of the condominium developments I’ve done recently,” Dubb told LIBN. “This is four units to the acre. So there is a tremendous amount of open space that we were able to save in this community.” 

    Once approvals are received, Dubb said the Kings Park development would take about three years to complete. 

    “These communities create such a great sense of camaraderie while offering a maintenance-free alternative for people to stay here on Long Island, stay close to their roots and their grandchildren,” Dubb said. “This community will also give young people the opportunity to set up roots in a community that they might desire to raise their children in one day, whether they’re just starting a family or planning a family.” 


    David Winzelberg

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  • Rents at longtime affordable St. Pete apartment complex expected to jump

    PINELLAS COUNTY, Fla. – The St. Petersburg Tenants Union calls it an increasingly rare happening in the city: apartments that rent for less than $1,000 a month.

    For residents of the Greenland Apartments on Seventh Avenue North, that was the reality for decades.

    But now, they’re bracing for rent increases as new ownership takes over.


    What You Need To Know

    • St. Pete’s Greenland Apartments residents are looking at monthly hikes of anywhere from $600 to a little less than $1,000
    • The highest rent at the complex was $780.
    • “Unfortunately, to keep the current market rent, it is lower than 50% of what the value for market rent in this neighborhood is,” said Greenland Property Manager Tim McGinnis, who said improvements to the complex are underway

    Residents are looking at monthly hikes of anywhere from $600 to a little less than $1,000.

    The highest rent at the complex was $780.

    According to the apartment’s new property manager, prices had to be raised to account for planned improvements and rising costs.

    Some tenants said the increased costs will push them out.  

    “I concluded he (manager) kind of kept it below market rate because I assumed he preferred long term tenants than a constant turnover,” said Tracy Gayton, a Greenland resident. “You know, he got ’em. He got people to stay here a long time.”

    Including Gayton, who lived at Greenland for 11 years.

    Property Manager Tim McGinnis said rents at Greenland ranged from $600 to $830. The increases will create a new range of $1,250 for a studio to nearly $2,200 for a two-bedroom. (Spectrum News image)

    He said as he watched rent prices rise around town, his one-bedroom apartment never got above $760 a month. When Urban Core Properties bought the family-owned complex last month, he expected an increase.

    “I have to confess,” he said. “It went up more than expected. I wasn’t expecting, I think it’s a 128% increase in my case.”

    Gayton says his new rent would be just more than $1,700.

    Meanwhile, Property Manager Tim McGinnis said rents at Greenland ranged from $600 to $830. The increases will create a new range of $1,250 for a studio to nearly $2,200 for a two-bedroom.

    “Unfortunately, to keep the current market rent, it is lower than 50% of what the value for market rent in this neighborhood is,” said McGinnis, who added that improvements to the complex are underway. “The tax increases, as well as the cost of insurance, as well as construction for those renovations, has almost tripled in the last three years.”

    William Kilgore with the St. Petersburg Tenant Union says prices like Greenland’s are pretty much unheard of in the city, and recent years have been challenging for renters.

    “Supposedly, the rent prices have kind of stabilized,” said Kilgore. “But they’re still 30% higher than what they were before the pandemic. So, people have been squeezed. People who are paying are still paying over half their income on rent.”

    Gayton said he’s moving out next month, even though he can afford the increase.

    That’s not the case for some of his neighbors, who are seeing rents go up from $780 to nearly $1,600.

    Meanwhile, McGinnis said he expects about half of Greenland’s 18 units will be vacant next month.

    He said tenants who choose to stay are being offered up to $1,800 in discounts to sign an 18-month lease term. Rent increases are expected to take place gradually during the first quarter of 2026.

    According to Zillow, the average rent in St. Petersburg is $2,200 a month. Apartments.com said it’s about $1,700 and Rent Cafe said $2,000.

    All of those prices fall within or very close to Greenland’s new range.

    Sarah Blazonis

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  • Editorial | Mayor-elect Mamdani must sweep away encampments, and apathy for homeless – amNewYork

    Homeless individuals attempted to salvage their tent during a encampment sweep in Manhattan, Dec, 2022.

    Photo by Dean Moses

    The sight of homeless encampments on the streets of New York is truly tragic. No one should have to live out in the elements; the fact that people choose to live this way speaks volumes about the affordability and mental health crises in New York City.

    While acknowledging that tragedy, however, we must also realize that homeless encampments themselves are a blight on the neighborhoods in which they exist. Unkempt and poorly constructed, they instill a sense of apathy and disorder while sending an unspoken message to the rest of the population that can be summed up in one word: apathy. Any sense of apathy is a danger to the rest of the city, and an invitation for crime and other problems.

    Not long after taking office in 2023, Mayor Eric Adams sought to have homeless encampments disbanded. It was a controversial campaign, but a necessary one in order to reduce the sense of public apathy while also reaching out to people in desperate need of help.

    As Adams prepares to leave office, the incoming mayor, Zohran Mamdani, will soon be responsible for picking up that obligation to dissuade and dismantle homeless encampments and provide resources. Mamdani, however, has publicly stated he has no intention of continuing Adams’ encampment crackdown — and that’s a big mistake.

    On Tuesday, the incoming mayor said his administration would seek only to dismantle encampments as long as there are guaranteed indoor alternatives in shelters that are safe. Many homeless New Yorkers living on the streets have often said they do not feel safe in the city’s shelter system, and it’s going to be a challenge for Mamdani and his administration to shatter that perception.

    Even if an ideal shelter isn’t immediately available, the city cannot afford to do nothing when it comes to homeless encampments set up under bridges or in public parks. Just ignoring or looking the other way sends a horrible message, not just to the city but to those in the encampments themselves, many of whom already feel undesired and unwanted.

    Most New Yorkers recognize that many homeless people living on the streets and in our subway system suffer from mental illness. Often, those with extreme, untreated mental illness left to live on the street lash out against bystanders in a violent way. That risk grows if the city government looks the other way on street homelessness.

    Mayor-elect Mamdani has made addressing mental illness a campaign promise, and he must fulfill it from Day 1 in order to ensure that the mentally ill are cared for, not left to fend for themselves while living in tents on the streets. 

    He must also advance programs to create supportive housing and genuinely safe shelters that turn no one away and give no one an excuse to live on the streets. 

    amNewYork

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  • Restore Section 610: The Key to Preserving Affordable Housing in NYC

    HPD’s misguided pause on Section 610 affordable housing applications threatens low-income New Yorkers and the city’s existing affordable housing stock. Unsplash+

    New York City faces an affordable housing crisis of staggering proportions. Vacancy rates hover around 1.4 percent. Families earning moderate incomes are priced out of entire neighborhoods. Yet in May 2025, when the Department of Housing Preservation and Development (HPD) announced it would stop processing most new applications for Section 610 of the Private Housing Finance Law, the city turned its back on a policy that was working. 

    Section 610, signed into law by Governor Kathy Hochul in December 2022, represented a rare moment of policy innovation that benefited everyone involved. The law allows owners of rent-stabilized affordable housing to collect the full amount of federal and local housing vouchers, even when that amount exceeds the building’s registered legal rent, without increasing what tenants pay. Tenants continue paying only 30 percent of their income toward rent. Building owners receive additional income to cover rising operating costs and building repairs. The government maximizes the value of its existing subsidy programs. It was an elegant policy design: preserving affordability while preventing the deterioration of the affordable housing stock we already have. 

    Then HPD pulled the plug, citing federal funding uncertainty. While maintaining that buildings with already-approved amendments can continue operating under Section 610, the agency announced it would no longer process new authorizations for most subsidy types, including crucial programs that serve the city’s most vulnerable residents: the City Fighting Homelessness and Eviction Prevention Supplement (CityFHEPS) and HIV/AIDS Service Administration (HASA). 

    This decision reflects a fundamental misunderstanding of what Section 610 accomplishes. The program doesn’t create new government obligations; it simply allows existing subsidy dollars to flow more efficiently to where they’re already committed. When a voucher holder moves into a Section 610 building, the city is already obligated to pay that subsidy. The difference lies in whether those dollars are allocated toward maintaining quality, affordable housing or are constrained by artificially low registered rents that leave buildings financially struggling. 

    Consider the reality facing affordable housing providers. Insurance costs have skyrocketed. Property taxes continue climbing. Labor and material costs for maintenance have surged. Meanwhile, developers who built affordable housing under regulatory agreements years ago are locked into rent caps that no longer reflect the economics of building operations. Some are collecting only 93 percent of rents compared to the 95 percent they underwrote, and those projections were considered conservative before 2020. 

    Without Section 610, these buildings face a slow death spiral. Insufficient cash flow means deferred maintenance. Deferred maintenance leads to building deterioration. Deterioration results in tenant displacement and the loss of affordable units from the city’s housing stock. We’ve seen this story play out countless times across the five boroughs.

    Section 610 offered a lifeline. By allowing buildings to capture the full voucher amount, it provided the financial breathing room needed to maintain properties, make necessary repairs, and remain viable participants in affordable housing programs. This wasn’t a windfall for owners, but a survival mechanism for the affordable housing ecosystem. 

    HPD’s justification, federal funding uncertainty, rings hollow. The federal voucher programs that Section 610 leverages are not new appropriations. These are existing commitments. If HPD is concerned about budget constraints, the solution is to prioritize which buildings receive Section 610 authorization based on demonstrated need, not to shut down the program entirely for new applicants. 

    Moreover, the timing couldn’t be worse. New York is in the midst of implementing its most ambitious housing agenda in decades. The City of Yes for Housing Opportunity aims to create new homes across all neighborhoods. The 485-x tax incentive is designed to stimulate affordable housing construction. Yet what good are new affordable units if we’re simultaneously allowing our existing affordable stock to deteriorate through bureaucratic paralysis? 

    The policy’s design already includes safeguards. Regulatory agencies assess project financials to prioritize buildings with the greatest need. The program requires that rent stabilization protections remain in place. If a tenant loses their voucher, rents must drop back to the legal regulated amount. These provisions ensure that Section 610 serves its intended purpose: preservation of affordability, not profit maximization. 

    HPD claims it will continue processing authorizations for NYCHA tenant- and project-based vouchers and Emergency Housing Vouchers. But this carve-out is insufficient. CityFHEPS and FHEPS serve thousands of New Yorkers, including families with children and individuals experiencing homelessness. HASA vouchers support people living with HIV/AIDS. Excluding these programs from Section 610 means the buildings that serve our most vulnerable residents are precisely the ones left without financial support. 

    What HPD calls uncertainty, housing providers call existential threat. Affordable housing developers who planned projects around the availability of Section 610 now face financing gaps. Buildings that were in the application pipeline when the pause was announced are stuck in limbo—unable to move forward, unable to plan, slowly hemorrhaging money while waiting for bureaucratic clarity that may never come. 

    The city should reverse course. HPD should immediately reopen Section 610 applications with appropriate prioritization criteria based on demonstrated financial need. If federal budget constraints genuinely require limiting the program’s scope, then create a transparent waitlist and approval process rather than an arbitrary shutdown. Work with the state legislature to expand and formalize Section 610’s provisions. 

    Most importantly, recognize that preserving existing affordable housing is just as critical as building new units, and often more cost-effective. Every dollar spent propping up struggling affordable buildings through Section 610 saves the much larger investment that would be required to replace those units once they’re lost. 

    New York cannot afford to let bureaucratic caution and budgetary pessimism undermine smart housing policy. Section 610 works. It should be expanded, not abandoned. The affordable housing crisis demands bold action, not timid retreat. HPD should open the doors to both Section 610 applications and the affordable housing future New York desperately needs.

    Restore Section 610: The Key to Preserving Affordable Housing in NYC

    Jonathan Petak

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  • L.A. City Council passes ordinance to streamline affordable housing

    During her first week in office three years ago, Mayor Karen Bass issued a sweeping directive to speed up affordable housing applications. Now, that plan is permanent.

    The L.A. City Council unanimously voted Tuesday to adopt the Affordable Housing Streamlining Ordinance. Essentially, the ordinance takes Bass’ housing initiative, known as Executive Directive 1, and incorporates it into the L.A. Municipal Code, so the streamlined process will stick around even after Bass leaves office.

    Under the ordinance, developers get fast-tracked city approval for projects that include 100% affordable housing. Reviews for such projects typically take six to nine months, but under the directive, they’re required to be approved within 60 days.

    The expedited processing works by stripping away many of the discretionary review processes that typically bog down housing projects: City Council hearings, environmental reports, neighborhood outreach meetings, etc. As long as projects comply with certain criteria, including zoning and design review standards, they qualify for streamlined approval.

    Bass introduced the directive to make good on her campaign’s promise to address the city’s affordability and homelessness crises. It also serves as a response to housing developers who have long complained about the city’s complex permitting process, in which projects languish for weeks or months while navigating the red tape of reviews and inspections.

    Affordable housing applications have been pouring in under the directive.

    As of November, 490 projects have been streamlined, accounting for more than 40,000 affordable housing units, according to the Planning Department. Of those, 437 projects have been approved, with an average application process of 22 days.

    It’s unclear how many of those projects are actually being built. At a December City Council meeting, Planning Department officials said that as of July, 44 streamlined projects had been started, accounting for roughly 2,500 units. But there are no data on how many have been finished.

    Maria Patiño Gutierrez, deputy director for policy and advocacy at the nonprofit Strategic Actions for a Just Economy (SAJE), celebrated the decision to make the directive permanent, but said she hopes to see changes to the process down the road.

    “We want this ordinance to work and bring affordable housing, but we also want to make sure it doesn’t displace tenants,” she said.

    The directive has become increasingly watered down over the last three years as Bass carved out more and more areas from being subjected to streamlined applications. In June 2023, Bass exempted single-family zones from the directive, which accounts for 72% of land in L.A.

    A year later, she exempted historic districts — including areas of Highland Park and Lincoln Heights — as well as “very high fire hazard severity zones,” which include parts of Silver Lake and Hollywood Hills.

    To make sure streamlined projects weren’t displacing renters, Bass also exempted those that would replace rent-controlled apartment buildings with 12 units or more.

    These exemptions will carry into the newly adopted ordinance, though they may be tweaked in the months to come. In a Dec. 2 meeting, City Councilmember Ysabel Jurado argued that the exemption to preserve rent-controlled buildings should shrink from a minimum of 12 units to five units, claiming such projects could displace tenants in neighborhoods such as Boyle Heights and Lincoln Heights.

    Jurado said the current ordinance exempts 19% of rent-controlled buildings, but if the minimum threshold were set at five units instead of 12, it would exempt 36%.

    Housing groups are pushing for amendments as well. A public comment letter published by Public Counsel and SAJE argued that maximum rents for streamlined projects should be cheaper than they’re allowed to be under current rules.

    The directive defines “100% affordable housing” as 80% low-income units and 20% moderate-income units, but the nonprofits claimed that those rates, which would still let a “low-income” two-bedroom apartment be rented for as much as $2,726, are still too expensive for many Angelenos.

    Jack Flemming

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  • Haines City breaks ground on $30 million affordable senior housing

    HAINES CITY, Fla. — City and church leaders celebrated the groundbreaking of a new affordable senior housing community on Tuesday.


    What You Need To Know

    • Haines City and Trinity Worship Center broke ground on Trinity Village, a nearly $30 million affordable senior housing community
    • Rents will range from about $300 to $1,400, aiming to serve residents earning $17,000 to $55,000 a year
    • Trinity Village is expected to open by the end of next year


    The future Trinity Village will sit just behind Trinity Worship Center Church. Bishop Charles Anderson says the facility has been in the works for about 10 years. Despite obstacles along the way, he says he and his wife, Dr. Judith Anderson, continued to hold on to their faith.

    “I believed and knew that God had given us a vision to do it. And I just kept going back and kept going back, and here we are today,” Bishop Anderson said.

    With the help of community partners, the couple broke ground on the 102-unit facility. Anderson says the complex is designed to support seniors’ needs, featuring a pool, clubhouse and a range of on-site services.

    “We want them to be able to retire in dignity and live in a place they can be safe and proud of,” he said. “And I believe we owe it to those who have invested in our country and our communities to give back.”

    Mitchell Rosenstein, principal developer with Green Mills Group, says that belief is reflected in the community’s rent, which will range from about $300 to about $1,400. Leaders say more than 50% of Haines City residents pay more than 30% of their income for housing.

    “Those rents that are actually affordable — actually affordable for people earning 17,000 to 55,000 dollars,” Rosenstein said.

    Bishop Anderson says none of this would have been possible without city and federal contributions. Now, he and his wife are looking forward to building the nearly $30 million development on the same soil where they planted their church.

    “Pursuing the dream,” Dr. Anderson said.

    Trinity Village is expected to open by the end of next year. The Andersons say they plan to start accepting applications next June.

    Alexis Jones

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  • This new homeless navigation center’s unique tiered approach is geared toward reaching self-sufficiency

    Some might say the new Aurora Regional Navigation Campus that opened recently in a former 255-room hotel is undergirded by one of humanity’s seven deadly sins — envy.

    The intent is to turn that feeling into a motivational force. For his part, Mayor Mike Coffman prefers to refer to the three-tiered residential system at the homeless navigation center as an “incentive-based program” — one that awards increasingly comfortable living quarters to those showing progress on their journey to self-sufficiency.

    “The notion here is (that) different standards of living act as an incentive,” Coffman said in early November during a ribbon-cutting ceremony for the campus, which occupies a former Crowne Plaza Hotel at East 40th Avenue and Chambers Road. “The idea is to move up the tiers into much better living situations.”

    Clients in the new facility, which opened its doors on Nov. 17, start at the bottom with a cot and a locker. They can eventually migrate to a hotel room, with a locking door and a private bathroom.

    But that upgrade comes with a price.

    “To get a room here, you have to be working full time,” Coffman said.

    It’s an approach that the mayor says threads the needle between housing-first and work-first, the two prevailing strategies for addressing homelessness today. The housing-first approach emphasizes getting someone into a stable home before requiring employment, sobriety or treatment. A work-first setup conditions housing on a person finding work and seeking help with underlying mental health and addiction problems.

    “We’re providing a continuum of services that starts with an emergency shelter,” said Jim Goebelbecker, the executive director of Advance Pathways.

    Advance Pathways, the nonprofit group that ran the Aurora Resource Day Center before its recent closure, was chosen through a competitive bidding process to operate the new navigation campus in Aurora — with $2 million in annual help from the city. Goebelbecker said the tiered approach at the new facility “taps into a person’s motivation for change.”

    The Aurora Regional Navigation Campus’ debut nearly completes a mission that has been in the works for more than three years. It is the fourth — and penultimate — metro Denver homeless navigation center to go online since the Colorado General Assembly passed House Bill 1378 in 2022.

    The bill allocated American Rescue Plan Act dollars to stand up one central homeless navigation center. The plan has since shifted to five smaller centers, with locations in Aurora, Lakewood, Boulder, Denver and Englewood. The Colorado Department of Local Affairs in late 2023 approved $52 million for the centers. The final center, the Jefferson County Regional Navigation Campus in Lakewood, is undergoing renovations and will open next year.

    Aurora’s center, with 640 beds across its three tiered spaces, is by far the largest of the five facilities.

    Cathy Alderman, a spokeswoman for the Colorado Coalition for the Homeless, said the opening of Aurora’s navigation campus is “a really big deal.” Aside from serving its own clientele, she expects the center to send referrals to the coalition’s newly opened Sage Ridge Supportive Residential Community near Watkins, where people without stable housing go to address their substance-use disorders.

    According to the Metro Denver Homeless Initiative’s one-night count in late January, Aurora had 626 residents without a home — down from 697 in 2024 but up sharply from 427 five years ago.

    “A person can go to one place and get multiple needs met,” Alderman said, referring to the array of job, medical and addiction treatment services that give homeless navigation centers their name. “We are excited that the new campus is now up and running.”

    The new Aurora Regional Navigation Campus, operated by Advance Pathways, photographed in Aurora on Thursday, Nov. 6, 2025. (Photo by Andy Cross/The Denver Post)

    ‘How do I move up?’

    Walking into the Aurora Regional Navigation Campus feels like walking into, well, a hotel.

    The swimming pool was removed during renovation, as was a water fountain in the lobby. Everything else stayed, including beds, bedding, furniture — even a stash of bottled cocktail delights. But not the alcohol to go with it.

    “They left everything, down to the forks and knives and a wall of maraschino cherries,” said Jessica Prosser, Aurora’s director of housing and community services, as she walked through the hotel’s industrial kitchen.

    The kitchen, which was part of the $26.5 million sale of the Crowne Plaza Hotel to Aurora last year, was a godsend to an operation tasked with serving three meals a day to hundreds of people. The city spent another $13.5 million to renovate the building.

    “To build a new commercial kitchen is a half-million dollars, easy,” Prosser said.

    The layout of the navigation center was deliberate, she said. The hotel’s convention center space is now occupied by Tier I and Tier II housing. The first tier is made up of nearly 300 cots, divided by sex. There are lockers for personal belongings and shared bathrooms. Anyone is welcome.

    On the other side of a nondescript wall is Tier II, which is composed of a grid of 114 compartmentalized, open-air cubicles with proper beds and lockable storage. The center assigns residents in this tier case managers to help them treat personal challenges and get on the path toward landing a job.

    Tier 2 Courage space, an overnight accommodation for people who are working on recovery, employment and housing pathways at the new Aurora Regional Navigation Campus in Aurora on Thursday, Nov. 6, 2025. (Photo by Andy Cross/The Denver Post)
    The Tier II “Courage” space, which offers overnight accommodation for people who are working on recovery, employment and housing pathways at the new Aurora Regional Navigation Campus in Aurora, on Thursday, Nov. 6, 2025. (Photo by Andy Cross/The Denver Post)

    Tier III residents live in the 255 hotel rooms. They must have a full-time job and are required to pay a third of their income to the program. Residents in this tier will typically remain at Advance Pathways for up to two years before they have the skills and stability to find housing on the outside, Goebelbecker said.

    People living in the congregate tiers can house their dogs in a pet room, which can accommodate 40 canines. (No cats, gerbils or fish). The center also doesn’t accept children. Around 60 staff members, plus 10 contracted security personnel, will work at the facility 24/7.

    Shining a bright light on the path forward and upward inside the facility — the windows of some of the coveted private rooms are fully visible from the lobby — is an “intentional design feature,” Prosser said.

    “How do I move up?” she mused, stepping into the shoes of a resident eyeing the facility’s layout. “How do I get in there?”

    The Tier 3 Commitment space, private rooms which will serve people who are in the workforce that are building towards independence, seen at the new Aurora Regional Navigation Campus in Aurora on Thursday, November 6, 2025. (Photo by Andy Cross/The Denver Post)
    The Tier III “Commitment” space, which provides private rooms that will serve people who are in the workforce and are building towards financial independence, seen at the new Aurora Regional Navigation Campus in Aurora on Thursday, Nov. 6, 2025. (Photo by Andy Cross/The Denver Post)

    It’s a system that demands something of the people using it, Coffman said, while at the same time providing the guidance and help that clients will need.

    “This is not just maintaining people where they are — this is about moving people forward,” the mayor said.

    The approach is familiar to Shantell Anderson, Advance Pathways’ program director. She told her life story during the ribbon-cutting ceremony, bringing tears to the eyes of some in the audience.

    A native of Denver’s Park Hill neighborhood, Anderson fell in with the wrong crowd. She became pregnant at 15 and got hooked on cocaine. She spiraled into a life on the streets that resulted in her children being sent to an aunt for caretaking.

    But through treatment and by intersecting with the right people, she recovered. She earned a nursing degree and worked at RecoveryWorks, a nonprofit organization that operated a day shelter in Lakewood, before taking the job at Advance Pathways.

    The Tier 1 Compassion emergency shelter for immediate short-term shelter for those in need at the new Aurora Regional Navigation Campus in Aurora on Thursday, Nov. 6, 2025. (Photo by Andy Cross/The Denver Post)
    The Tier I “Compassion” emergency shelter, which provides immediate short-term shelter for those in need at the new Aurora Regional Navigation Campus in Aurora on Thursday, Nov. 6, 2025. (Photo by Andy Cross/The Denver Post)

    “This is a system that honors people’s dignity,” Anderson said, her voice heavy with emotion.

    In an interview, she said assuming the burden to improve her situation was critical to her transformation.

    “I actually did that — no one gave me anything,” said Anderson, 48. “If it was handed to me, I didn’t appreciate it.”

    How much responsibility to place on the people being helped by such programs is still a matter of intense debate by policymakers and advocates for homeless people. The housing-first approach favored by Denver and many big cities across the country is anchored in the idea that work or treatment requirements will result in many people falling through the cracks and staying outside, particularly those who face mental-health challenges.

    The Bridge House in Englewood, one of the five metro area navigation centers, follows a “Ready to Work” model that is similar to that of the upper tiers of the Aurora Regional Navigation Campus.

    Opened in May, the Bridge House has 69 beds. CEO Melissa Arguello-Green said the organization asks its clients (called trainees) to put skin in the game by landing a job with Bridge House’s help and then contributing a third of their paycheck as rent.

    “We help them find employment through our agency so they can leave our agency,” she said. “We’re looking for self-sufficiency that will get people off system support.”

    Arguello-Green said she would like to see more coordination between the metro’s five navigation centers, though she acknowledged it’s still in the early going.

    “We’re missing that come-to-the-table collaboration,” she said.

    Volunteer outreach coordinator for Advance Pathways, Evan Brown, oraganizes the clothing bank before the Aurora Regional Navigation Campus grand opening ceremony in Aurora on Thursday, Nov. 6, 2025. (Photo by Andy Cross/The Denver Post)
    Advance Pathways volunteer outreach coordinator Evan Brown organizes the clothing bank before the Aurora Regional Navigation Campus’ grand opening ceremony in Aurora on Thursday, Nov. 6, 2025. (Photo by Andy Cross/The Denver Post)

    Homeless numbers still rising

    Shannon Gray, a spokeswoman for the Colorado Department of Local Affairs, said her department had started convening quarterly in-person meetings across the locations.

    “While each navigation campus is unique and reflects community-specific strategies, they are all a part of a regional effort to bring external partners together onsite to provide needed services and referrals,” Gray said. Together, they are “building towards a larger regional system to connect homeless households to a larger network of opportunities.”

    The centers are permitted to “tailor their approach to their unique needs and vision,” she said. While Englewood and Aurora use a tiered system, Gray said, the other three centers don’t.

    “It is important to understand that DOLA serves as a funder for these regional navigation campuses — we do not oversee their operation or maintenance,” she said.

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  • Minneapolis puts $14 million toward affordable housing projects


    The Minneapolis City Council is allocating $14 million toward nine affordable housing projects, officials said Thursday.

    The city said it’s also giving $1.7 million to two other projects through the Housing Tax Credit program, an initiative managed by the Internal Revenue Service that helps lower taxes for “investors in qualified low-income rental housing.”

    According to the city, the money helps add or preserve nearly 600 affordable homes for Minneapolis residents exiting homelessness.

    Officials said the $14 million comes from the city’s Affordable Housing Trust Fund, which uses “federal and local funding resources.”

    Projects that apply for funding through the Minneapolis program must ensure that 20% of their units will be affordable to households earning no more than 50% of the area median income. 

    Learn more about the projects that were awarded funding here.

    Mayor Jacob Frey during a news conference on Thursday said the city will have 126 new shelter beds and 123 new units for people experiencing homelessness by the end of the year. 

    “This is a partnership that we’ve got alongside nonprofit partners, the county and the state, because this work does not happen alone,” Frey said.

    Minneapolis officials said that, since 2011, the City Council has allocated nearly $183 million from the Affordable Housing Trust Fund toward housing projects.

    Earlier this month, the U.S. Department of Housing and Urban Development announced plans to cap the amount of money communities can use for permanent supportive housing in the next round of grants. Dozens of Minnesota nonprofits and advocates on Monday warned the plans could mean thousands of state residents overcoming homelessness will return to the streets.

    Nick Lentz

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  • Disability advocates rally Albany for care worker pay | Long Island Business News

    THE BLUEPRINT:

    • Over 300 advocates rallied in Albany for better pay and support for care workers.

    • Housing, childcare, and healthcare initiatives supported to ease worker costs.

    • Investment in workforce stability can reduce turnover and ensure consistent care, advocates say.

    More than 300 members of the New York Disability Advocates (NYDA) have a message for Albany: Support the needs of direct support professionals (DSPs) as national policies shift and costs continue to rise.

    These are pressures faced across the state, including in Nassau and Suffolk counties.

    “On Long Island, we’ve seen how inflation and rising costs affect every part of the care system,” Walter Stockton, president and CEO of Manorville-based Kinexion, said in a news release about a recent NYDA rally in Albany held earlier this week.

    Kinexion is a management service organization that supports seven not-for-profit organizations on Long Island.  Stockton said that investment “in provider agencies and their staff will help stabilize services and ensure people with disabilities continue to get the care they deserve.”

    Stockton was joined at the rally by leaders of nonprofit agencies across the state, several members of the state legislature, direct support professionals, family members and people with intellectual and developmental disabilities.

    Now, advocates are calling for a “CareForce Affordability Agenda” to meet the needs of those whose work involves caring for people with intellectual and developmental disabilities.

    To address these needs, NYDA is advocating for a 2.7 percent targeted inflationary increase to keep Medicaid reimbursement in line with costs and allow nonprofit agencies to fairly compensate DSPs while maintaining essential services such as utilities, transportation, food, insurance and housing.

    The organization also supports affordability initiatives, including a CareForce Affordable Housing Lottery Preference, an Employer-Assisted Housing Matching Grant Program, and SONYMA CareForce incentives to expand homeownership. Additional measures include funding for childcare, an expanded New York State Child Tax Credit for human services workers, and increased healthcare coverage to address workforce affordability challenges.

    NYDA also calls for investments in infrastructure and the care system to modernize facilities serving people with intellectual and development disabilities. This includes supporting innovative service models, implementing climate-friendly upgrades and ensuring providers can properly maintain homes for the individuals they serve.

    Advocates say that over the past five years, New York provided a cumulative 15.8 percent inflationary increase to providers, resulting in measurable gains for agencies. Since 2021, frontline staff vacancies fell 43.5 percent, staff turnover dropped 6.1 percent, and statewide starting wages rose 28.6 percent. Continued investment is needed, advocates say, to maintain this progress and prevent a return to earlier workforce shortages and funding shortfalls.

    And while many DSPs find their work rewarding, they struggle with meeting expenses. Half face food insecurity, and half experience housing insecurity, according to NYDA.

    Investing in affordability for DSPs would strengthen local economies and communities across the state, advocates say.  It would help reduce turnover, ensure consistent care for people with disabilities, boost local spending, support small businesses and increase housing stability and property tax revenues, promoting workforce stability statewide.

    Advocates say the “One Big Beautiful Bill Act” has created uncertainty about the state’s healthcare commitments. New York provider agencies rely almost entirely on Medicaid, and while the federal cuts exclude the intellectual and developmental disabilities care system, experts stress the need for continued state investment as inflation drives up costs.

    Federal cuts are eliminating $7.5 billion for the New York Essential Plan, a state‐sponsored health insurance program, which provides health coverage to New Yorkers in households earning up to $39,125 for a single adult or $80,375 for a family of four who are not eligible for Medicaid, according to NYDA. Ending the plan would put hundreds of thousands, including DSPs and other frontline care workers, at risk of losing affordable healthcare.

    Rising inflation has increased operational costs for provider agencies, with essential expenses such as transportation, food and housing rising, while New York State’s inflationary increase for non-profit care agencies has not kept pace with real costs, according to NYDA. Lower-wage workers, including direct support professionals and frontline care staff, are disproportionately affected, facing severe housing insecurity as rent often consumes more than half of their income, advocates say.


    Adina Genn

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  • Redevelopment plans for historic Hamm’s Brewery site gets pushback from Saint Paul Brewing

    The historic Hamm’s Brewery stands on the east side of St. Paul, Minnesota, and much of the complex has sat empty for over two decades. 

    Now, the St. Paul City Council says they’ve taken an important step toward redeveloping the property. In early November, the council voted unanimously to designate the space as a heritage preservation site.

    “This landmark is more than a collection of old buildings, it’s a cornerstone of our city’s identity,” said Council member Cheniqua Johnson. “It’s a symbol of resilience and a bridge between our industrial past and our creative future.”

    The city say this designation could lead to state and federal tax credits that would help cut the cost of redevelopment.

    “Renovating and restoring historic buildings like these which have been vacant and in decline since 1997 is much more expensive than building new construction and tax credits are a tool intended to bridge this gap,” explained Ashley Bisner, vice president of development at JB Vang, during a previous city council meeting. 

    The Housing and Redevelopment Authority selected JB Vang as the tentative developer in 2023, after acquiring the southern part of the brewery in 2004. 

    The City of St. Paul says the redevelopment plan would take vacant land and unused buildings and turn it into 196 units of affordable housing and commercial space. 86 of those units would be inside the historic brewery and new construction would house 110 units. 

    Rendering of Hamm’s Brewery redevelopment.

    JB Vang


    However, not everyone in the complex is on board. 

    “Over the objections and concerns of all private property owners at the Hamm’s site, the City of Saint Paul pushed forward a roundabout historic designation process. This was just the latest in a series of efforts by the city to prop up a single developer at the expense of existing, successful, locally-owned businesses,” a spokesperson for Saint Paul Brewing wrote in an email to WCCO. 

    For several years, Saint Paul Brewing has served beer and food to customers from a building within the Hamm’s complex. The company is accusing the city of focusing on constructing a new building, rather than staying true to their original aim of developing historic structures. 

    Saint Paul Brewing has also taken issue with the location of the new construction, which would land on a city owned, shared parking lot that currently accommodates their customers. The company was part of a lawsuit filed over the summer against the city, which accuses St. Paul of unlawful zoning, retaliation and “destruction of the parking lot.” The lawsuit asks for, among other things, an easement over the surface lot for parking purposes and $50,000 in damages.

    “JB Vang has shown great faith by listening to the community and has made accommodations that include more parking and a willingness to work with existing businesses and neighbors,” said Bisner during a city council meeting.

    The tentative developer is still asking for feedback on the project and says construction could start in 2027.

    Ashley Grams

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  • After nearly three years, these Bay Area cities still lack a state-approved housing plan

    Nearly three years after the state’s deadline, a Bay Area county and three cities across the region still haven’t finalized their state-mandated housing plans, leaving them vulnerable to fines, loss of grant funding and the dreaded “builder’s remedy,” which can cost them control over land use decisions.

    San Mateo County and the cities of Half Moon Bay, Belvedere and Clayton have yet to secure state approval for their plans, which were due by Jan. 31, 2023.

    Every eight years, local governments across California are required to submit the plans, known as housing elements, which serve as roadmaps for how cities and counties aim to permit a specific number of homes across a range of affordability levels.

    Following decades of sluggish development and skyrocketing housing costs, state officials have significantly increased the homebuilding targets for most jurisdictions — and added new penalties for those failing to complete their plans on time.

    In total, the Bay Area’s 110 local governments are responsible for adding 441,000 new homes between 2023 and 2031, up from 187,990 in the previous eight-year cycle. So far, the region is far behind schedule in meeting the ambitious new goal, in part because of high interest rates and other market forces.

    Despite the threat of stricter penalties, housing advocates say the few remaining municipalities without completed housing elements appear to lack a sense of urgency in obtaining the state’s sign-off.

    “They’re mostly small and wealthy jurisdictions that probably feel they don’t have any obligation and that they can hire enough lawyers to get out of whatever obligation the state imposes on them,” said Matt Regan, a housing policy expert with the Bay Area Council, a pro-business group.

    Some local officials rejected the claim, saying they’ve worked closely with regulators to finalize the complex plans, which are typically hundreds of pages and outline a broad range of housing policies and practices.

    “There hasn’t been any foot-dragging happening in the city of Half Moon Bay,” said Leslie Lacko, community development director with the city.

    Earlier this month, the San Mateo County coastal city adopted a fifth draft of its plan to update policies on accessory dwelling units and other concerns from regulators. The city aims to submit the plan to the state officials this month.

    Since phasing in the new housing element rules, the state has only pursued serious penalties against a handful of cities, primarily in Southern California, for failing to secure approval for their plans. In 2023, state officials sued Hunnigton Beach, which has openly flouted the housing element process, putting it at risk of potentially hundreds of thousands of dollars in monthly fines.

    The state’s Housing and Community Development department did not provide a response to questions about whether the state would seek to impose penalties against any Bay Area jurisdictions.

    Still, Bay Area communities that were late submitting their housing plans have been subject to the builder’s remedy, a provision in state law that allows developers to push through massive housing projects that exceed local zoning limits. Local governments are only required to accept such projects during periods when the state determines their housing elements are out of compliance.

    As of last year, cities and counties across the region had received at least 98 builder’s remedy proposals, totaling more than 13,000 units. Despite a flurry of headline-grabbing applications and the subsequent uproar from suburbanites that the builder’s remedy would “Manhattan-ize” their communities, it remains unclear how many projects have actually broken ground.

    In Belvedere, however, one developer used the threat of a large builder’s remedy proposal to persuade local officials last year to approve a smaller, 40-unit duplex project along the affluent Marin County city’s waterfront.

    Even so, Belvedere has yet to complete its housing element. In September, regulators sent the city a letter urging it to complete a required rezoning process to allow for more housing, a key aspect of its plan. The letter also reminded the city about potential fines and penalties for noncompliance, including ineligibility for certain state housing and transportation grants.

    Ethan Varian

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  • The Benjamin Companies taps Kenneth Coyle as its new CEO | Long Island Business News

    Garden City-based real estate development firm The Benjamin Companies has appointed Kenneth Coyle as its new CEO. 

    Kenneth Coyle

    Coyle will lead the company’s development, acquisitions and asset management operations. He succeeds his aunt, Denise Coyle, who has served as The Benjamin Companies CEO and general counsel. 

    “Ken brings great energy and insight in addition to an extensive background in legal, finance and development expertise to The Benjamin Companies,” Deborah Benjamin, president of the firm, said in the statement. “He understands our mission of rejuvenating the communities we work in while building in harmony with the environment. His leadership will help us continue delivering high-quality projects that serve residents, businesses and local partners.” 

    Coyle began his career as a real estate transactional attorney for a national law firm in New York City after graduating from Brooklyn Law School with a certificate in Real Estate Law. He later earned an MBA in Real Estate Finance from Georgetown University.  

    Before working at the Benjamin Companies, Coyle served on the acquisition teams at Los Angeles-based TruAmerica Multifamily and Nashville-based Southern Land Company, where he underwrote prospective developments, prepared investment materials and performed due diligence. Coyle has served as director at The Benjamin Companies for the last three years, where he’s been involved in acquisitions and asset management, according to a company statement. 

    “I’m honored to lead The Benjamin Companies at this defining moment in our company’s history,” Coyle said in the statement. “When Alvin Benjamin founded this great company over 60 years ago, he created a legacy of keen insight, growth and responsible development. I look forward to helping build on that legacy. The Benjamin Companies will expand on the innovation, vision and business acumen Denise Coyle provided during her role as CEO for over 20 years. I’m very grateful for the expertise and guidance that she gave to me and all the members of the Benjamin team.”  

    Founded in the 1960s by Alvin Benjamin, the firm’s portfolio includes smart-growth multi-use integrated communities, affordable housing, luxury homes, high-rises, townhouses, corporate centers and healthcare facilities, in New York, New Jersey, Pennsylvania and Florida. Some of its area projects include Arverne By The Sea, The Greens at Half Hollow, Corporate Courthouse Center, Court Plaza Senior Apartments and Islip Landing. 


    David Winzelberg

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  • It’s not about inflation or the economy — the election instead delivered a ‘wake-up call’ on affordability politics, top pollster says | Fortune

    From an economist’s point of view, conditions heading into the off-year elections probably didn’t seem so bad on paper. Inflation crept up but wasn’t spiking. Hiring was low but so was firing. Wages were still climbing, and the stock market was making investors feel wealthier.

    But voters who showed up to the polls on Tuesday had a different point of view and delivered stinging defeats to Republicans.

    “It’s a wake-up call,” polling expert Frank Luntz told MSNBC on Wednesday about the election results. “It’s a wake-up call to Democrats and Republicans. And it’s not the economy. It’s not even inflation because that’s something that’s used by professors and politicians. It is affordability.” 

    In particular, he pointed to housing and healthcare prices for the upper middle class, while workers who live paycheck to paycheck are focused on food and fuel prices.

    In a separate interview with CNN on Wednesday, Luntz also downplayed inflation as an election issue and drew a distinction with affordability.

    “The public is voting for candidates that they think will make life more affordable,” he said.

    Indeed, democratic socialist Zohran Mamdani won the race to be mayor of New York City with promises to make housing, groceries and transportation more affordable.

    Moderate Democrats won gubernatorial races with similar messages too. Virginia governor-elect Abigail Spanberger, for example, targeted rising electricity prices, which have stirred discontent as the state’s AI data center boom has spiked demand for power.

    To be sure, inflation has cooled substantially since topping 9% in June 2022. But President Donald Trump’s tariffs have kept it sticky, with the consumer price index ticking back up to 3% in September.

    And while overall inflation hasn’t jumped sharply and consistently comes in below Wall Street forecasts, consumers are noticing higher prices at the grocery store for basics like coffee.

    “It explains why Trump was able to come back and do exceedingly well back in 2024, because the Democrats did not address affordability,” Luntz told CNN.

    So it’s not enough to tout the annual rate of inflation. What matters more is how much prices for bread, milk, cars, homes and insurance are.

    Democrats finally discovered that, after getting burned in 2024 and are making big promises to improve affordability, Luntz said.

    “But make no mistake, how much you pay at the cash register is going to determine who you vote for in these elections,” he predicted.

    For his part, Trump acknowledged affordability was a key issue in the election and ramped up his messaging on the topic while also reaching deals with drugmakers to lower prescription costs.

    In addition, the White House has highlighted lower gas prices and prices for Thanksgiving staples at top retailers as well.

    “I don’t want to hear about the affordability, because right now, we’re much less,” Trump told reporters Thursday, maintaining that his party is the one doing a better job. “The only problem is the Republicans don’t talk about it.”

    Jason Ma

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  • Zohran Mamdani’s signature housing policy is widely loathed by economists. Here’s why | Fortune

    New York City Mayor-elect Zohran Mamdani swept to victory Tuesday evening on a platform of affordability, anchored by a plan to freeze rents across nearly 2 million rent-stabilized apartments. 

    But economists, universally, hate rent control. In a 2012 poll of top economists, just 2% agreed that rent-control laws have had “a positive impact” on the supply and quality of affordable housing. The Nobel laureate Richard Thaler even quipped in the survey that the next question should be: “Does the sun revolve around the Earth?”

    Why do economists revile a plan that seems to promote fairness and equity in a housing market that is clearly broken

    Seductive simplicity

    To most voters, freezing rents looks like common sense: If prices are out of reach, stop them from rising. But to economists, that’s like treating a fever by breaking the thermometer: It suppresses the symptom without curing the disease, the persistent shortage of housing.

    “Freezing rents doesn’t fix scarcity,” said David Sims, a Brigham Young University economist whose research on Massachusetts rent control remains a touchstone. “It just reshuffles who bears the cost.”

    Sims’s work examined the rent-control regime that once governed Cambridge, Mass., where tenants could stay indefinitely at below-market rents. The policy was meant to keep housing affordable, but it led to what he calls misallocation. 

    “People who could do better by moving tend to stay,” he told Fortune. “Older households hang on to large units they no longer need, while young families can’t find space. Over time, you end up with the wrong people in the wrong apartments.”

    When Massachusetts voters repealed rent control in 1994, property values in Cambridge rose 45%—not only for the deregulated apartments, but for entire neighborhoods. It turned out that years of capped rents had discouraged investment and dragged down surrounding property values, meaning that when controls were finally removed, landlords were empowered to upgrade and renovate their apartments. Neighborhoods that had been frozen along with the rents suddenly seemed to revitalize.  

    That dynamic is already visible in New York. According to the city’s Housing and Vacancy Survey, roughly 26,000 rent-stabilized apartments are sitting empty, many uninhabitable because renovation costs far exceed what landlords can legally recover. The state’s 2019 Housing Stability and Tenant Protection Act caps recoverable renovation expenses at $50,000 spread over 15 years. Rehabilitating a century-old tenement can cost twice that, leaving owners little incentive to do anything but lock the door.

    Short-term relief, long-term pain

    Rent control’s immediate benefits, for current residents, are undeniable. It offers stability to tenants living paycheck-to-paycheck and reduces the risk of displacement. But over the long term, economists argue it functions the same way as throwing sand in the gears of the housing market. Landlords defer maintenance they can’t recoup, new construction slows, and the available housing stock quietly erodes.

    A 2018 Stanford study led by Rebecca Diamond, one of today’s leading experts in housing markets, found that when San Francisco expanded rent control in the 1990s, the supply of rental housing fell 15% over the next decade. Many landlords converted apartments to condos or owner-occupied housing to escape regulation. The policy helped existing tenants, but ultimately raised market rents citywide and accelerated gentrification, causing the opposite of what policymakers intended.

    “It’s not about pitying landlords,” Sims said. “It’s about understanding incentives. You can’t expect people to invest in something if they’ll never break even—just like you can’t expect tenants to volunteer to pay more rent.”

    For economists, the deeper problem with rent freezes is conceptual: They imply that affordability can simply be decreed against the logic of supply and demand. 

    “It creates this belief that the problem can be solved by fiat,” Sims said. “But rents are high because people want to live in New York. The only lasting fix is to make it easier to build more housing that people actually want.”

    He offers a visceral analogy of market pressures: Black Friday. People don’t wait in line for stores anymore on Black Friday, Sims said, but there was a time when, for a $1,000 TV at $200, there’d be a line around the block at 4 a.m., and only a few lucky people would get the TV.

    “But housing isn’t like a $200 TV,” Sims observed. “Everyone kind of needs a place to live, but if housing is priced like the $200 TV, then there’s a bunch of people in that line who don’t get it.”

    That’s the thing about rent control, economists say: It benefits insiders at the expense of outsiders. Over time, it can deepen inequality by keeping younger, lower-income, or newly arrived residents locked out of regulated neighborhoods that effectively become closed clubs.

    Band-Aid policy in a broken market

    Supporters of Mamdani’s plan counter that New York’s crisis is so severe, temporary freezes are a moral necessity. 

    With median rents above $4,000, they argue, the city cannot wait for zoning reforms and construction projects that take years to materialize. But even sympathetic economists warn that without parallel measures to boost supply, a freeze simply defers the reckoning.

    “If you don’t pair a rent freeze with a credible plan to add housing,” Sims said, “you’re not solving the problem. You’re just pushing off accountability without really solving the underlying problem.”

    Eva Roytburg

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  • Zohran Mamdani will win New York City mayoral election, CNN’s Decision Desk projects

    (CNN) — Zohran Mamdani, the 34-year-old democratic socialist whose focus on working-class issues and personal magnetism attracted a diverse coalition of volunteers and supporters to propel a once-underdog campaign, will win New York City’s general election race for mayor, CNN’s Decision Desk projects.

    Mamdani beat former New York Gov. Andrew Cuomo for a second time, shattering the political scion’s hopes of a comeback after his loss to Mamdani in the June Democratic primary. Also running in the general election was Republican Curtis Sliwa, who refused to end his campaign despite pressure from Cuomo and his supporters.

    Mamdani’s win marks a victory for the progressive wing of the Democratic Party at a time when national Democrats are divided over how to counter President Donald Trump. The president is himself a native New Yorker who has falsely derided Mamdani as a “communist” and suggested he’d “take over” the city if he is elected.

    The results are likely to echo far beyond New York City, elevating both Mamdani’s profile and platform, including his proposals to freeze the rent for New Yorkers living in rent-stabilized apartments, make public buses free to ride and provide universal childcare by taxing the wealthy.

    Mamdani’s win completes a meteoric rise a year after the state assemblyman launched his bid for mayor, promising to make the most expensive city in the country affordable for its working class.

    Who is Zohran Mamdani?

    Mamdani is a three-term state assemblyman who entered the mayor’s race as one of several apparent also-rans to what appeared to be Cuomo’s race to lose.

    Born in Uganda and first raised in Cape Town, South Africa, Mamdani moved to New York City when he was 7. He attended the prestigious Bronx High School of Science and graduated with a Bachelor of Arts degree from Bowdoin College. He is the son of Mahmood Mamdani, a professor at Columbia University, and Mira Nair, an Indian filmmaker whose credits include “Mississippi Masala” and “Monsoon Wedding.”

    Before becoming an assemblyman, Mamdani was a housing counselor and self-described C-list rapper who went by the name “Mr. Cardamom.” His short-lived music career was sometimes front and center in his opponent’s attack ads.

    The music video for “Nani,” a rap song where Mamdani pays homage to his grandma and New York City’s South Asian culture, also shows him shirtless, donning only an apron, looking directly at the camera while he rocks side to side. The image was plastered across anti-Mamdani campaign ads to poke fun at his past music career and his lack of governmental experience.

    Andrew Epstein, a campaign aide, noted that Mamdani’s rapping career helped him indirectly in his campaign.

    “An incredible asset for anybody seeking to run for office is bravery in the face of embarrassment and being able to push through the natural inclination many of us have not to kind of introduce themselves to strangers or do things in a kind of silly way in front of them,” Epstein told CNN.

    But Mamdani made a steady climb in the mayor’s race by producing a constant stream of social media videos, including interviews with voters who had supported Trump in 2024 due to the high cost of living. He ran a groundbreaking digital campaign in which he spoke in multiple languages and connected with supporters with a message anchored to affordability.  During the campaign, Mamdani, who natively speaks Urdu, released campaign videos in Bangla, Spanish, and Arabic.

    One of his most memorable viral videos tackled what the candidate referred to as “halal-flation.” He set out to interview street meat vendors about the high cost of running a street food business in New York City. With a mouthful of rice and halal meat, Mamdani detailed how an arcane permit system in the city is in part to blame for the prices of what should be cheap street food.

    “This was one of the coldest nights of the year, bitterly cold,” Epstein recalled recently. “We were downtown by Zuccotti Park near Wall Street and Zohran just asking people on the street, ‘Would you rather pay $10 or $8 for halal?’ People were pushing through trying to get home, you know, it was rejection over and over and over and over again, but it never fazed him.”

    Mamdani was cutting into Cuomo’s lead in public polling by the June primary. The city’s traditional power brokers, including the real estate and business sectors concerned with Mamdani’s democratic socialist identity, banded together in support of Cuomo and donated millions of dollars to anti-Mamdani super PACs. Business leaders argued Mamdani would drive wealthy New Yorkers out and discourage businesses from operating in the nation’s financial capital.

    Their push ultimately helped Mamdani cast his campaign as a fight between working-class people and billionaires.

    Still, his primary victory shocked much of the political world.

    “I don’t think the line is so much between progressives and moderates. It’s between fighters and fakers,” said city comptroller Brad Lander, who ran against Mamdani but allied with him under the primary’s ranked-choice voting system. “What Zohran is showing is that it’s worth putting up big bold ideas for change, standing up and fighting for them, and that’s pretty hopeful. Yes, he’s a democratic socialist, but he had a bold vision for the future of the city and that excited people.”

    The general election campaign

    After taking a vacation in Uganda to celebrate his wedding, Mamdani returned to a city mourning the deaths of New York police officer Didarul Islam and three others in a Midtown Manhattan shooting. He was confronted with his years of tweets criticizing the police, including references to law enforcement as racist and wicked and calling for them to be defunded.

    “I am not defunding the police. I am not running to defund the police,” he would tell reporters after meeting with Islam’s family, part of an overall shift away from anti-police rhetoric that culminated in recent weeks with his commitment to retain the current police commissioner, Jessica Tisch.

    He also reached out to New York’s Jewish community, roiled by his criticisms of Israel’s government and questions about democratic socialism. Mamdani is an outspoken advocate for  Palestinian rights, a supporter of the movement to boycott and divest from Israel and a fierce critic of Israeli Prime Minister Benjamin Netanyahu.

    “I hate my choices,” said Cydney Schwartz, a 33-year-old liberal Democrat who has lived in Israel and was in line to cast an early vote. She declined to say who she chose.

    The last days of the campaign

    In the closing days of the campaign, Mamdani referred to the race as a choice between “oligarchy and democracy.”  His omnipresence on the campaign trail was on display during the last days of the race and in the lead-up to the last weekend of early voting in the city.

    As more than half a million New Yorkers turned out to cast their votes early, Mamdani was everywhere: He was in church in the morning, calling into radio shows midday, stopping into ethnic supermarkets in the outer boroughs, popping up on influencer live streams, joining a Union Square freestyle rap battle and capping off his Saturday with a whirlwind tour of the city’s nightclub scene.

    Paying homage to the city that never sleeps, Mamdani appeared to hardly do so either, stopping at six nightclubs in Brooklyn just to do it all over again on the last Sunday of early voting. He attended a church service with his parents, met campaign volunteers before stopping on the sidelines of the New York City Marathon, went to Queens for a meet-up with Gov. Kathy Hochul to cheer on the Buffalo Bills, and popped up in the nosebleeds of Madison Square Garden for a New York Knicks game.

    Cuomo also campaigned across the city. Notably, he tried to cut into Mamdani’s core support of South Asian and Muslim voters by highlighting Mamdani’s opposition to criminal penalties for prostitution. He also laughed when a radio host suggested Mamdani would cheer another 9/11 attack, drawing allegations from Mamdani and others that he was playing to Islamophobia. Cuomo denied he was doing so.

    Incumbent Mayor Eric Adams ended his independent bid and endorsed Cuomo. But Cuomo was unable to push Sliwa, the Republican nominee, out of the race, denying anti-Mamdani voters the chance to consolidate behind one opponent. Sliwa repeatedly and colorfully vowed he would die before making way for Cuomo, arguing he owed it to his supporters to keep running.

    For Cuomo, Tuesday’s results are likely a coda to a long and eventful political career. He was governor of New York for nearly 11 years before resigning in 2021 after he was accused of sexual harassment, allegations he has denied, and amid criticism of how his administration handled Covid-19 cases in nursing homes. Running for mayor, Cuomo leaned into his executive experience, often pointing out Mamdani’s short career in politics and relative lack of work history.

    He relaunched his mayoral bid as an independent after losing to Mamdani in June. He remained focused on public safety, promising to hire additional police officers and build more housing. Cuomo, who has a longstanding relationship with Trump, also sought to portray himself as the better candidate to fend off the president’s attacks on New York City.

    A history-making mayor

    Mamdani will be inaugurated on January 1, 2026. He inherits a deeply complex city home to 8.5 million people, a large bureaucracy, a municipal workforce of roughly 300,000 and a city budget of $115 billion.

    Mamdani will make history as New York City’s first Muslim mayor, the first South Asian to hold the office and one of the youngest mayors elected in modern times. He recently married Rama Duwaji, an artist of Syrian descent who was born in Texas and moved to New York City to complete a master’s degree in illustration. Duwaji skipped traditional campaigning alongside her husband on the trail and while it remains unclear whether she will have any role in his administration, at 28, she will be the first member of Gen Z to serve as New York City’s first lady.

    While Mamdani’s identity as both an immigrant and a South Asian New Yorker was central to his campaign, his connection to that community began to take shape long before he launched his run for City Hall. He first made national headlines in 2021 when he joined New York City cab drivers on a 15-day hunger strike seeking relief from excessive debt.

    Mamdani has a strong connection to the cab driver community in New York City, which is largely made up of immigrants, including thousands of South Asians who were among his fiercest supporters. In the last days of the campaign, Mamdani made a stop at LaGuardia Airport’s taxi stand at midnight, catching cabbies at shift change.

    “Without the night shift, there is no morning,” Mamdani told them.

    CNN’s David Wright contributed to this report.

    Gloria Pazmino and CNN

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  • Pangallo talks accomplishments of first term, what’s next for Salem

    SALEM — While there are contested mayor’s races this Tuesday in Beverly and Peabody, in Salem, there is none.

    Mayor Dominick Pangallo is running unopposed for a full four-year term — after first winning a special election in 2023 to fill the remainder of Kim Driscoll’s term — and is looking ahead to what he says is a crucial time for the city to advance its long-term goals.


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    By Michael McHugh | Staff Writer

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  • People aging out of foster care get help thanks to new law

    ST PETERSBURG, Fla. — “Yes, in God’s backyard.” That was the push for a bill that recently went into effect this summer.

    It allows churches to use their property to develop affordable housing, regardless of zoning restrictions.

    A local nonprofit is using that model to tackle the issue of homelessness and affordable housing for young people aging out of foster care.


    What You Need To Know

    • Nonprofit organization Spring Zone St. Pete is using the Yes in God’s Backyard house bill as the model to tackle the issue of homelessness and affordable housing for young people aging out of foster care
    •  

    • They will be providing housing on the land of Mt. Zion Primitive Baptist in St. Pete
    • The project is expected to be completed within the next two years and some of the people who will live in the units will also get a chance to help with the building and construction process
    • RELATED: ‘Yes, In God’s Backyard’ bill part of proposed affordable housing solution


    Graduation, homemade desserts and a culinary career in the making are what 20-year-old Lexi Allison does have. But it’s what she’s had to face after aging out of foster care that’s always top of mind.

    “Homelessness, unemployment, a mental battle, jail. Like I know a lot of people just struggling and constantly going to jail. That’s another thing that not having somewhere stable can cause,” Allison said. “One thing I realized when I didn’t have nowhere to go it was either hard to keep a job, it’s hard to think about your next step when you’re not even in the place you want to be, or be in a place you want to live in or feel comfortable at.”

    That’s the kind of information Christopher Warren with the nonprofit, Spring Zone St. Pete, said they took into account when they came up with a plan to help solve the housing issue for young people.

    “The Yes in God’s Backyard house bill that passed has been a tremendous blessing in this effort. The ability for us to be able to provide housing, but provide housing on church property, is amazing. It’s essential to success because what we need is community,” Warren said. “When it’s fully developed, we’ve got ten units with two young people in each unit. They each have their own room, which was something I wanted to make sure they had, because in the foster system they can be three, four, five — sometimes six to a room.”

    He said each unit will be equipped with the comforts of home and a house of worship on the same property.

    Mt. Zion Primitive Baptist Church Senior Pastor G. Gregg Murray said his church is excited about leasing their land for this housing.

    “Here at Mt. Zion, we want to make sure that whatever we do with our land, we be about ministry,” Murray said.

    At Mt. Zion Primitive Baptist in St. Pete, Murray said their focus is on ministry that makes a difference in the lives of their members and members of a community that’s often forgotten.

    “For foster children who have aged out of the program between the ages of 18 to 23, and we know that’s a time they get displaced and somehow, they disappear into the community, they’re no longer getting services,” he said.

    Pastor Murray is also a social worker. And for his wife, Pauline, working with foster children is part of her life’s work.

    “Working with foster children for pretty much all my life and supervisor of a foster care program here in Pinellas County,” Pauline said. “When you get a child that’s aging out of foster care and coming into an independent living program, they need a lot of wrap-around services. They need a lot of love and attention — you’re their parent. And the same thing you would do with your children, you do with those children.”

    A handful of other churches have also signed on to help with the affordable housing crisis hitting this vulnerable population. It’s something Allison says she can only be thankful for.

    “Yeah, that’s all God’s work,” she said.

    The project is expected to be completed within the next two years. Some of those young people who will live in the units will also get a chance to help with the building and construction process.

    Saundra Weathers

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