northern news, sept 2013

NORTHERN NEWSAmerican Planning Association

Making Great Communities Happen

A Publication of the Northern Section of the California Chapter of APA

Photo Leila Knox July 30 2013

Transbay Terminal construction from

560 Mission Street San Francisco

SEPTEMBER 2013

FEATURE ARTICLE

Light rail returnsto LArsquos West SideBy Ellen Gelbard

TO READ ONLINE Use control bar at top to select formats

TO READ OFFLINE OR PRINT Download the PDF for this issue at

httpbitly1cY80cR

This monthrsquos cover shows construction progress on San Franciscorsquos Transbay Terminal (Transportation Center) Below is our cover from September 2011 a two-year-old view from the same building You can examine that cover and the magazine at httpbitlyn0sXhA

Photos Leila Knox




Photo Leila KnoxTransbay Terminal construction from 560 Mission Street San Francisco

SEPTEMBER 2011

FEATURE ARTICLE

Redistrictingmdashmy viewas a Commissioner

a maintenance facility new rail cars and a concurrentlydesigned and constructed federally funded bikeway

Where does it goThe name ldquoExpordquo originates from the alignment which utilizes an old railelectric trolley right-of-way by that nameThe abandoned right-of-way was part of an LA Countyacquisition in 1989 to protect and reuse a small portion ofthe right-of-way that extended over 1200 miles in the 1920s(httpbitly4YCaSy) The new Expo light rail line uses thededicated right-of-way until it ends at 17th Street in SantaMonica There the rail line transitions into the middle ofColorado Avenue from the mid-city station at 17th Street to the downtown terminus at 4th Street The Expo align-ment roughly parallels the I-10 Freeway and provides analternative east-west travel corridorCurrently the Expo line stops at 12 stations and serves

among other venues the following destinations west ofdowntown Los Angeles (See map at httpbitly13liyQ0)

bull Pico Station Staples Center (home of the LakersClippers and Kings and a major concert venue)

bull Expo Park Station the Los Angeles Memorial Coliseumthe Natural History Museum The California ScienceCenter the California African American Museum andthe Exposition Park Rose Garden

bull Vermont Station USC

bull The mid-city area of Los Angeles including VermontWestern La Brea and La Cienega Boulevards

bull The Crenshaw District (connection to the futureCrenshaw line)

bull Farmdale Station Dorsey High School

bull Culver City




SEPTEMBER 2013

S E E PA G E 2 F O R A L I S T O F W H AT rsquo S I N S I D E T H I S I S S U E

Light rail returns to LArsquos West Side By Ellen Gelbard

orthern Californians may be unaware of the exciting progress being made on the 152-mile light rail line

called ldquothe Expo linerdquo a project underway to serve West LosAngeles Culver City Santa Monica and other areas in thewestern portion of Los Angeles County Phase 1 the 86-milecorridor between downtown Los Angeles and Culver Cityopened last year The 66-mile Phase 2 extension to SantaMonica is now under construction and scheduled to be com-pleted by late 2015 The Expo line is expected to be one ofthe busiest rail corridors in the county with an estimated64000 riders per day by 2030 The segment to Culver City is already carrying close to the 2020 planning horizon of27000 riders per day With an estimated total travel time of 46 minutes from

downtown Los Angeles to downtown Santa Monica theExpo line will provide an attractive alternative to drivingLArsquos congestion is no secret and those who are familiar withthe area know that some of the worst congestion occurs inthe downtown-to-downtown corridor It can take double theExpo travel time to traverse the same distance by car duringa badly congested commute period The Westsidersquos I-405(San Diego Freeway) and I-10 (Santa Monica Freeway) are respectively identified as the second and fourth most congested corridors in United States (INRIX TrafficScorecard Reports 2013) The Westside has one of the densest populations in Los Angeles County both in terms of residents and employment and the area has some of thehighest bus ridership Those familiar with the rail program in LA may also know that mdash although the rail system hasslowly expanded throughout LA County and the region mdash progress on the west side has lagged until recentlyThe total cost of the line from Downtown Los Angeles

to Downtown Santa Monica is $243 billion Phase 2 wasmade possible by Measure R a half-cent sales tax passed by LA County voters in 2008 The project also includes

N

(continued on page 4)

Northern News 2 September 2013

WHATrsquoS INSIDE

Light rail returns to LArsquos West SideBy Ellen Gelbard Exciting progress is being made on the 152-mile light railldquoExpo linerdquo to serve West Los Angeles Culver City SantaMonica and the western portion of Los Angeles County

Directorrsquos noteBy Jeff BakerThe annual APA California Chapter conference is comingup in Visalia in October The Northern Sectionrsquos Treasurerposition is up for election in January APA members in goodstanding must submit a complete nomination petition Page 3

Meet a local plannerTania Sheyner AICP interviews Brent Cooper AICPCommunity Development Director for the City of American Canyon Sixth in a series Page 6

Where in the worldContinuing to stump you with photos from Asia Page 7

Bike Sharing comes to the Bay AreaBy Jonathan Schuppert AICPBay Area Bike Share launches in San Jose Mountain ViewPalo Alto Redwood City and San Francisco with a total of 70 stations and 700 bikes for short one-way trips Page 8

Addressing energy use in all buildingsBy Daniel Hamilton AICPThe BayREN Codes and Standards Program addresses the role that local building policies and inspections play inenergy use The Program provides resources and trainingsfor local planning and building departments to reduce energy consumption in buildings Page 9

Whorsquos whereAllen Knox Malamut and Williams Sounds like a law firm but itrsquos not Page 11 Find JOBS and EVENTS CALENDAR at

norcalapaorg

From the editor By Naphtali H Knox FAICPNew research shows location matters with respect toupward mobility which is higher in denser cities Page 12

Due process in administrative hearings By Stephen A McEwen EsqTwo recent appellate decisions have helped clarify howlocal agencies should conduct administrative hearingsPage 14

Other top stories Too much parking and at a cost bull Marine life outracingland animals toward cooler habitats bull NEPA not CEQAwill govern HSR bull Why SF may be the new Silicon Valleybull When in Rome walk bull On being an urban planner in the Tech World bull Creating the dream city bull AffordableCare Act pressures public unions bull Working from home bull And more Page 15

Norcal roundup Assembled by Jennifer PiozetSolano cities compete for One Bay Area funds bull Aqua-ponics the future of agriculture bull 3D scans preserve mission design bull Implications of an aging population bull Landmark Cal Hayward building demolished bullRichmond to save homes through eminent domain bull Plan Bay Area adopted Page 16

Plan-it sustainably Scott T Edmondson AICPSustainability can become a prosperity platform An integrative method and end-game focus will transform the economy mdash an essential component of sustainabilitysuccess Page 23

Board member directory and newsletter information Page 24

California a world leader in GHG production ldquoAlthough California has done more than nearly every other state toreduce emissions of heat-trapping gases if it were a country it would rank as the 13th largest source of greenhouse gases in the world ahead of France Brazil Australia and Saudi Arabiardquo mdashMercury News httpbitly162nQxJ

knoxnaph
Line


Directorrsquos noteBy Jeff Baker

Housing and job numbers too low ldquoFor the current Plan Bay Area and the regional housing needs assessment some residents have argued thatthe regional growth projections are too high I produced the regional growth projections and have told ABAG that if new projections were done this year theywould be higher than those in Plan Bay Area Job growth has surged in the pasttwo years averaging close to 100000 jobs per year The regional projection of 1 million more jobs and 2 million more residents by 2020 now seems conservativeparticularly in light of immigration reform proposals that will increase expectedregional growthrdquo mdashStephen Levy ldquoA primer on regional growth plansrdquohttpbitly18kWyTE

Summer is quickly coming to aclose and the busy fall and winterseason will be upon us before weknow it This is a great time to

take advantage of upcoming programs to get you re-energized for the balance of the year Be sure not to miss the California Chapter Conference various training and networking opportunities sponsored by the Northern Section and of course the NorthernSection holiday party The Central Section is hosting the annual APA

California Chapter conference in Visalia on October6ndash9 The conference will provide you with an excellentopportunity to expand your professional network and to add resources to your professional tool kit Be sure tovisit the conference website for all the information thatyou need to plan your time at the conferencehttpbitly14MoanwAlso be sure to check out the Northern Section

Calendar for additional local low cost educational andnetworking opportunities Events are periodically added

to the calendar so be sure to check back frequently fornew and exciting opportunities httpbitlyLtpX2YThe Northern Section holiday party will be hosted

this year in San Francisco Please stay tuned for additionaldetails in the October edition of the Northern NewsThe fall season also means that it is time to elect a

Northern Section Treasurer The two-year term of thenewly elected Treasurer will begin in January 2014 A nominating committee overseen by Andrea OuseAICP Director-Elect will be formed to solicit and review applications with the election scheduled for thisNovember To find out more about the Treasurer positionplease review the Northern Section by-laws pages 6 at httpbitly1dHJaKf or contact Andrea ataousecivallejocaus Interested Northern Sectionmembers in good standing must submit a complete nomination petition by September 30 The position presents a great opportunity to join the Board and contribute to the planning profession

See you in Visalia

Regional connectionsWhen completed to Santa Monica the light rail line willconveniently link all the Expo stations to Downtown Los

Angeles and the entire MetrorailMetrolink network httpbitly13liyQ0For example a rider can travel the

line to Santa Monica beach from manyparts of the region from the west side to visit a museum in Downtown LA or Pasadena or connect through down-town tofrom Metrolink or Amtrak to originsdestinations in the four countiesbordering LA county and beyond Two additional high capacity lines

are underway that either link to or willserve the west side of Los Angeles TheCrenshawLAX Transit Corridor Projectan 85-mile light-rail line will connect to the Expo Line at its north end andserve the Crenshaw Corridor InglewoodWestchester and the LAX area witheight stations Pre-construction activitiesare also underway for a subway extensionfrom the current Purple Line terminus at WilshireWestern The subway mdash tobe constructed in three sections becauseof the cost mdash will serve the Miracle Mile (including the LA CountyMuseum) Beverly Hills Century City and Westwood


Light rail returns to LArsquos West Side (continued from page 1)

The Phase 2 extension under construction includes seven additional stations to serve areas of West Los Angelesand Santa Monica

bull Palms

bull WestwoodBoulevard (bus linkto UCLA)

bull West Los Angelesarea (Sepulveda and BundyBlvds)

bull Bergamot ArtsCenter (SantaMonica)

bull Mid-city area ofSanta Monica(including SantaMonica College)

bull Downtown SantaMonica

(continued on next page)

Expo Light Rail Phase 2 Stations Image courtesy of Expo

Expo Light Rail Phase 2 construction Looking east towardBergamot Station May 2013 Olympic Blvd at upper left Image courtesy of Expo


Light rail returns to LArsquos West Side (continued from previous page)

Preparing for opening day in Santa MonicaThe City of Santa Monica Land Use andCirculation Element (2010) articulates a visionand policies to support ridership and connectionsto the three Expo Light Rail stations in SantaMonica The city has been working proactivelyto integrate the system into the city fabric and isamplifying the Expo investment with improve-ments to access each station

bull The cityrsquos Bergamot Station (26thBergamot)is a center for the cityrsquos art community TheCity intends to maintain this focus by creatinga new pedestrian-oriented transit village withcreative arts and a new residential componentThe station will be the hub with a re-estab-lished street grid pattern created within the existing large industrial blocks

bull The mid-city station (17th StreetSMC) will serve as the center of a mixed-use neighborhood anchored by an expanded Memorial Park This station promises to be busy serving the large Santa Monica College studentpopulation and two regional hospitals mdash UCLASantaMonica Hospital and Saint Johnrsquos Medical Center

bull The terminus station (Downtown Santa Monica) willserve as a gateway to the beach the Pier and the civiccenter area and Downtown Santa Monica

Early on the City obtained a grant and supplemented itwith additional resources for a pedestrian Esplanade thatwill provide a connecting spine for thousands of transit riders heading to the beach the Santa Monica Pier Santa Monica Place 3rd Street Promenade and the CivicCenter The project includes a wide pedestrian promenadeseparated bike lanes festival string lighting and landscap-ing The reconfigured intersections and travel lanes willalso help to improve the traffic flow Construction isexpected to be completed by the time the light rail station opens

Ellen Gelbard is Assistant Director Planning and CommunityDevelopment City of Santa Monica You can reach her atEllenGelbardsmgovnet n

Downtown Santa Monica 4th Street Station and Esplanade Connection toSanta Monica Pier Image courtesy PWP Landscape Architecture

Sea levels up along California coast ldquoSea levels at San Francisco and La Jolla have risen at a rate of 8 and 6 inchesover the century respectively [This rise] could lead to flooding of lowndashlying areas loss of coastal wetlands such asportions of the San Francisco Bay Delta system erosion of cliffs and beaches saltwater contamination of drinkingwater impacts on roads and bridges and harmful ecological effects along the coastlinerdquo mdashldquoIndicators of climatechange in Californiardquo August 8 2013 httpbitly162tArm


The display of calling cards from firmsoffering professional services appears inevery issue of Northern News Fees paidby the firms for this service help defraythe costs of this newsletter Brent Cooper AICP is the Community

Development Director for the City ofAmerican Canyon where hersquos been for five years

How did you become interested in planning as a professionWhen I attended the University ofWashington the core subjects in the urban

planning program interested me I kind of fell into the major butwas lucky because the University of Washington has an excellentplanning program

What was your first job out of collegeMy first job was with the neighborhood planning division of theCity of Vancouver Canada my hometown My position was volun-tary for a one-year period Vancouver was a great training groundbecause it has a long history of working with residents in the plan-ning process Because of this Irsquove always had an orientation towardcollaborating with residents on planning decisions and policy

The City of American Canyon has experienced tremendousgrowth in the past 15 years Tell me more about what causedthis growth and what some of its effects have beenAmerican Canyon needed to grow to attract basic services for ourresidents For instance back in 2000 American Canyon didnrsquot even have a grocery store We now have a Safeway and our ownhigh school The high school is a beautiful LEED certified facilityand a real source of pride for the community

What does the community care the most about now andhow does that influence future planning there Recent growth brought an increase in traffic congestion so trafficmitigation is at the top of our current agenda We just updated ourCirculation Element and are updating our traffic impact fees TheCity is undergoing an extensive visioning process to set priorities for the next 10 years American Canyon is very much a family-oriented community so some of the priorities we are hearinginclude schools the quality of parks trails and park programs Many people commute to jobs outside of American Canyon so

wersquore seeking to revitalize our industrial park to provide local jobsWe also have a Priority Development Area (PDA) along Highway29 which bisects the town and we are working with Caltrans on aCorridor Plan for the highway The PDA will become a SmartGrowth neighborhood with jobs housing and transit close to each

Meet a local plannerSixth in a series of interviews by Tania Sheyner AICP


Car facts ldquo970 of 1000 adult Romans havecars compared with 340 in London and the average speed of public transportation in Rome is less than 9 miles per hour one ofthe slowest in the Western world You couldrun fasterrdquo httpnytims14k22AF


other American Canyon is surrounded by natural beauty includ-ing the Napa River wetlands to the west and vineyards and rollinghills to the east Itrsquos critical that any future developments enhanceaccess to these areas and preserve view corridors

What do you find most fulfilling about your job American Canyon is a warm-hearted place that offers a lot ofopportunity So being here in such an important time in its histo-ry when large areas in town need to be planned from the groundup is exciting Itrsquos very fulfilling to know that the decisions wemake today can help put the town on a positive path for a verylong time

Interviewer Tania Sheyner AICP is Northern Sectionrsquos Professional DevelopmentDirector You can reach her at tsheynergmailcom n

Meet a local planner (continued from previous page)

Where in the world

Photo by Naphtali H Knox FAICP (Answer on page 10)

Itrsquos hotter at the lake ldquoTemperature data from satellite observations show a significant warming trend since 1992 for summer nighttime temperatures at six lakes in California and Nevada including Lake Tahoe Average water temperatures in Lake Tahoe have risen by nearly 1 ordmF in the past 30 yearsrdquo mdash ldquoIndicators of climate change in Californiardquo August 8 2013 httpbitly162tArm


urban designcampus planning

landscape architectureland planning

If you have been to San Jose Mountain View Palo Alto Redwood City or San Francisco lately you may have noticed newbike sharing station installations throughout the downtowns andnearby areas The Bay Area Bike Share program set to launch inAugust 2013 will include a total of 70 stations and 700 bikes thatwill be available day and night for people to use for short one-waytrips around town Bike sharing is a fun effective way to reduce single-occupant vehicle trips With pickup stations strategicallylocated near major transit infrastructure and key destinations these bikes could be the solution to the firstlast mile issue thatplagues transit ridersBike sharing continues to gain popularity all over the world

There are over 500 bike-sharing programs with more than 500000bikes in operation across the globe Chinarsquos Wuhan and Hangzhouprograms are the largest in the world with 90000 and 60000 bikesrespectively The Veacutelibrsquo in Paris is the largest program outside ofChina with 18000 bikes in operation It will be a long time beforeBay Area Bike Share grows to match those numbers but 700 bikesmake a great start to bringing bike sharing to our areaThe ways in which bike sharing programs are run have varied

greatly over the years Early programs such as the ldquoWhite BicyclePlanrdquo in Amsterdam in the 1960s were free and intended for shortone-way trips Bikes were supposed to be left at a destination forsomeone else to use Similar programs were implemented through-out Europe and the United States featuring yellow green red ororange bikes to help distinguish the programsrsquo bikes Theft and vandalism were early problems Solutions included

fees specialized bike parts and ldquosmart cardsrdquo Launched in 1995Copenhagen City Bikes (Koslashbenhavns bycykler) was the first organ-ized large scale urban bike sharing program to require a deposit touse the bikes which were fitted with specially designed parts thatcould not be used on other bikesBike sharing in this country took off after the 2008 Democratic

and Republican conventions in Denver and MinneapolisSt PaulA bike share pilot program was established at both conventions and quickly became widely popular In 2010 Denver B-cycle wasthe first bike-sharing program of its scale to launch in the US The Minneapolis NiceRide program rolled out soon after Otherprograms have since started in cities throughout the US including Capital Bikeshare in Washington DC which until Mayof this year was the largest in the country Citi Bike which operates6000 bikes in New York City is now the largest US bike shareprogram in operation

Bike Sharing comes to the Bay AreaBy Jonathan Schuppert AICP



Energy efficiency programs long the purview of Californiarsquos utilitiesare now being adopted by local governments as a key part of theirstrategies for addressing climate change and GHG emissions Forseveral years individual cities and counties have undertaken specific projects to reduce their own energy use such as adding solar panels to municipal facilities or building to LEED standardsHowever there have been relatively few attempts to address energyuse in all buildings both public and private as a matter of publicpolicy at the local level An innovative and ambitious programcalled the San Francisco Bay Area Regional Energy Network(BayREN) has been created to do just that One program in particular the BayREN Codes and Standards

Program was established to address the role that local building policies and inspections play in energy use The Program providesresources and trainings for local planning and building departmentsto reduce energy consumption in buildings through improvedenforcement of energy codes and greater adoption and implementa-tion of green building ordinances The effort aims not only to createsuccessful local green building programs but also to ensure thatnewly constructed buildings fully incorporate the range of energyefficient measures required by State or local lawThe timing of the Program launch is critical as California

readies itself for a significant increase in energy efficiency standardsin the State Energy Code (Title 24 Part 6) Beginning January 12014 new homes will be built with more wall insulation higherperformance windows and improved lighting and ventilation systems among other requirements New commercial buildings will also have stricter standards specifically in building control systems lighting and insulation As these new standards are rolledout local governments will not only need to learn all the newrequirements but also update permit systems to reflect revampedforms and reporting requirements While these changes promise to make our buildings more energy

efficient they put further strain on cities and counties fighting tokeep up with ever higher expectations BayREN aims to provide awide range of new resources to help make this transition seamlessincluding onsite trainings developing guides for the new standardsand coordinating cities and counties facing similar issues across the region

Addressing energy use in all buildingsBy Daniel Hamilton AICP



What cities might have been ldquoSome of the worldrsquos best-known cities may have looked quite different today if previousplans had been adopted From super highways carving up SanFrancisco to extended rail lines in Boston and the Bronx someof these designs have eventually been adopted over thedecades while others have been campaigned against anddropped This collection of maps of some of our best-knowncities in the world shows how they could have looked today if these plans had been followed throughrdquo mdashThe Daily Mailhttpdailymai14o6DSg

Calling card advertisements support theNorthern News For more information onplacing a calling card announcement and to receive format specifications contact

Scott Davidson AICP Advertising Director (510) 697-2280 scottdavidson2comcastnet

Addressing energy use in all buildings (continued from previous page)

While targeting mostly building officials inspectors and plan checkers the Program has several key elements intended to serve planning departments BayREN staff and consultants will aid local green building ordinance development across the region including assistance in providing supporting documentation estimating GHG reductions and developing model ordinances Additionally BayREN will be calculating the effect of trainings and other efforts on the performance of new buildings and creating replicable GHG reduc- tion strategies for local governments in Climate Action Plans and General Plans The Program website and calendar will provide a single point of information for all trainings available to local planning and building professionals for education about green building energy efficiency and funding and partnership opportunities See httpbitly1dhC2XG

Daniel Hamilton AICP LEED AP BD+C is Program Manager Codes and Standards Initiative San Francisco Bay Regional Energy Network (BayREN) You can reach him at DanielHabagcagov n

Answer to ldquoWhere in the worldrdquo (Page 7)Along the highway from Hanoi to Ha Long Bay VietnamPhoto Naphtali H Knox FAICP


Whorsquos where

Charlie Knox AICP is now a Principal with the Berkeley office of The Planning Center | DCampE where he will oversee general plans and other projects in northern California Knox most recently was Beniciarsquos community development director for seven years as well as public works director for three of

those years In the 12 years prior Knox was a senior associate with Crawford Multari amp Clark Associates and Planning Director in San Miguel County (Telluride) Colorado He holds a Master of Communications (Environ- mental Planning) from the University of Washington and a BA in English (Geology and Astronomy) from Whitman College Locally Knox served on the Bay Area Planning Directors Association steering committee

Curtis Williams AICP has retired from the city of Palo Alto and expects to return to private practice in the fall Williams was Assistant Director and Director of Planning and Community Environment in Palo Alto from 2006 through 2013 Before that he was a planning consultant for six years and director of planning and building for

the towns of Los Altos Hills and Woodside (five years each) He holds a BA in Mathematics and MA in Urban and Regional Planning both from UCLA

Judith Malamut has been appointed to the position of Managing Principal at LSA Associates Inc on a rotating basis Shannon Allen will take the position for the following period

Malamut has been with LSArsquos Berkeley office since 1995 She serves on the San Francisco Bay Trail

Board of Directors Malamut holds a Master of City and Regional Planning from the University of Pennsylvania and a Bachelor of Science Conservation of Natural Resources from UC Berkeley

Shannon Allen joined LSA in 2003 after experience at consulting firms in California and Minnesota She holds a Master of Planning from the Humphrey Institute of Public Affairs University of Minnesota and a Bachelor of Arts Environmental Studies from UC Santa Cruz n

Millennials canrsquot afford city living ldquoA growing number of people may want toleave the suburbs for cities but demand for urban residential space far outstripssupply According to Pew about the same percentage of people want to live in citiesas suburbs but far more currently live in the latter The result has been skyrocketingrent and property values in places like San Francisco New York and WashingtonMillennials may be the most city-loving generation in recent history mdash 77 percentwant to live in an lsquourban corersquo mdash but theyrsquore also the generation most likely to be living in their parentsrsquo basementsrdquo mdashJohn Dzieza The Daily Beasthttpthebeast1ciC16O

Location location location New research shows locationmatters with respect to upward mobility which is higher in denser cities

From the editor By Naphtali H Knox FAICP

The Economic Impacts of Tax Expenditures Evidence From Spatial Variation Across The USrdquo July 2013 by Raj Chetty and Nathanial Hendren of Harvard and Patrick Kline and Emmanuel Saez of the University of CaliforniandashBerkeleyPartial abstract The level of local tax expenditures (as a percentage of adjusted gross income) is positively correlated with intergenerational mobility as are the level and the progressivity of state income taxes Full report at httpbitly11oXXXZ


After 40 years mdash half a lifetime mdash I am again being mentioned in the local press And yes itrsquos another controversy about the cityrsquos comprehensive plan and whether it is doing its job Thankfully itrsquos about what has happened ldquosince the 1980s in particularrdquo and not about what I was able to do as director of planning and community environment in Palo Alto in the 1970s

In the early 1970s a remarkable city planner arrived That plannerNaphtali Knox recognized the weakness of the general plan andproposed a revolutionary change to the planning process Insteadof creating a general document and multicolored map that wouldrun aground in the face of specific decisions Knox proposed turn-ing the process upside down He would start with specific deci-sions over months and scores of meetings and based on those

decisions the professional planner would draft a ldquocomprehensiveplanrdquo that would reflect those real-world decisions The plan is sometimes referred to as the bible of city development policies

You can read the full editorial ldquoOn Deadlinerdquo at httpbitly1acz1IuFor all you planners out there the Palo Alto Comprehensive Plan of

the 1970s was based on what Martin Meyerson was teaching at Penn in the 1950s about ldquomiddle-bridge planningrdquo He saw a need to bridgethe gap between the overly vague and blobby comprehensive plans ofthe day and the often contradictory specifics of the zoning ordinancemap Facing that very problem in Palo Alto in 1973 and with the cityserving as a willing laboratory we drafted general goals policies andspecific action programs and set out to conform the planning map and the zoning map as precisely as possible n

David Leonhardt first wrote about this study in The New YorkTimes July 22 2013 ldquoThe study mdash based on millions of anony-mous earnings records mdash is the first with enough data to com-pare upward mobility across metropolitan areas Climbing theincome ladder occurs less often in the Southeast and industrialMidwest with the odds notably low in Atlanta [while] some of the highest rates occur in the Northeast Great Plains andWest including large swaths of California The researchersidentified four broad factors that appeared to affect incomemobility including the size and dispersion of the local middleclass All else being equal upward mobility tended to be higherin metropolitan areas where poor families were more dispersedamong mixed-income neighborhoods Regions with larger black populations had lower upward-mobility rates But theresearchersrsquo analysis suggested that this was not primarilybecause of their race Both white and black residents of Atlantahave low upward mobility for instancerdquo httpnytims14yFdIl

Other journalists also have opined on the findings Herersquosnoted economist Paul Krugman also writing in The Times July 28 2013

ldquoSo whatrsquos the matter with Atlanta The study suggests thecity may just be too spread out so that job opportunities are literally out of reach for people stranded in the wrong neighbor-hoods Sprawl may be killing Horatio Alger In San Francisco achild born into the bottom fifth of the income distribution hasan 11 percent chance of making it into the top fifth but in

Atlanta the corresponding number is only 4 percent And inAtlanta poor and rich neighborhoods are far apart becausebasically everything is far apart Atlanta is the Sultan ofSprawl even more spread out than other major Sun Beltcities This would make an effective public transportation system nearly impossible to operate even if politicians werewilling to pay for it which they arenrsquot As a result disadvan-taged workers often find themselves stranded there may bejobs available somewhere but they literally canrsquot get thererdquohttpnytims17PrJG9

Matthew OrsquoBrien writing in The Atlantic on July 23 put it this way ldquoWhat seems to matter morerdquo for upward mobilityldquois the amount of sprawl the number of two-parent house-holds the quality of elementary and high schools and howinvolved people are in religious and community groupsrdquoVoters in regions like Atlanta by withholding tax increasessowed the seeds of a ldquomalign neglect of infrastructurerdquo that inturn ldquokeeps low-income people from living near or commutingto better jobs mdash and thatrsquos not a race issue Whites and blacksin Atlanta both have a hard time moving up In other wordsracial polarization might spur sprawl which makes cities less likely to invest in their infrastructure mdash and underfundedinfrastructure hurts low-income people of all races It turns out the best place to pursue happiness mdash and a career mdash is in the cityrdquo httpbitly13fCLop



Bike Sharing comes to the Bay Area (continued from page 8)

The Bay Area Bike Share pilot project is a partnershipamong local government agencies including the Metro-politan Transportation Commission (MTC) the Bay AreaAir Quality Management District (Air District) City andCounty of San Francisco San Mateo County TransitDistrict City of Redwood City and Santa Clara ValleyTransportation Authority (VTA) A major goal of the program is to encourage bike sharing as a healthy effectivemeans to help reduce vehicle traffic and improve local air qualityThe pilot program will launch in two phases The first

phase (August 2013) deploys a fleet of 700 bikes and 70stations in San Jose Mountain View Palo Alto and San Francisco This fleet is expected to grow to 1000 bikes within three to six months once additional funding is secured Stations will be located near transithubs (including those with Caltrain Baby Bullet service)high-density residential areas and key destinations likeshopping areas and employment centers You can see a map of all the planned and operational stations at wwwbayareabikesharecomstationsThe initial cost mdash an estimated $7 million mdash is being

funded by $429 million from MTC $14 million from theAir District and $13 million from local agency partnersTo reach its full potential of 6000 to 10000 bikes the

Nashville B-cycle December 2012 Photo Jonathan Schuppert AICP

San Jose bike station August 8 2013 Photo Jonathan Schuppert AICP

program will require additional funding from a comb-ination of user fees and private sponsorshipsMembership rates are $88 for an annual pass $22 for

three days and $9 for 24 hours To access a bike memberswill go to a station and insert a credit card or membershipkey to unlock a bike Once the bike is unlocked memberscan take unlimited trips each 30 minutes or less Longertrips require additional fees When finished riding usersreturn the bike to any station where it is automaticallylocked and ready for another userAlta Bicycle Share Inc a US company and the

only firm in the world focused on operating large bike share programs will operate Bay Area Bike Share Alta operates Capital Bikeshare Citi Bike Hubway in BostonBike Chattanooga in Chattanooga Divvy in ChicagoCoGo in Columbus and Melbourne Bike Share inMelbourne Australia

Public Bike System Company (PBSC or ldquoBixirdquo) creator of the first large scale solar power bike share system in the world is manufacturing the bikes and stations for the Bay Area Bike Share program The PBSCsystem has won numerous awards for design and sustain-ability The bike will feature a durable frame comfortablesaddle front and rear lights for safety fenders and chainguards to protect clothing and a front rack for storage


Bike Sharing comes to the Bay Area(continued from previous page)

Miami Beach DecoBike April 2011 Photo Jonathan Schuppert AICP

I first encountered bike sharing in Miami Beach in 2011and it was love at first ride DecoBike the local bike-sharing program offered a convenient means to getaround town without having to deal with scarce parkingor pricey cabs Although I had a rental car it sat idle in a parking spot for the duration of my trip Instead Iopted for exercise and fresh air on the comfortable andfunctional shared bikes It took just a minute to select my bike and I was all set for a trip to the beach a localmuseum or a meal I am excited to have this kind ofconvenience at homeTo learn more about Bay Area Bike Share please visit

wwwbayareabikesharecom Additionally a presentationis being sponsored in San Jose by APA California ndashNorthern on September 23 2013 from 6ndash8 pm in the Dr Martin Luther King Jr Library Room 225229Panelists will include John Brazil of the City of San JoseDepartment of Transportation Aiko Cuenco of VTAColin Heyne of the Silicon Valley Bicycle Coalition and Laura Ruchinskas of Alta

Jonathan Schuppert AICP is anAssociate at RBF Consulting in San Jose and is the South Bay Regional Activity Coordinator for APA Californiarsquos Northern Section You can reach him at jonathanschuppertgmailcomn

Administrative proceedings involving permit denialsrevocations and other land use entitlements can presentspecial challenges to local agencies

bull What type of proceeding is required

bull What role can local agency counsel play without creating a due process violation

bull Should the local agency retain special counsel

Two recent appellate decisions have helped clarify theseissues and shed light on how local agencies should con-duct administrative hearings In essence

bull Due process does not require an adversarial hearing ora strict separation of functions in every administrativeproceeding

bull Some administrative proceedings are adversarial innature and require a prosecutor In those situationsdue process prohibits an attorney from advocating aposition and advising the decision maker in the sameproceeding and also from advocating a position beforea legislative body that he or she advises regularly

bull Governmental agenciesrsquo in-house legal departmentsmay perform both advocacy and advisory roles if theadvisor for the decision maker is screened from anyinappropriate contact with the advocate

bull In administrative proceedings due process does notrequire the formal introduction of evidence

Background

Todayrsquos Fresh Start v Los Angeles County Office of Education (2013) 57 Cal4th 197

In Todayrsquos Fresh Start the California Supreme Court considered whether the administrative procedures followed by the Los Angeles County Office of Educationto revoke a schoolrsquos charter violated due process TheCounty Office acting through its governing board theLos Angeles County Board of Education approvedTodayrsquos Fresh Startrsquos charter in 2003 In 2007 the CountyOffice conducted an investigation of Todayrsquos Fresh Startand determined that charter revocation was appropriateFollowing a series of public hearings the County Boardvoted 4ndash3 in favor of revocation

Due process in administrative hearingsBy Stephen A McEwen Esq



Other top stories

Audit sought of high-speed rail land acquisitionAssociated Press August 7 2013

httpbitly1cifKHc bull ldquoTwo Republican Assemblymen fromthe Fresno area want the state auditor to review the CaliforniaHigh-Speed Rail Authorityrsquos moves to buy up land for the project The lawmakers asked the Joint Legislative AuditCommittee to investigate the appraisal process assessment of land values and the role of private contractors as the railauthority seeks to acquire or seize 356 parcels for the first leg in the Central Valley The authority has begun making offers to dozens of landowners as it seeks to start work on the first 30-mile leg of the project The authority has also hired a private firm to help homeowners and businesses relocaterdquo

Be careful what you sue for NEPA not CEQA will govern HSR Fort Worth Star-Telegram August 9 2013

Juliet Williams httpbitly14idwxw bull ldquoCaliforniarsquos high-speed rail project is no longer subject to the statersquos rigorous environmental laws after a federal transportation board ruledthat it has oversight of the project the state attorney generalrsquosoffice argued in a brief filed August 9th The June decision bythe federal Surface Transportation Board mdash which was sought by opponents of the bullet train mdash pre-empts the authority ofCEQA the state argued in the filing made on behalf of theCalifornia High-Speed Rail AuthorityldquoOpponents of the project could lose one of their most signifi-

cant legal tools if a federal judge agrees with the statersquos argumentThe state asked the court to dismiss a five-year-old lawsuit byAtherton Menlo Park and Palo Alto seeking to block the bullettrain through the Pacheco Pass south of San Francisco Theyargued that the route would harm the environment ASacramento County Superior Court judge dismissed their suit in February but they appealed to the federal court which in July ordered both sides to answer the question lsquoDoes federal law pre-empt state environmental law with respect to Californiarsquoshigh-speed rail systemrsquo If the court sides with the state it wouldmean complying only with the National Environmental PolicyAct and any lawsuits would have to be filed in federal courtrdquo


Marine life outracing land animals toward cooler habitatsUBC Media release August 4 2013

httpbitly19H2ycU bull ldquoMarine species are migrat-ing toward the poles as much as 12 times faster thanland-based species as a result of the warming climateaccording to a new study by an international team ofscientists published in the journal Nature ClimateChange httpbitly13yoF1u ldquoThe study shows marine species distribution

moving toward the poles at an average of 72 kilometres per decade compared to terrestrial specieswhich are moving poleward at an average of six kilo-metres per decade despite sea-surface temperatureswarming three times slower than land temperaturesldquolsquoGlobal responses of marine species revealed

here demonstrate a strong fingerprint of this anthropogenic climate change on marine lifersquo the paper saidldquoThe international research team also found

that the timing of spring events in the oceans hasadvanced by more than four days nearly twice thefigure for landrdquo

Too much parking and at a costTransFormorg August 9 2013

Shannon Tracey httpbitly15YRhRo According to ldquoDaniel Rowe of King County MetroTransit residential buildings throughout the Seattlearea are saddled with approximately 40 percent moreparking spaces [than are] actually being used And itdoesnrsquot matter whether yoursquore in the central businessdistrict or a suburb Rowe is the lead staffer for RightSize Parking a project that seeks to help cities anddevelopers strike a balance between parking supplyand demandrdquo http1usagovWqRQzKldquoRowe calculates that for a typical suburban

multifamily project with 150 homes roughly$800000 is spent to build parking spaces that will sitvacant That increases the average cost of living inone of those homes by over $5000 mdash whetherthrough increased rent fees andor purchase pricerdquo


Norcal roundup Assembled by Jennifer Piozet associate editor

Solano cities compete for One Bay Area funds httpbitly13hDdVh

ldquoSolano County cities have priority development areas so they can compete for [One Bay Area] transportation dollars Dixon is already getting a share of One Bay Area transportation dollars for a project that could hasten the day that trains stop at that train station The city hosted a groundbreaking ceremony Thursday for a $6 million pedestrian crossing under the tracks at West B Street Of this amount $25 million is coming from a One Bay Area grant lsquoTo me that makes downtown more business-friendlyrsquo Batchelor said lsquoIt makes more businesses want to locate downtown to keep our downtown moving forwardrsquo Vallejo has long wanted to give its waterfront and downtown area a shot in the arm It has created a 189-acre area that runs along Mare Island Strait and extends eastward into the historic downtown Benicia in 2007 adopted a master plan for its downtown It too will use the priority development area program to try to advance its goals The idea is to create a lsquowalkable transit town centerrsquordquo mdashBarry Eberling ldquoDixon Benicia and Vallejo make growth plansrdquo Daily Republic August 10 2013

Aquaponics the future of agriculture httpbitly16HYyWy

ldquoJon Parr and Drew Hopkins are attempting to create the largest commercial aquaponics operation in the country This is Viridis Aquaponics a Pajaro Valley start-up with global ambitions Their system will allow them to use far less water than conventional growers and no fertilizer or pesticides To control bugs theyrsquoll regularly infuse greenhouses with carbon dioxide Parr said theyrsquoll be able to grow a head of lettuce in a month and more than four heads in a square foot each month all year A conventional farmer might get one head of lettuce per square foot and two to three crops per year he said lsquoThe science is there the environment wersquore going to have to go that wayrsquo said Ryan Chatterson a Florida biologist lsquoItrsquos just a matter of how quicklyrsquo The produce will be delivered live the roots bagged to retain moisture He said Viridis plans to market to restaurants where chefs can have greens like basil sitting in a cup of water on the counter top fresh until the last leaf is picked lsquoThis farm model wersquore creating is going to be replicated by everyonersquo Parr saidrdquo mdashDonna Jones ldquolsquoFuture of agriculturersquo Venture aims to be the worldrsquos largest aquaponics farmrdquo The Santa Cruz Sentinel August 10 2013

3D scans preserve mission design httpbitly15Ofts1 ldquoOakland-based nonprofit CyArk and 3D Virtual Design Technology are partnering to conduct 3-D laser scans of all 21 missions along El Camino Real de California as well as four presidios and three pueblos Once the work is completed the public will have a very detailed rendering of the mission that can be used if ever it falls victim to decay natural disaster or other calamity CyArk was founded in 2003 by Iraqi-born San Francisco engineer Ben Kacyra and his wife Barbara who have made it their mission to digitally document world heritage sites and to archive the data Kacyra helped invent a portable 3-D laser scanning device that is now being employed to capture the data CyArk already has scanned missions Dolores San Juan Bautista Carmel and San Luis Rey along the El Camino Real Father Junipero Serra generally is credited with founding the footpath in the late 1700s that later developed into the lsquoRoyal Highwayrsquo connecting 21 missions along a 700-mile stretch of road in California Several of the historical structures along the route which runs parallel to the San Andreas Fault have been damaged or destroyed by earthquakesrdquo mdashDerek Moore ldquo3-D scans of Sonoma mission aim to preserve structurersquos original designrdquo The Press Democrat August 7 2013

Implications of an aging population httpbitly16XfYg3

ldquoPalo Alto may be a mecca for young tech entrepreneurs but it also has a disproportionately high number of residents 65 and over mdash and that segment is expected to grow as Baby Boomers age in place lsquoThere are some very young 80-year-olds and some very old 60-year-oldsrsquo notes John Sink vice president for programs at the nonprofit senior agency Avenidas But even as many Boomers vow to stay young through exercise and nutrition chronic illness and what Sink calls lsquomajor life eventsrsquo such as loss of a spouse inevitably come with the years An informal 2006 lsquowhite paperrsquo on the impact of aging Boomers on Palo Alto raised the specter of a community where lsquoupwards of 40 percent of our total population will be 55 years of age or olderrsquo by 2030 Sink segments current and future users of older-adult services into a range of categories lifelong learners health seekers practical-help seekers volunteers and the frail elderlyrdquo mdashChris Kenrick ldquoWhat will Palo Alto look like when Baby Boomers turn 80rdquo Palo Alto Weekly August 4 2013


Seismically unsafe Hayward building demolished httpbitly14ei7ow

ldquoA 13-story Cal State East Bay landmark on the Hayward hills skyline visible for miles will come tumbling down Aug 17 Warren Hall which has been declared the most seismically unsafe building in the California State University system lies about 750 yards from the Hayward Fault The US Geological Survey is capitalizing on the demolition to study a portion of the Hayward Fault Scientists and volunteers placed almost 600 small seismometers on both public and private property surrounding the building to monitor the implosion which will mimic a very small earthquake said Leslie Gordon a USGS communications specialist Trustees authorized $50 million to demolish Warren Hall and replace it with a new five-story administration building on the east side of campus Work is expected to begin in November on the 67000-square-foot building with a tentative opening planned for May 2015rdquo mdashRebecca Parr ldquoCal State East Bay building demolition set for Aug 17rdquo The Daily Review August 2 2013

Bay Area leaders plan for population growth httpbitly15tlpmv

ldquoBay Area leaders on July 25 approved a long-term regional plan meant to accommodate population growth over the next few decades while meeting state mandates for cutting air pollution and improving access to public transportation The final vote on Plan Bay Area came during a meeting of the Metropolitan Transportation Commission (MTC) and the Association of Bay Area Governments (ABAG) According to the MTC the plan is a lsquowork in progressrsquo that continues earlier efforts to lsquodevelop an efficient transportation network and grow in a financially and environmentally responsible wayrsquo Some speakers praised the plan as it was originally presented expressing hope that it will provide a wider variety of alternatives to congested Bay Area road- ways and prevent the displacement of low-income residents as rents throughout the region soar A meeting in Walnut Creek in the spring drew a few angry Danville residents vociferous in their belief that it was a plot to force low-income housing on wealthy communities Heather Gass a Danville realtor carried a sign that said lsquoABAG and MTC donrsquot speak for me This is a rigged meetingrsquordquo mdashBay City News Service ldquoBay Area leaders adopt regional plan to accommodate future population growthrdquo Pleasanton Weekly July 19 2013

Saving homes through eminent domain httpnytims162KNTS

ldquoScarcely touched by the nationrsquos housing recovery and tired of waiting for federal help Richmond California is about to become the first city in the nation to try eminent domain as a way to stop foreclosures The banks have warned that such a move will bring down a hail of lawsuits and all but halt mortgage lending in any city with the temerity to try it Despite rising home prices in many parts of the country including California roughly half of all homeowners with mortgages in Richmond are underwater meaning they owe more mdash in some cases three or four times as much more mdash than their home is currently worth Many of the communities considering eminent domain were targeted by lenders who steered minority families eligible for conventional mortgages into loans with higher interest rates and ballooning paymentsrdquo mdashShaila Dewan ldquoA city invokes seizure laws to save homesrdquo The New York Times July 29 2013

Flocks of gulls mean problems for Bay Area httpbitly1bRHAqZ ldquoThe bayrsquos population of California Gulls has exploded from 24 birds in 1980 to more than 53000 today The gulls are increasingly colliding with airplanes even causing several aborted takeoffs and landings at Bay Area airports Theyrsquore swarming land- fills dive-bombing schools and neighborhoods and gobbling up shorebirds that public agencies have worked for years to bring back from near extinction California Gulls lay up to three eggs a year and each can live to be 25 years old But along with condors trumpeter swans and other beloved birds they are protected under the Migratory Bird Treaty Act of 1918 The law makes it illegal to kill any California Gull or destroy its eggs without a permit from the US Fish and Wildlife Service lsquoIndividual birds have a learned behavior They become specialist predators mdash Charles Manson gullsrsquo said Dave Riensche a biologist with the East Bay Regional Park District lsquoIf you remove them problem solved Itrsquos like in the schoolyard if you remove the bully the other kids donrsquot learn that behaviorrsquo rdquo mdashPaul Rogers ldquoBay Area sea gull population explodes bringing flocks of problemsrdquo San Jose Mercury News July 20 2013 n


Norcal roundup (continued from previous page)

Annual snowmelt runoff shrinks ldquoSpring snowmelt from the Sierra Nevada to the Sacramento River has declined over thepast centuryrdquo largely because of ldquowarmer winter temperatures More precipitation falls as rain instead of snow and directlyflows from watersheds before the spring As a result the portion of runoff that occurs between April and June has declined by about 9 percentrdquo mdashldquoIndicators of climate change in Californiardquo August 8 2013 httpbitly162tArm


Due process in administrative hearings (continued from page 14)


On appeal the school argued that there was an unac-ceptable risk of actual bias in the proceedings because thesuperintendent who recommended revocation also servedas the County Boardrsquos secretary and executive officer and a single attorney served as general counsel for both theCounty Office and County Board The school also arguedthat it was entitled to a full evidentiary hearing prior to revocation The Supreme Court rejected these contentions With

regard to the overlapping functions argument the Courtheld that Todayrsquos Fresh Start failed to present ldquospecific evidencerdquo of ldquoactual biasrdquo The Court concluded that thesuperintendantrsquos roles did not violate due process becauseshe had a statutory duty to investigate charter school problems and make appropriate recommendations and did not participate in the revocation vote Next the Court observed that the County Boardrsquos general counseldid not act as a prosecutor and ldquopresented no evidenceexamined no witnesses and made no argument in favor of revocationrdquo Rather ldquoshe was counseling the CountyBoard as she had County Office staff in connection withthe same task the initial decision whether Todayrsquos FreshStartrsquos charter should be revokedrdquo This did not violatedue processFinally applying the balancing test set forth in Mathews

v Eldridge (1976) 424 US 319 which requires a consider-ation of the relative costs and benefits of additional proce-dures in light of the interests at stake the Court held thatan evidentiary hearing was not necessary to satisfy dueprocess requirements The Court observed the need forflexibility in the area of administrative proceedings In theCourtrsquos view the County Board provided Todayrsquos FreshStart with ample notice of the hearing and an opportunityto present its defense The benefits provided by a formalevidentiary hearing were insubstantial in comparison tothe burdens that would result from such a procedure

Sabey v City of Pomona (2013) 215 CalApp4th 489

In Sabey v City of Pomona the Second District Court ofAppeal held that a due process violation occurs when onelaw firm partner plays an advocacy role before a decisionmaking body while another partner in the same firm advises the decision maker Sabey involved an employ-ment dispute before the Pomona City Council The plaintiff Glenn Sabey was fired from the Pomona PoliceDepartment and requested an advisory arbitration Debra L Bray a partner in a private firm represented

the City at the advisory arbitration The advisory arbitra-tion decision was subject to city council review ThePomona City Council requested Peter Brown the CityrsquosChief Labor Negotiator and Brayrsquos law partner to act as the councilrsquos legal advisor on the Sabey matter In this capacity Brown met with the council in closed session and ldquopresented on the Sabey matterrdquo The council affirmed Sabeyrsquos terminationThe Court of Appeal found that dual roles played by

Bray and Brown violated due process The Court acknowl-edged the decision in Howitt v Superior Court (1992) 3CalApp4th 1575 which held that ldquo[p]erformance of bothroles by the same law office is appropriate if there areassurances that the adviser for the decision maker isscreened from any inappropriate contact with the advo-caterdquo In the Courtrsquos view however Howitt did not apply to law firm partners because they owe each other ldquothe fidu-ciary duties of loyalty and carerdquo Here Brown was advisingthe city council regarding a ldquoresult achieved by his fiduci-aryrdquo The Court concluded that under Morongo Band ofMission Indians v State Water Resources Control Board(2009) 45 Cal4th 731 ldquothe risk of Brown providing theCity Council with biased advise and thereby tainting itsdecision-making process was too high to be acceptableunder constitutional principlesrdquo The Court summarized its holding as followsThe rule we announce is simple Agencies are barredfrom using a partner in a law firm as an advocate in acontested matter and another partner from the same law firm as an advisor to the decision maker in the same matter It is true that agencies and law firms willhave to adjust to the rule we announce today but that is the cost of due process

Sabey therefore draws a bright line between governmentlawyers and attorneys from a law firm Lawyers from thesame government agency can still play advocacy and advisory roles on the same matter so long as there is appropriate internal separation of the attorneys and there is no ldquospecific evidence demonstrating actual bias or a particular combination of circumstances creating an unacceptable risk of biasrdquo (Morongo supra 45 Cal4th at p 740) With regard to private law firms however Sabeyconcludes that it is a per se due process violation for twopartners to play those roles in the same matter regardless of whether the firm erected an ethical wall between the attorneys


Due process in administrative hearings (continued from previous page)

bull Based on Sabey partners in a private law firm maynot perform both advocacy and advisory roles in anadministrative proceeding even with an ethical wallSabey involved two partners but the Courtrsquos broadlanguage suggests that it would apply to any two law firm attorneys regardless of their status or titlewithin the firm Sabey also involved an employmentdispute but the sweeping rule announced in thedecision will likely apply to a wide variety of adversarial proceedings


Conclusion

While Sabey may complicate some administrative proceedings for cities that use outside private counselTodayrsquos Fresh Start is a welcome decision because it confirms that local agencies have the needed flexibilityto define the appropriate administrative procedures andcarry out administrative proceedings Local agency staffshould consult with the city attorney or general counselat the outset of an administrative hearing to determinewhat type of proceeding is required and to ensure a clearunderstanding of the procedural requirements includingevidentiary standards

Stephen A McEwen Esq is a partner with the firm of BurkeWilliam and Sorensen LLP in theSanta Ana office He currently servesas the Assistant City Attorney for thecities of Atascadero Buellton andHemet Mr McEwen specializes in land use and is responsible forsupervising code enforcement efforts

for many of Burkersquos municipal clients He holds a JD fromStanford Law School and a BA in Political Science fromStanford University You can reach him atsmcewenbwslawcom n

Lessons from Todayrsquos Fresh Start and Sabey

Todayrsquos Fresh Start and Sabey both clarify the due processrequirements for due process hearings When these casesare viewed in conjunction with prior cases on administra-tive hearings we can take away the following lessons

bull Due process does not require an adversarial hearing or a strict separation of functions in every administrativeproceeding including those involving the revocation of a permit charter or other vested right Based onTodayrsquos Fresh Start local legislative bodies and agencieshave discretion to choose the most appropriate proce-dure subject to Mathews v Eldridge cost-benefit analy-sis City managers and other executive officers canmake recommendations to the legislative body in theseproceedings without violating due process Furthermorecity attorneys and general counsel can advise staffmembers and the legislative body on statutory require-ments and procedures but cannot advocate a particularposition present evidence examine witnesses ordefend their agenciesrsquo past actions

bull Some administrative proceedings such as the civil service proceedings in Sabey are adversarial in natureand require a prosecutor In those situations dueprocess prohibits an attorney from (1) advocating aposition and advising the decision maker in the sameproceeding (Nightlife Partners v City of Beverly Hills(2003) 108 CalApp4th 81) and (2) advocating a position before a legislative body that he or she advisesregularly (Quintero v City of Santa Ana (2003) 114CalApp4th 810)

bull Governmental agenciesrsquo in-house legal departmentsmay perform both advocacy and advisory roles ldquoif thereare assurances that the adviser for the decision maker isscreened from any inappropriate contact with the advo-caterdquo (Howitt v Superior Court (1992) 3 CalApp4th1575)

How and where to create equitable housing ldquoUrbanizing the suburbs wonrsquot be easy Zoning regulations often donrsquot allowmixed-use buildings and smaller spaces and itrsquos proven difficult to graft good transit onto places built for cars but it mightprovide a way to create a third option between paying obscenely expensive rent and enduring punitively long commutesMaybe itrsquod take some of the emotion out of the suburb versus city debate so both sides can talk rationally about how to create more equitable sustainable housingrdquo mdashJohn Dzieza The Daily Beast httpthebeast1ciC16O


Other top stories 2 (continued from page 15)


Why SF may be the new Silicon ValleyThe Atlantic Cities August 5 2013

Richard Florida httpbitly16XJrGGldquoTogether the Bay Arearsquos centers in SiliconValley and San Francisco make the Bay Areathe worldrsquos largest center for venture capital-backed high tech industry in the United Statesand the world The region attracted $135 billion in venture capital investment in 2011more than four times that of greater Boston orgreater New York the nationrsquos second and thirdlargest centers for venture capital investment ldquoVenture capital in the Bay Area is no

longer primarily or predominantly centered inthe quintessential techie hub of Silicon ValleySan Francisco has been catching up lsquoFor all itspower Silicon Valley has a great weaknessrsquowrote legendary Silicon Valley investor PaulGraham its lsquosoul-crushing suburban sprawlrsquoBut he added lsquoa competitor that managed to avoid sprawl would have real leveragersquoldquoThat lsquocompetitorrsquo has turned out to be

nearby San Francisco In her book RegionalAdvantage Culture and Competition in SiliconValley and Route 128 AnnaLee Saxenian of theUniversity of California Berkeley explainedhow Silicon Valleyrsquos decentralized cooperativeecosystem allowed it to adapt to new technolo-gies besting Bostonrsquos more rigid corporatemodel This flexibility has come to the foreonce again as the Bay Arearsquos tech communityadjusts its locational model to meet the prefer-ences of a new generation of workers and totake advantage of the abundance of affordableeasily repurposable industrial real estate thatcan be found in citiesrdquo

When in Rome walkThe New York Times August 1 2013

Elisabetta Povoledo httpnytims14k22AF bull ldquoVia dei Fori Imperialia multilane artery running through the heart of Rome is typically a frenzyof swerving cars But Mayor Ignazio Marino is seeking to transform theavenue to something calmer Mr Marino plans to ban private traffic onthe roadway which bisects a vast archaeological site from the centralPiazza Venezia to the Coliseum Conservators say the plan would solidifythe worldrsquos largest urban archaeological area The final goal is to make theVia dei Fori Imperiali a pedestrian area from one end to the other and tofinance the project with subsidies from the European UnionldquoOf course modern Romans and especially the neighborhoodrsquos

residents have more practical concerns Most have to do with the anticipated spillover effect of closing a broad avenue used by as many as 1600 motorists an hour during peak times of dayldquoConservators and municipal and state archaeology officials have long

nurtured the wish to reconnect the forums They have also been keen tolimit the effect of traffic on the monuments including vibrations andsmog which is eating away at the surface of the monuments The mayorsaid he hoped that the road closing would help modify Romansrsquo drivinghabits by encouraging more people to leave their vehicles at home Hesaid about 60 percent of Romans travel less than five kilometers a day mdashroughly three miles mdash to get to workrdquo

Via dei Fori Imperiali Rome View from the Vittoriano to the ColiseumPhoto Markus Mark via Wikimedia Commons


Other top stories 3


Creating the dream city Saloncom July 31 2013

Henry Grabar httpbitly13AMIIz bull ldquoWhatever your views on the benefits and drawbacks of many people living in close proximity the world is urbanizing at a historically unprecedented pace Five times as many people live in cities now than did 50 years ago The UnitedNations estimates there will be more people living in cities in the year2050 than there were people living on the earth in 2000 While themost impressive symbols of this massive migration are certainly theworldrsquos 23 ldquomegacitiesrdquo the bulk of global urbanization is occurring in thousands of smaller less familiar cities hellip Our cities are living laboratories for experiments in how we want to live There are cities trying to figure out how to get bigger like Paris or how to get smallerlike Detroit There are cities making traffic move faster (Mumbai) andslower (Zurich) and cities that offer free transit (Tallinn) hellip Examplesare only worth so much though If the metropolis of the future were a catalog of best practices city life would become very boring indeed The culture of a city doesnrsquot fuel discussions at think tanks and govern-ment meetings but when we think about the places we love most itrsquossharp in our minds A great city Mumford wrote represents the pinnacle of human achievement lsquoManrsquos greatest work of artrsquordquo

Affordable Care Act pressures public unionsThe New York Times August 4 2013

Kate Taylor httpnytims1cqnwy3 bull ldquoState and local governmentstend to offer more expensive health plans than private businesses doand workers often accept smaller wage increases to retain their benefitsNow cities and towns across the country are pushing municipal unionsto accept cheaper health benefits in anticipation of a component of the Affordable Care Act that will tax expensive plans starting in 2018The tax was inserted into the Act at the advice of economists whoargued that expensive health insurance with the employee bearing littlecost made people insensitive to the cost of care Cities and counties arewarning unions that if they cannot figure out how to rein in health care costs now the price when the tax goes into effect will be steepthreatening raises and even jobslsquoI think it was misguided all alongrsquo said Robert B Reich the former

labor secretary When the law was being written he worried that the taxwas lsquoa blunt instrument that could too easily become a bargaining chitfor cutting back benefits of workers Apparently thatrsquos what itrsquos becomersquoJonathan Gruber an economist at the Massachusetts Institute ofTechnology who was a paid consultant to the Obama administration onhealth care policy said forcing state and local governments to rein inhealth care costs was exactly what the tax was intended to do ldquoThis isintended to shift compensation away from excessively generous healthinsurance toward wagesrdquo he said

On being an urban planner in the Tech WorldNext City July 26 2013

Molly Turner httpbitly15QhFLZ ldquoHere in urban Silicon Valley the tech community is wading into urban planning At hackathons and conferences TEDx talks and prototyping festivals mdash all focused on critical urban issues ranging from homelessness to economic development public art to publictransportation mdash I find myself the only urbanplanner Tech innovators have great qualities for solving complex urban problems They valueideas and creativity They pilot and iterate ratherthan just lsquovisionrsquo They also like to work on a tabula rasa void of constraints or institutionalknowledge Sometimes that means repeating mistakes of our urbanist past [Missing is the]context through which to understand lsquoeyes onthe streetrsquo or lsquothe creative classrsquo But context is the plannerrsquos job and tech innovators andplanners have much to learn from each otherBut our assimilation into the tech world may not be easy Many of the problems planners solve are too complex and politically fraught to be packaged into an elegant app and mayscale too slowly or [fail] to attract investorsDonrsquot limit yourself to technological tools that simply make the work of planning more efficient responsive or participatory Ratherexpand your reach with technological approaches that revolutionize the way we live in cities altogetherrdquo

Our forests are hotter and drier ldquoWhat thepublic may not realize is how extensive theimpact of climate change already is Since 1950the three worst forest fire years in California mdashmeasured by acres burned mdash were 2003 2007and 2008 And the average number of acresscorched every year since 2000 is almost dou-ble the average of the previous 50 years mdash598000 acres annually now compared with264000 acres a year thenrdquo mdashMercury Newshttpbitly162nQxJ

Working from home A work in progressHBR Blog Network July 24 2013

Teresa Amabile and Steve Kramerhttpbitly1432T1a bull The widely circulated memo thatbanned telecommuting at Yahoo stressed the importance ofphysical proximity for preserving the creative culture Earlierthis year we collected daily electronic diaries from employeesof the HR department in a New York bank One particularlyinteresting pattern [was] the strongly positive comments fromemployees on the occasional days that they worked fromhome Participants felt that they made more progress whenthey worked from home [giving] reasons [that] includedincreased focus greater creativity saved time and feelingrelaxed and comfortable Our participants consistently ratedtheir frustration with the work lower when they worked fromhome mdash a pretty powerful endorsement Of course therersquos acatch The participants in our study were doing inherentlyindependent work much of it repetitive with little need forcollaboration and little room for creativity Forcing employeesinto the office could be very important if success is largelydependent on the frequent exchange of novel ideas betweenworkers The bottom line working at home makes a lot ofsense for some people and some kinds of work MarissaMayerrsquos report-to-work order may prove appropriate forYahoorsquos employees because of the creative collaborativenature of their workrdquo


Other top stories 4

Designing smart open citiesDomus June 25 2013

Reed Duecy-Gibbs httpbitly14Prn4n bull ldquoCities need to change to accommodate the influx of people during the 21st century Becoming smarter is only part ofthat A revolution is occurring in how our urban spaces areconceived created and inhabited This revolution is muchless about the physical city and much more about how thecity and its inhabitants communicate with each otherCities must be open with the legal political business and technological infrastructure that allows people govern-ments and citizens to share information and data with littleor no friction Open must mean open to all [bridging the]divide between the digital haves and have-notsldquoWe need to use design thinkingmdash solving problems

by synthesizing disparate elements and ideas skillfully beautifully and empathetically mdash to synthesize and matchthe explosion of digital tools with real world problems Itrsquosimportant to distinguish between design thinking and thedesign professions Many policy makers entrepreneursengineers and planners also engage in design thinkingSolving our citiesrsquo problems will come from pluralistic networked and ongoing approaches We need to designcities where effective communication rather than control is prioritizedrdquo

Screen captures from the 26-second video Credit NASA

130 years of global temperature data in 26 seconds NASAgov May 22 2013

httpyoutubelV8PI4R5nI4 bull ldquoGlobal temperatures have warmed significantly since 1880 the beginning of what scientists call the lsquomodern recordrsquo During this time the coverage provided by weather stations allowed for essentially globaltemperature data As greenhouse gas emissions from energy production industry and vehicles have increased temperatureshave climbed most notably since the late 1970s In this animation of temperature data from 1880ndash2011 reds indicate temperatures higher than the average during a baseline period of 1951ndash1980 while blues indicate lower temperatures than the baseline averagerdquo Also see ldquoGlobal temperature anomalies 1880ndash2012rdquo httpyoutubeTO03ColwxHE

knoxnaph
Text Box


Plan-it sustainably mobilizing sustainability planning By Scott T Edmondson AICP

Connecting sustainability planning APA State Chapters and thenew APA Sustainable Community Interest Group (Division) was thetopic of a Sunday afternoon session at this yearrsquos national APAConference in Chicago in April APA CaliforniandashNorthern SectionrsquosSustainability Committee collaborated with the APA ColoradoSustainability Committee to produce the event

The event addressed the ultimate planning challenge mdash mobilizing an effective response to the growing sustainabilitythreat with climate change being the front-line assault It wasencouraging to see the expansion of sustainability planning evidentin many National Conference sessions yet we seem to be winningbattles but losing the war and the window of opportunity is closingThe complexity of the challenge mdash from understanding to transfor-mation mdash further confounds initiative motivation and progressBusiness-as-usual is no longer an option best practices are neces-sary but insufficient We need intentional ongoing innovation scal-ing and implementation now to make the decisive difference

Fortunately we planners are well positioned to rise to the call and lead successfully Although our core competence is oftenunderstood as land use our methods are integrative innovativeplanning and design We now need to focus those methods on thecomplex systems challenge of sustainability Some refocusing hasbegun in the emerging arena of regenerative design and planningrising from the longer tradition of ecological planning The refocus-ing adds to sustainability planning the endgame of eliminating theeconomic sources of environmental impacts and creating net posi-tive impacts The endgame focus is a way to motivate the ongoinginnovation needed for ultimate success

Coincidentally and fortuitously this integrative method and end-game focus will also transform the economy mdash an essential com-ponent of sustainability success The traditional win-lose relation-ship between the environment and the economy will be trans-formed into win-win With this approach sustainability becomes a prosperity platform and method

In beginning to address this challenge within our spheres of influence the APA CaliforniandashNorthern and APA ColoradoSustainability Committees collaborated on an informal researchproject that briefly surveyed State Chapter sustainability initiativesThe results are summarized in the Division newsletterhttpbitly19fHECq page 4 The article informed LinkedIn and wider dialogues leading up to the Conferencersquos facilitated discussion Organizers and presenters included the new Divisionrsquoschair and sustainability committee directors from the ColoradoMassachusetts and Florida Chapters and APA CaliforniandashNorthern

Breakout discussions responded to these questions

bull What would it take to mobilize sustainability planning in your state APA chapter

bull What are the ways APA chapters can collaborate on sustainability planning for mutual benefit

bull What are the best ways the new Division can promote innovative sustainable planning and support state chapter planning efforts

bull What are your commitments to action

You can find the results of these discussions along with linksto the research article the power point presentation and otherresources at the end of the online version of this Plan-it sustain-ably column on the Sustainability Committeersquos websitehttpbitly13vcSMZ

The presenters of the facilitated discussion are continuing to work in their respective committees and as an informal workgroup of the new APA Sustainable Community Division

Stay tunedhellip

Scott Edmondson is a planner with the San Francisco PlanningDepartment A founder member and past co-director of the APA Northern Section Sustainability Committee Edmondson pursues his interest in strategic sustainability through wwwsustainability2030com n

ldquoThe good stars line up for California High Speed Rail Californiarsquos federal grant was the largest and the initiative enjoyedbipartisan support Former Gov Arnold Schwarzenegger and his successor Gov Jerry Brown both are champions Regardless ofsome concerns about the design and alignment and complaints from the NIMBY crowd this project continues apace Other thanobvious benefits of providing a rail link between the southern and northern parts of the state there are co-benefits providingaccess to the Central Valley relieving congestion within metropolitan areas reducing commercial shuttle air traffic between LAXand SFO and opening up gates and runways for longer-haul flightsrdquo httpbitly15C6ioq

DirectorJeff Baker (925) 833-6610 JeffBakerdublincagovDirector ElectAndrea Ouse AICP (707) 648-4163 aousecivallejocausImmediate Past DirectorHanson Hom AICP (408) 730-7450 hansonapagmailcomAdministrative DirectorVacant TreasurerLaura Thompson (510) 464-7935 lauratabagcagovAICP DirectorDon Bradley AICP (650) 592-0915 drdonbradleycomcastnetAwards Program DirectorsEileen Whitty AICP (510) 287-1109 ewhittyebmudcomJohn Cook AICP (510) 285-6725 jcookcirclepointcomCommunications DirectorErik S Balsley AICP (415) 592-4769 balsleyalummiteduCPF LiaisonDarcy Kremin AICP 510) 874-3110 darcykreminurscomEthics Review DirectorColette Meunier AICP (707) 748-4453 ColetteMeuniermindspringcomInternational DirectorsHing Wong AICP (510) 464-7966 hingwabagcagovAlex Hinds (415) 669-7230 alexhinds47gmailcomLegislative DirectorAlexandra M Barnhill (510) 273-8768 abarnhillbwslawcom Membership DirectorsGeoff I Bradley AICP (650) 938-1111 geoffmplanninggroupcomSandra Hamlat (510) 363-5522 SandraHamlatgmailcomMentorship DirectorThalia Leng AICP (510) 587-8612 tlenghntbcom Planning CommissionerJanet Palma AICP (510) 390-3984 janetpalmacomcastnetPlanning Diversity Directors Miroo Desai AICP (510) 596-3785 mdesaiciemeryvillecausCindy Ma (510) 913-0697 mscindymagmailcomProfessional Development DirectorTania Sheyner AICP (415) 244-5689 tsheynergmailcomSection HistorianJuan Borrelli AICP (408) 975-2655 juanborrellisanjosecagov Student RepresentativesTed Graves (909) 896-2985 gravesedwardgmailcomAmanda Becker (916) 502-7313 manbecks87gmailcomSustainability DirectorsKatja Irvin AICP (408) 569-8214 KatjairvinsbcglobalnetDave Javid AICP (415) 889-0580 davejavidgmailcomUniversity LiaisonVacantWebmasterRonny Kraft AICP (650) 508-6367 kraftronnygmailcomYoung Planners Group DirectorsAvalon Schultz AICP (510) 504-9563 Avalonschultzgmailcom Natalie De Leon (408) 313-2662 natdeleonsbcglobalnet

Regional Activity Coordinators (RACs)East BayFlorentina Craciun (818) 438-0634 florentinacraciunurscom Dahlia Chazan AICP (415) 963-3893 dahliachazanarupcomMonterey BayAaron Ackerman (831) 649-1799 ackermanemcplanningcomNorth BayKristine Gaspar (707) 523-1010 kristinegasparGHDcomPeninsulaJames Castantildeeda AICP (650) 363-1853 jcastanedasforoundtableorgRedwood CoastStephen Avis AICP (707) 725-1407 saviscifortunacaus


BOARD MEMBER DIRECTORY

EditorialEditorNaphtali H Knox FAICP (415) 699-7333 knoxnaphgmailcomAssociate EditorsErik S Balsley AICP (415) 592-4769 balsleyalummiteduJennifer Piozet (408) 515-3274 jenniferpiozetgmailcom

Advertising DirectorJobsScott Davidson AICP (510) 697-2280 scottdavidson2comcastnet

Newsletter DesignerNancy Roberts (408) 723-3200 tprobertssbcglobalnet

NEWSLETTER INFORMATION

Membership DepartmentAmerican Planning Association205 North Michigan Ave Suite 1200Chicago IL 60601(312) 431-9100wwwplanningorg

Our mailing lists come from APA National updated every two months To update your email address or other information go towwwplanningorgmyapacontact_formhtm and login Therersquos a ldquosubmitrdquo button at the bottom

The American Planning Association California Chapter Northern offers membership to city and regional planners and associated professionals primarily living or working in California from Monterey County to Del NorteCounty including the nine county San Francisco Bay Area and Lake and San Benito Counties APA California Northern promotes planning-related continuing education and social functions in order to bull Provide an arena for communication and exchange of information about planning related activities

bull Raise member awareness and involvement in APA affairs bull Increase public awareness of the importance of planning bull Encourage professionalism in the conduct of its members and bull Foster a sense of community among the members

APA California Northern publishes Northern News 10 times each year inPDF for the exchange of planning ideas and information Current and backissues are available for download at httpbitlyJ0V1Kn Entirely the effortof volunteers the News is written and produced by and for urban planners in Northern California Circulation (downloads per issue) 4000

Northern News welcomes comments Letters to the editor require the authorrsquosfirst and last name home or work street address and phone number (neitherof which will be published) and professional affiliation or title (which will bepublished only with the authorrsquos permission) All letters are subject to editingLetters over 250 words are not considered

Deadlines for submitting materials for inclusion in Northern News range fromthe 12th to the 16th of the month prior to publication The 2013 schedulecan be viewed at httpbitly104VxxW

Permission to reprint is granted Please credit ldquoNorthern News APA California ndash Northernrdquo

ADDRESS CHANGES

San FranciscoBrian Soland AICP (415) 495-6201 solandbdcdmsmithcoSouth BayJonathan Schuppert AICP (707) 318-8993 jonathanschuppertgmailcom

SEPT13 APA MAG COVER 8-14 final

SEPT13 NNews INSIDE COVER

Sept13

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HEB 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maken die zijn geoptimaliseerd voor prepress-afdrukken van hoge kwaliteit De gemaakte PDF-documenten kunnen worden geopend met Acrobat en Adobe Reader 50 en hoger) NOR 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 POL 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PreserveEditing true UntaggedCMYKHandling LeaveUntagged UntaggedRGBHandling UseDocumentProfile UseDocumentBleed false gtgt ]gtgt setdistillerparamsltlt HWResolution [2400 2400] PageSize [612000 792000]gtgt setpagedevice


TO READ ONLINE Use control bar at top to select formats

TO READ OFFLINE OR PRINT Download the PDF for this issue at

httpbitly1cY80cR

This monthrsquos cover shows construction progress on San Franciscorsquos Transbay Terminal (Transportation Center) Below is our cover from September 2011 a two-year-old view from the same building You can examine that cover and the magazine at httpbitlyn0sXhA

Photos Leila Knox




Photo Leila KnoxTransbay Terminal construction from 560 Mission Street San Francisco

SEPTEMBER 2011

FEATURE ARTICLE

Redistrictingmdashmy viewas a Commissioner










bull Culver City




SEPTEMBER 2013







N



WHATrsquoS INSIDE

Light rail returns to LArsquos West SideBy Ellen Gelbard Exciting progress is being made on the 152-mile light railldquoExpo linerdquo to serve West Los Angeles Culver City SantaMonica and the western portion of Los Angeles CountyPage 1







norcalapaorg





Plan-it sustainably Scott T Edmondson AICPSustainability can become a prosperity platform An integrative method and end-game focus will transform the economy mdash an essential component of sustainabilitysuccess 3



knoxnaph
Line











See you in Visalia








bull Palms




































Where in the world





























Whorsquos where



















































Background






Other top stories


















































Conclusion























Other top stories 3













Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13












bull Culver City




SEPTEMBER 2013







N



WHATrsquoS INSIDE


Directorrsquos noteBy Jeff BakerThe annual APA California Chapter conference is comingup in Visalia in October The Northern Sectionrsquos Treasurerposition is up for election in January APA members in goodstanding must submit a complete nomination petition






norcalapaorg








knoxnaph
Line











See you in Visalia








bull Palms




































Where in the world





























Whorsquos where



















































Background






Other top stories


















































Conclusion























Other top stories 3













Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13




WHATrsquoS INSIDE








norcalapaorg








knoxnaph
Line











See you in Visalia








bull Palms




































Where in the world





























Whorsquos where



















































Background






Other top stories


















































Conclusion























Other top stories 3













Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13













See you in Visalia








bull Palms




































Where in the world





























Whorsquos where



















































Background






Other top stories


















































Conclusion























Other top stories 3













Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13










bull Palms




































Where in the world





























Whorsquos where



















































Background






Other top stories


















































Conclusion























Other top stories 3













Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13






























Where in the world



























Answer to ldquoWhere in the worldrdquo ()Along the highway from Hanoi to Ha Long Bay VietnamPhoto Naphtali H Knox FAICP


Whorsquos where



















































Background






Other top stories


















































Conclusion























Other top stories 3













Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13




















Where in the world





























Whorsquos where



















































Background






Other top stories


















































Conclusion























Other top stories 3













Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13





























Whorsquos where



















































Background






Other top stories


















































Conclusion























Other top stories 3













Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13












































Background






Other top stories


















































Conclusion























Other top stories 3













Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13




Other top stories


















































Conclusion























Other top stories 3













Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13






































Conclusion























Other top stories 3













Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13
















Other top stories 3













Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13






Other top stories 4







knoxnaph
Text Box















Stay tunedhellip



















ADDRESS CHANGES




Sept13

















Stay tunedhellip



















ADDRESS CHANGES




Sept13



















ADDRESS CHANGES




Sept13



northern news, sept 2013

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