The Historic U.S. Coast Guard Chimney Rock Boathouse.

Chimney Rock is located at the eastern spur of the Point Reyes Headlands. The Chimney Rock area is a popular destination for visitors wishing to view elephant seals, birds, and wildflowers. The 1.75-mile (2.8-km) round-trip Chimney Rock Trail leads along the ridge crest of a narrow peninsula, offering spectacular views of Drakes Bay and the coastline stretching to the southeast. The historic Chimney Rock Lifeboat Station offers a glimpse into the harrowing jobs of rescuing crew and passengers from ships that ran aground along this rugged coastline.

Come Prepared

• Print out the Chimney Rock Area map. (125 KB PDF)
• Fuel: The closest gas station is 20 miles (32 km) away in Point Reyes Station. Be sure you have sufficient fuel in your vehicle for a minimum 40-mile (64 km) round-trip drive, not including side trips to other points of interest within the National Seashore.
• Weather: Visitors may experience stiff winds, cool temperatures, fog, and/or rain at Chimney Rock; so dress appropriately. Wear layered clothing.
  National Weather Service Forecast for the Chimney Rock area
• Water: Bring a water bottle. There are no potable sources of water at Chimney Rock. The nearest potable source of water is a water bottle filling station/water fountain located near the east end of the green garages that are located approximately 100 yards (100 meters) before one arrives at the Lighthouse Visitor Center or a water fountain located in the courtyard of the Kenneth C. Patrick Visitor Center at Drakes Beach. Bottled water is not sold at Point Reyes National Seashore’s visitor centers or bookstores.
• Food: There are no food services west of Inverness, which is a thirty-five-minute drive from the Chimney Rock parking lot. Bring food from home or purchase food at one of the stores or restaurants in West Marin before heading out to Chimney Rock if it is close to mealtime.
• Restrooms: Restrooms are available at the Chimney Rock parking lot from 6 am to midnight. Be sure to use the restrooms before heading out on area trails.
• Phones: Cell phone reception is very minimal to nonexistent in the Chimney Rock area.

• Drones: Launching, landing, or operating a remotely operated aircraft (aka “remotely piloted aircraft,” “unmanned aircraft,” or “drone”) from or on lands and waters administered by the National Park Service within the boundaries of Point Reyes National Seashore is prohibited.

  If you observe drone use in Point Reyes National Seashore, please call park dispatch at 415-464-5170 or contact staff at the nearest Visitor Center as soon as possible. If you observe drone use in other National Park Service areas or if you find photographs or videos online or elsewhere that were illegally taken within National Park Service areas from drones, you can report the violation to the National Park Service tip line at 888-653-0009 or by email.

• Pets: Dogs may be walked in the parking lot and along Chimney Rock Road west of the parking lot (i.e., back toward Sir Francis Drake Boulevard); otherwise, dogs are prohibited. Please be aware that most visitors to Chimney Rock are away from their vehicle for an hour or longer. Please do not leave your dog unattended in your vehicle; leave your dog at home instead. This prohibition does not apply to working service dogs, which are allowed on trails and in public buildings. If you have a service dog, please inquire at a park visitor center for information before heading out to the Chimney Rock area. Visit our Pets page for more information about visiting Point Reyes National Seashore with your dog.

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Sir Francis Drake Boulevard passes through a number of ranches on its way to Chimney Rock and the Point Reyes Headlands.

The Drive

Chimney Rock is located at the eastern-most end of the Point Reyes Headlands. Drive west ~19 miles (~30 km) on Sir Francis Drake Boulevard. After passing through the “A” Ranch, turn left at the Y signed for Chimney Rock and follow Chimney Rock Road ~0.9 miles (~1.5 km) to the Chimney Rock parking lot. Chimney Rock Road is only about ten feet (3 meters) wide, but serves as a two-way road. Please observe the speed limit and look ahead to keep watch for oncoming traffic. If you do notice a vehicle heading your way, pull into the next turnout until the other vehicle has had a chance to pass.

Sir Francis Drake Boulevard is windy and slow-going, so allow forty-five minutes to drive the ~20 miles (~32 km) from the Bear Valley/Olema/Point Reyes Station area to the Chimney Rock parking lot (one hour and thirty minutes round-trip), not including any time you will spend in the area. Allow one hour and forty-five minutes for the drive (three hours and thirty minutes round-trip) from the Santa Rosa area, northwest San Francisco, or the northern East Bay. Many visitors spend at least an hour or two in the Chimney Rock area.
Directions to Chimney Rock from the Bear Valley Visitor Center.

RVs and Trailers

Recreational vehicles (RVs) and vehicles pulling trailers with a combined length in excess of 24 feet (7.3 meters) are prohibited on Chimney Rock Road. If you are traveling with a trailer or are driving an RV towing a passenger vehicle, consider unhitching at the bus/RV/trailer-only parking lot at Bear Valley and taking only the passenger vehicle for the drive out to the Chimney Rock area. Overnight parking/camping in RVs and trailers is prohibited throughout Point Reyes National Seashore.

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Parking

The parking lot at the Chimney Rock Trailhead can only accommodate twenty vehicles. As a result, parking space availability is very limited, particularly in the afternoon. Please observe all “No Parking” signs. Please refrain from parking along the shoulder of the road or off of the pavement. Doing so kills vegetation and increases erosion.

Parking Lot

Chimney Rock Parking Lot

• 
  
  20 total spaces
  

• 
  0 oversized spaces
  

• 
  37.995124821, -122.979734524
  

A small paved parking lot with space for 20 vehicles. Park here to hike the Chimney Rock Trail, walk to the Elephant Seal Overlook, or visit the Historic Point Reyes Lifeboat Station. A vault toilet is located at the southeast corner of the parking lot. The Chimney Rock Parking Lot is approximately 45 minutes by car from the Bear Valley Visitor Center via Sir Francis Drake Boulevard.

Parking Fee

No parking or entrance fees are charged at Point Reyes National Seashore.

Cost: $0.00

Closures & Seasonal Exceptions

Amenities

Accessible Lot
Yes
Number of ADA-designated spaces
1
Number of ADA van-accessible spaces
1
Number of ADA step-free spaces
0
Total number of spaces
20
Number of oversize vehicle spaces
0

Accessibility

The parking lot at Chimney Rock has one van accessible parking spot and is composed of asphalt. The path to the Elephant Seal Overlook involves a rather short but moderately steep descent along an asphalt driveway (which is degraded in places), and then a flat traverse along a rammed-earth 0.2 mile-long (0.3 kilometer) trail. Individuals in wheelchairs may need assistance with the descent and accent of the driveway.

Individuals with a Disabled Person parking placard or plate may drive their personal vehicle to the Lifeboat Station’s Boathouse parking area. Please drive slowly and carefully since this section of the one-lane access road doubles as the pedestrian path from the main Chimney Rock parking lot to the Boathouse. Volunteers sometimes staff the Boathouse on weekends and holidays from January through March. The Boathouse’s first floor and boat bay are wheelchair accessible. There is also an accessible restroom within the Boathouse. At other times, visitors may explore the Lifeboat Station grounds, where wayside exhibits provide information about the U.S. Lifesaving Service and U.S. Coast Guard history at Point Reyes.

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Stay on designated trails

The only official trails in the Chimney Rock area are shown in the map to the right.

Hiking along the bluff tops can be unsafe and is not recommended. Stay away from cliff edges. Loose soil and/or rock can give way suddenly and you may fall. Do not climb cliffs.

Visitors walking off of official trails and paths trample vegetation, which may lead to the death of the trampled plants. Over time, as more and more visitors use a route, it starts to look more and more like an official trail, and more and more visitors use it, resulting in a feedback loop that makes the “trail” look “official.” However, these “social paths” tend to exacerbate erosion and harm threatened and endangered species. These paths also can lead to locations where visitors may be more at risk to injury, endangering themselves and any potential rescuers.

Do not “hop” the fences to get a “better” photo or for any other reason. Fences and other barriers are there for your safety. The bluffs and cliffs in the Chimney Rock are prone to collapse with little warning. Stay well away from the bluff tops. Individuals who are found on the wrong side of fences will be cited for entering a closed area.

During the winter, hundreds of northern elephants seals can be seen from the Elephant Seal Overlook.

Elephant Seal Overlook

From the Chimney Rock parking lot, walk down the driveway 150 feet (~50 meters), bear left at the Y, and continue along the Fish Docks access road another 260 feet (~80 meters) to the trailhead for the Elephant Seal Overlook Trail. The relatively flat dirt trail leads 850 feet (~260 meters) northwest to the Elephant Seal Overlook. While it may be possible to view northern elephant seals from here on any given day of the year, December through March is the period during which visitors may view several hundred elephant seals hauled out at the southwest end of Drakes Beach as the seals return to give birth and to mate.

Please visit our Viewing Elephant Seals page for more information.

Chimney Rock Trail

This spectacular 1.75-mile (2.8 km) hike offers views of Drakes Bay and the Pacific Ocean and is renowned for great spring wildflowers. Rocky cliffs drop off steeply to the water, so there is no beach access. While it is possible to see a few whales any given day of the year, from March through May, dozens to hundreds of gray whales migrate north past Chimney Rock every day. Fog and wind can make this hike challenging. Start this hike from the southeast corner of the Chimney Rock parking lot.

Photo of a park employee standing over and pointing at a newly developed fissure along the Chimney Rock Trail on December 21, 2015.

Fissures Near the Chimney Rock Trail

Cracks were reported on a portion of the bluff near the Chimney Rock Trail on December 21, 2015. These fissures could indicate the possibility of a weakening cliff face in the area. The land may be unstable and a collapse or erosion could occur. Visitors are reminded to stay on designated trails.

Bluffs along the California coast are inherently unstable. They are prone to crumbling and sliding, especially in wet weather. It is very dangerous to climb or walk along the edge of cliffs. Be aware of falling rocks if walking near the base of a rock face.

View:
Close-up photograph of the fissure. (172 KB jpg)
Photograph of the area with the fissure from the southeast. (117 KB jpg)
Aerial photograph of the location of the fissure marked in yellow. (216 KB jpg)

The Historic U.S. Coast Guard Chimney Rock Boathouse.

Historic Lifeboat Station

Despite the efforts of the men and women who worked at the Point Reyes Lighthouse, which was constructed in 1870, ships continued to wreck on the rocks and beaches along the dangerous Point Reyes peninsula. In 1889, the U.S. Life-Saving Service opened a Life Saving Station on the Point Reyes Beach, the first of two built at Point Reyes. The U.S. Lifesaving Service was combined with the U.S. Revenue Cutter Service to form the U.S. Coast Guard in 1915. In 1927, the Coast Guard moved their operations moved from Point Reyes Beach to the protected waters at the southwest end of Drakes Beach near Chimney Rock. Eventually modern technologies eclipsed the need for the Lifeboat Station at Point Reyes. In 1969,the Point Reyes Lifeboat Station was closed and, shortly thereafter, was transferred to the National Park Service for preservation.
Visit our Lifeboat Station History at Point Reyes page for more information.

The Lifeboat Station buildings are visible from the Chimney Rock Trail and the station’s access road (which is open only to NPS and other authorized vehicles). Visitors may explore the Lifeboat Station grounds, where wayside exhibits provide information about the U.S. Lifesaving Service and U.S. Coast Guard history at Point Reyes.

Today, the Historic Lifeboat Station at Point Reyes National Seashore is primarily used as an educational facility for non-profit groups learning about the resources of the natural and cultural resources of Point Reyes. The Boathouse is sometimes open to the public from 11 am to 4 pm on weekends and federal holidays from January through March, if volunteer staff is available. The Boathouse contains the historic Coast Guard Motorized Lifeboat CG-36542 and has the last intact marine railway on the West Coast. Kids activities, a 10-minute video on elephant seals, and complimentary hot beverages (cocoa, tea, coffee) are available when the Boathouse is open, along with hands-on interactive activities allowing both children and adults to learn about seal and whale adaptations.

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The post Chimney Rock – Level Reyes Nationwide Seashore (U.S. Nationwide Park Service) appeared first on DAILY SAN FRANCISCO BAY NEWS.

Who in the U.S. Is in ‘Plumbing Poverty’? Mostly Urban Residents, Study Says – Circle of Blue

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The post Who within the U.S. Is in ‘Plumbing Poverty’? Largely City Residents, Research Says appeared first on DAILY SAN FRANCISCO BAY NEWS.

A new in-depth report finds an increase in households without piped running water – what the authors call ‘plumbing poverty’ – in some of America’s wealthiest and fastest-growing cities. These cities include the metropolitan areas of San Francisco, Portland, Austin, Nashville, and Seattle.

The report identifies a clear link between unaffordable housing, metropolitan wealth gaps, and plumbing poverty, with households of color and renters disproportionately living without piped running water in their homes. This is particularly the case for households that spend 40-50% of their monthly income on rent, despite no access to running water.

Analyzing two decades of data trends, from 2000 to 2017, the researchers identify San Francisco as having the highest share of households without running water, followed by Portland, Milwaukee, San Antonio, and Austin (in ranked order). Piped water access worsened for households in these cities since 2000. Between 2000 and 2017, Los Angeles ‘improved’ to 7th place. But it still has 44,200 people without piped water.

Meanwhile, throughout the United States, nearly 460,000 households, or some 1.1 million people, lack piped running water in their homes. 73% of households without piped water are located in urban areas, with 29% in the 15 metros profiled in this report.

The research was led by Katie Meehan with the Department of Geography at King’s College London. Meehan is also a Ph.D. alumna from UArizona School of Geography, Development and Environment. Jason Jurjevich, associate professor of practice, and graduate student Nicholas Chun – both in the University of Arizona School of Geography, Development and Environment, co-authored the report.

Phoenix is one of the cities featured in the report:

• Rates of plumbing poverty have flat lined or “stagnated” since 2000. However, the situation has deteriorated for renter households.
• Renters are earning less and paying more to live in a home without running water. Renters account for 51% of households without piped water, and their rents rose by $250 (38%) while their median incomes fell by $230 (10%) between 2000 and 2017.
• The authors argue that “stagnation” equals “no progress” in terms of universal water access.

##

Read the King’s College London full press release

Report: Plumbing poverty in U.S. cities: A report on gaps and trends in household water access

The post Plumbing Poverty in U.S. Cities appeared first on DAILY SAN FRANCISCO BAY NEWS.

Reshaping U.S. Downtowns: Momentum Grows for Office-To-Housing Transformations

Downtown Boston Office Buildings. Image © Shutterstock

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https://www.archdaily.com/1009433/reshaping-us-downtowns-momentum-grows-for-office-to-housing-transformations

Cities across the US are struggling to fill their office spaces. Major cities like Washington DC, Boston, and San Francisco have increasingly vacant downtowns, while the urban centers of small Rust Belt cities struggle to survive altogether. This trend is consistent beyond the US, with over three-quarters of Europe’s office buildings at risk of obsolescence by the decade’s end. The cause of this, in most cases, is simple: an oversupply of offices and a shift towards remote work. These vacant buildings can trigger a negative domino effect of economic and social challenges for cities, and their surplus, coupled with a housing shortage, has sparked discussions among cities and architects about the impending necessity to transform offices into housing.

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San Francisco’s Financial District. Image © Shutterstock

Adapting office spaces into housing might seem straightforward, but it comes with its share of challenges, spanning zoning, technical, and financial complexities. Zoning regulations and codes hinder flexibility in program usage and the exploration of new housing types. There are also technical hurdles related to HVAC, plumbing, and natural daylight access, which makes some office buildings better candidates than others. Moreover, financial hurdles loom large, with all-time high mortgage rates and the still high price of office buildings.

Empty Office. Image © Shutterstock

As daunting as all of those challenges might seem, historically, the concept is not new. During the 1990s, both NYC and Los Angeles passed city ordinances to encourage the adaptation of empty office buildings to housing. In NYC, due to the ’90s recession and the 9/11 attacks, the city passed zoning changes, tax incentives, and government bonds to finance developers willing to repurpose unused office buildings. These helped convert about 20 million square feet of the lower Manhattan financial district into 17,000 homes. LA also saw a similar wave of conversions after the city passed an adaptive reuse ordinance in 1999, which resulted in about 15,000 housing units.

Related Article

Our Cities Aren’t Dead Yet!

Currently, in the US, similar changes and incentives are happening at the federal and city levels to offset the costs and challenges related to these conversions. Most recently, in October of this year, the Biden-Harris administration announced actions to support the conversion of high-vacancy commercial buildings to affordable residential use. These actions include new financing, technical assistance, and the sale of federal properties. At the local level, cities are also proposing incentives. Boston is offering property tax breaks to developers, while Portland, Oregon, is waiving fees and providing improvement standard exceptions.

Aerial Render, Weaver Building. Image Courtesy of Brooks + Scarpa

In response to these discussions, architects are unveiling imaginative visions for what these transformations could look like. Brooks Scarpa recently reimagined the Robert C. Weaver building in DC for the BRUTAL DC design exhibition. Their vision includes 300 units of housing, reduced office space, and community amenities. They addressed challenges like natural daylighting and HVAC location by replacing the outdated core with a shared central courtyard garden. Their design allocates nearly 45% of the space for affordable housing, promoting shared living options and showcasing the potential for repurposing large office buildings into new housing models.

Central Courtyard Render, Weaver Building. Image Courtesy of Brooks + ScarpaPlan

There is currently momentum in cities in the US to develop incentives to convert offices into housing. It is not in vain; urban centers need these changes to survive. The investments in reshaping these urban landscapes could pave the way for a new wave of office-to-housing transformations, holding vast potential for innovative housing solutions. Hopefully, these financial incentives and zoning changes will grant developers and architects enough freedom and opportunity to innovate and explore new models for social housing, creating more equitable and human-centered downtowns.

The post Reshaping U.S. Downtowns: Momentum Grows for Workplace-To-Housing Transformations appeared first on DAILY SAN FRANCISCO BAY NEWS.

A reporter gets out of a Cruise driverless taxi after a test ride in San Francisco this year. (Terry Chea / Associated Press)

In the wake of California withdrawing Cruise’s permit to operate self-driving cars in the state, the company announced that it’s suspending all U.S. robotaxi operations.

The move comes after the California Department of Motor Vehicles alleged that Cruise withheld from regulators video footage of a Cruise robotaxi dragging a person down a city street.

The future for the company is uncertain. Its parent company, General Motors, has lost $1.9 billion on Cruise so far this year, including a $732-million loss in the third quarter, according to its latest earnings report. Competitor Ford shut down its Argo robotaxi unit in 2022, concluding that the possibility of far-off profits weren’t worth the enormous cash drain.

The California DMV gave two reasons for suspending Cruise’s license this week: concerns about safety and claims that the company withheld from regulators video footage that showed a Cruise robotaxi drag an already injured woman 20 feet across street pavement before emergency workers could reach her.

Read more: California DMV pulls permits for Cruise’s driverless cars over safety concerns

“The most important thing for us right now is to take steps to rebuild public trust,” Cruise said in a statement online Thursday night. “Part of this involves taking a hard look inwards and at how we do work at Cruise.”

Cruise vehicles with humans behind the wheel will continue to operate. Until this week, the company had been operating driverless services in San Francisco, Phoenix, Miami, Houston and Austin, Texas.

Cruise needs to be “extra vigilant when it comes to risk, relentlessly focused on safety” as it rebuilds public trust, a spokeswoman told The Times.

(1/3) The most important thing for us right now is to take steps to rebuild public trust. Part of this involves taking a hard look inwards and at how we do work at Cruise, even if it means doing things that are uncomfortable or difficult.

— cruise (@Cruise) October 27, 2023

The incident marks a dark chapter in the emerging history of the automated vehicle industry. Whether Cruise’s actions will harm the industry’s reputation, or only its own, remains to be seen.

Story continues

Robotaxi companies claim that autonomous vehicles are already safer than cars driven by humans. Officials in San Francisco say they’re having trouble getting these companies to provide adequate data to prove that. But Cruise is dealing with more than safety in this case — it’s dealing with allegations that it misled regulators and the media in ways that might erode public trust.

On Oct. 2, a car with a human behind the wheel hit a woman who was crossing at the intersection of 5th and Market streets in San Francisco against a red light. The pedestrian slid over the hood and into the path of a Cruise robotaxi, with no human driver. She became pinned under the car, and was later taken to a hospital.

Cruise quickly called the crash tragic but said that the robotaxi stopped as it was supposed to and that a human driver couldn’t have reacted as quickly.

Read more: A Cruise car hit a pedestrian. The company’s response could set back California’s new robotaxi industry

What Cruise did not say, and what the DMV revealed Tuesday, is that after sitting still for an unspecified period of time, the robotaxi began moving forward at about 7 mph, dragging the woman with it for 20 feet.

Cruise had shown a video of the incident to reporters but barred them from posting it publicly. (Because of that restriction, The Times turned down Cruise’s offer.) The video shown to reporters ended with the robotaxi sitting motionless, but did not include the vehicle dragging the woman.

The DMV said Cruise showed it the same abbreviated video, and only later did the agency see the full version. The two sides are fighting about that version of events. Cruise told reporters it showed the DMV the full video from the start.

In response to a request for comment, a spokesperson for the DMV said it stands by the facts outlined in the orders of suspension.

Cruise Chief Executive Kyle Vogt (Kimberly White / Getty Images for TechCrunch)

Controversy has surrounded the company for months, after San Francisco’s fire chief lit into Cruise and another robotaxi company, Waymo, for interfering with firetrucks and emergency workers. Police said robotaxis were getting in their way too.

Dozens of such incidents have been reported, including robotaxis blocking an ambulance from exiting a firehouse, driving onto fire hoses and parking themselves there, bursting through police tape and getting tangled in downed utility wires. Cruise robotaxis sometimes gather together up to a dozen at a time to block pedestrians and other cars at busy intersections, a phenomenon whose cause remains a mystery, at least to the public.

Nonetheless, the California Public Utilities Commission, which regulates taxi fares, voted to allow a massive expansion of robotaxi service across San Francisco. Cruise Chief Executive Kyle Vogt soon started talking about big plans for explosive growth, including the introduction next year of a six-passenger pod-like vehicle with no steering wheel called the Origin. “The goal is to get to scale as quickly as we can in terms of the total number of AVs to make this business profitable and sustainable,” he said at the TechCrunch Disrupt conference in September.

Read more: After disturbing week for Cruise robotaxis, state applies the brakes

Waymo, owned by Google parent Alphabet, is also planning to grow its fleets and move into new cities. It has already launched in Santa Monica and will soon expand to Los Angeles. Los Angeles officials are trying to get a close look at company plans, but are stymied by state law that gives cities little authority over robotaxi operations.

Other robotaxi companies are also gearing up to expand, including Zoox and Motional. Those companies are likely to draw more scrutiny in the wake of Cruise’s setback, said Bryant Walker Smith, an automated vehicle law expert at the University of South Carolina.

Alain Kornhauser, who heads the autonomous vehicle engineering program at Princeton, said the dragging incident is indeed tragic but it’s something that can be fixed. “The problem is, I don’t think anybody who’s writing code thought about a person being trapped under the car,” he said. “Now they can do something like mount a camera to make sure there’s no one under the car before it moves.”

People will be forgiving of odd robotaxi behavior if they trust the companies involved, he said. “But this covering-up business and not being forthright” does long-term damage to public acceptance, he said. “Didn’t we learn from Watergate that the coverup can be worse than the crime? They could be apologetic. They could say, ‘We’re not going to do that again.'”

This story originally appeared in Los Angeles Times.

The post Cruise sidelines whole U.S. robotaxi fleet to give attention to rebuilding ‘public belief’ appeared first on DAILY SAN FRANCISCO BAY NEWS.

California lost a net of 340,000 people to other states from 2021 to 2022, with a growing number of residents leaving for Florida and Arizona.

The outflow from California to other states was lower than it was from 2020 to 2021, when about 410,000 more people left California than arrived, according to new migration data from the U.S. Census Bureau. But it was still far higher than in the years before the pandemic, when the annual net loss was fewer than 200,000.

The Census Bureau’s estimates for the calendar years, which don’t include international migration, are based on responses to its American Community Survey. The 2022 survey asked respondents whether they lived at a different place than they did a year ago, and if so, where they lived previously.

The emigration from California contributed to a slight dip in the state’s population from 2021 to 2022, from about 39,143,000 to 39,029,000.

Texas remained the most common destination for former Californians, with a net of roughly 60,000 people moving there from California from 2021 to 2022, census data shows. But that group was about 19% smaller than the net of 74,000 Californians who moved to Texas from 2020 to 2021.

The decline was due, in part, to a higher count of Texans moving to California from 2021 to 2022 than during the previous period — 42,000, compared with 34,000.

Texas wasn’t the only state that, while still a popular destination for people leaving California, saw a smaller overall inflow. Nevada, which from 2020 to 2021 had the second-highest total of people coming from California at 48,000, had a net of just 27,000 arrive from 2021 to 2022.

That meant Arizona, where a net of 47,000 California residents arrived from 2021 to 2022, became the second-most-popular destination for former Californians. That total reflected a slight uptick from 2021, when a net of about 42,000 people moved from California to Arizona.

One of the biggest surges in migration from California was among residents who went to Florida. About 22,000 more people reported leaving California for Florida in 2022 than vice versa, a 73% increase from the net of 13,000 the previous year.

In only a handful of states did more people move to California than arrive. New Jersey had the largest overall loss to California, with a net of 7,000 residents moving across the country.

But California received a much larger influx of people coming from other countries. The state saw a net of about 126,000 international migrants arrive from 2021 to 2022, the Census Bureau previously reported, the highest total of any state.

Reach Christian Leonard: christian.leonard@sfchronicle.com 

The post Which U.S. states are most individuals shifting to? appeared first on DAILY SAN FRANCISCO BAY NEWS.

Alon Nechushtan’s latest project, Moving Voices, is coming to the U.S. through the month of November! The New York based jazz pianist will be joined by his international quartet, comprised of François and Louis Moutin, two brothers from France, and Lisbon-born vocalist Sara Serpa.

Moving Voices, which consists of original compositions from Nechushtan, is aimed to amplify immigrant voices and other inspirational stories centered around ordinary people who make extraordinary voyages, moving to and from new homes. Juxtapositions between perspectives present the promise of hope and idealization of journeys to the US with the terror-inspiring survival stories of the French migrant camp known as “the Jungle” to serve as the impetus in this movingly ambitious project.

The compositions utilize excerpts from Pakistani poet Faiz Ahmad Faiz, African poet Lenrie Peters, Italian Jewish Primo Levi’s emotional poem ‘Voices’, and Ethiopian-born writer Alemayehu Gebrehiwot, to tell stories about emigrating, migrating, immigrating, seeking asylum, shelter, political refuge and a bit of love and compassion. For more info about the project, visit: https://www.movingvoicesnyc.com.

The U.S. tour of Moving Voices was made possible through FACE America/French Cultural grant for touring and the Brooklyn Music School, whose executive director, Brian Adamczyk, is a co-producer of this project. Following the U.S. tour, the ensemble will make its way to Paris in mid-November. For more info about FACE grants, visit: https://face-foundation.org/artistic-funds/jazz-new-music/current-grantees/.

Tour Schedule

Wednesday, November 8, 2023 at 8pm

Brooklyn Music School, 126 St Felix St, Brooklyn, NY 11217

https://www.eventbrite.com/e/moving-voices-voix-emouvantes-new-york-city-premiere-tickets-705546808497?aff=oddtdtcreator

Thursday, November 9, 2023 at 10pm

Lilypad Boston, 1353 Cambridge St, Cambridge, MA 02139

https://www.lilypadinman.com/home/2023/11/9/alon-nechushtan-quartet-moving-voices-with-sara-serpa-and-moutin-brothers

Saturday, November 11, 2023 at 10pm

Jersey City Theater Center, 165 Newark Avenue (enter from Barrow St), Jersey City, NJ 07302

https://wl.seetickets.us/event/Global-MusicAlonNechushtanQuartetUS-Portugal-Israel-France/568852?afflky=JerseyCityTheaterCenter

Sunday, November 12, 2023 at 5pm

Charlottesville Jazz Society, 2027 Woodbrook Ct, Charlottesville, VA 22901

Welcome

Monday, November 13, 2023 at 7pm

Blues Alley, 1073 Wisconsin Ave NW, Washington, DC 20007

https://www.instantseats.com/index.cfm?fuseaction=home.artist&VenueID=3&artistid=25566

Wednesday, November 15, 2023 at 9pm

Baiser Salé, 58 Rue des Lombards, 75001 Paris, France

https://www.parisjazzclub.net/en/85128/concert/2023/11/15/alon-nechushtan-quartet-

About the Artists

François Moutin was born in Paris. At age 5, François began studying guitar, then piano by age 11. The acoustic bass became his most lasting passion as a teenager. Also studying mathematics and physics, François received a college degree in engineering and earned a doctorate in physics at the age of 24. Then he elected to become a professional musician.

Three years later, as a member of the legendary Martial Solal’s Trio, François was recognized as one of the finest young bass players in Europe. At 29, he began co-leading the Quintet Moutin with his twin brother Louis, a top echelon Jazz drummer. This project has evolved into the Moutin Reunion Quartet.

With this band, the brothers have toured extensively around Europe and the United States, working with the greatest musicians of this age: Martial Solal, Michel Portal, Antoine Herve, Daniel Humair, André Ceccarelli, Eric Lelann, Jean-Michel Pilc, Christian Escoude.

He has also performed with Peter Erskine, Randy Brecker, Niels Lan Doky, Mino Cinelu, Dave Liebman, John Abercrombie, Toots Thielemans, Didier Lockwood, Larry Schneider, Aldo Romano, James Moody, Terry Lyne Carrington, Richard Galliano, Bernard Lubat, Aaron Scott, George Brown, Sunny Murray, Michel Legrand, Archie Shepp, Claude Nougaro, Trilok Gurtu, Bob Berg, Birelli Lagrene, Wladimir Kosma, Marius Constant, Markus Stockhausen, L’ensemble Inter Contemporain. François has performed in every important European Jazz Festival, and he has toured in over 30 countries around the world.

In November 1997, François moved his base to New York where he has found steady work in live performance and studio sessions with the premier artists on the New York Jazz Scene. A partial list of their names reads like the yellow pages of Jazz: Franck Wess, Jimmy Heath, Monty Alexander, Benny Powell, Don Alias, Mike Stern, Lew Soloff, Steve Kuhn, Joe Locke, Billy Hart, Jeff Tain Watts, Victor Lewis, Billy Drummond, Richie Beirach, Dave Liebman, Oliver Lake, Harry Belafonte, Odean Pope, James Hurt, Ari Hoenig, Jean-Michel Pilc, Rick Margitza, Franck Kimbrough, Joel Frahm, Greg Tardy, Gene Jackson, Dave Binney, Rudresh Mahanthappa, Vijay Iyer, Adam Rogers, David Gilmore, Ben Monder, John Hart, Billy Drews, Jamie Haddad, Steve Hass, and Bob James.

He is a familiar presence on the stages of such establishments as Sweet Rhythm, Jazz Standard, Birdland, Village Vanguard, Blue Note, Knitting Factory, Zinc Bar, Jazz Gallery, Tonic, Smoke, Lincoln Center, Town Hall, New York Symphony Space, Museum of Modern Art. François has also appeared in some major Jazz Festivals around the country like Newport JVC Jazz Festival, Bell Atlantic Jazz Festival in New York, Freihoffer Jazz Festival in Saratoga Spring, Detroit Jazz Festival, Monterey Jazz Festival, San Francisco Jazz Series, or Kansas City Jazz Festival. https://moutin.com/

Born in Paris on Christmas Eve 1961, Louis Moutin developed an early passion for music, particularly jazz, in which he became immersed thanks to the family’s record collection. When he was seven years old, Louis began teaching himself to play piano. At age 20, he chose to become a jazz drummer.

At 24, after completing training as an engineer at the prestigious Ecole Centrale de Lyon and receiving a Masters Degree in Mathematics, Louis decided to abandon a career in technology and to pursue his musical interests. Within three years, he was a member of the very successful Machado Trio, and was already regarded as one of the best European Jazz drummers, performing frequently in the international Jazz Festival network.

At 29, Louis teamed with his twin brother François, a highly regarded upright bass player, to form their first group. This collaboration by the Moutin brothers drew praise from Jazz audiences and music professionals alike. In 1998, the Moutin brothers have created the Moutin Reunion Quartet. This quartet has released 5 albums and performed more than 450 concerts. In 2013 they come with a new band, the Moutin Factory Quintet, that gives its first concert at Jazz in Marciac and release a new album “Lucky People”.

Meanwhile Louis has pursued a steady career as sideman with such renowned artists as: Martial Solal, Jean Michel Pilc, Michel Legrand, Antoine Herve, Tigran Hamasyan, Michel Portal, Giovanni Mirabassi, François Jeanneau, Manuel Rocheman, Christian Escoude, Albert Mangelsdorff, Andy Emler, N’guyen Le, Eric Lelann, Laurent Dehors, Simon-Spang-Hanssen.

On various occasions, he has also performed with : Danilo Perez, Lew Soloff, John Abercrombie, Joe Locke, Lee Konitz, Flavio Boltro, Larry Schneider, Toots Thielemans, Dee Dee Bridgewater, Didier Lockwood, Markus Stockhausen, l’Ensemble Inter Contemporain, and Johnny Griffin. https://moutin.com/

A native from Lisboa, Portuguese Sara Serpa is a singer, composer, improviser, who through her practice and performance, explores the use of the voice as an instrument. Serpa has been working in the field of jazz, improvised and experimental music, since moving to New York in 2008. Literature, film, visual arts, nature and history inspire Serpa in the creative process and development of her music.

Described by the New York Times as “a singer of silvery poise and cosmopolitan outlook,” and by the JazzTimes magazine as “a master of wordless landscapes,” Serpa started her recording and performing career with jazz luminaries such as Grammy-nominated pianist, Danilo Perez, Guggenheim and MacArthur Fellow pianist, Ran Blake, and Greg Osby.

Serpa was voted 2020 NPR Jazz Vocalist, Rising Star-Female Vocalist 2019 by the Downbeat Magazine Critics Poll, and teaches at The New School and New Jersey City University. Currently Serpa is Artist-In-Residence at Park Avenue Armory, in New York and a recipient of New York City Women’s Fund 2020, Chamber Music America New Jazz Works Grant 2019, New Music USA 2019 Grant, 2021 USArtists Grant from Mid-Atlantic Foundation for the Arts, and 2021 Herb Alpert/Ragdale Prize in Composition.

Serpa has been active in gender equity in music and is the co-founder (along with fellow musician Jen Shyu) of Mutual Mentorship for Musicians (M³), an organization created to empower and elevate women and non-binary musicians.

Serpa has collaborated with an extensive array of musicians including Ingrid Laubrock, Erik Friedlander, John Zorn, Nicole Mitchell, André Matos, Okkyung Lee, Guillermo Klein, Linda May Han Oh, Kris Davis, Okkyung Lee, Sofía Rei, Chris Tordini, Caroline Davis, Angelica Sanchez, Thomas Morgan, Dan Weiss, Jacob Sacks, Malika Zarra, Erica Lindsay, Matt Mitchell, Zeena Parkins, Mark Turner, David Virelles, Tyshawn Sorey, Leo Genovese, Ben Street, Adam Cruz, Demian Cabaud, Fabian Almazan, Aya Nishina, Ashley Fure, Andreia Pinto Correia, Derek Bermel, Joseph C. Phillips Jr., among many others.

She has performed her own music in Europe, Australia, North and South America, singing at international festivals such as Bergamo Jazz Festival, Festa do Jazz, the Panama Jazz Festival, Festival de Jazz de Montevideo, Wangaratta Jazz Festival, Adelaide Festival, Sopot Jazz Festival or venues like Bimhuis, Casa da Música, Village Vanguard, Jazz Standard, The Stone, Brooklyn Academy of Music, the Metropolitan Museum of Art, Lincoln Center, the Met Breuer, and the Kennedy Center for the Arts, among others. https://www.saraserpa.com/

About Alon Nechushtan

Described by DownBeat Magazine as “a talent to watch, with a surfeit of ideas, an unbridled spirit and bold, two-fisted sense of architecture,” composer and jazz pianist Alon Nechushtan’s musical adventures have brought him all over the world. Over the course of career, Nechushtan’s contemporary compositions have brought him to far corners such as the Yokohama Festival Japan, The Sao-Paolo Brazil Jewish Music Festival with his quintet, Talat, Toronto, Manila with his concerto for the Philippine Symphony Orchestra, and the Tel Aviv New Music Biennale. The Tel Aviv-born musician is a proud resident of New York City, and has performed in venues such as Carnegie Hall, Central Park Summer Stage, Lincoln Center, The Kennedy Center, The Blue Note Jazz Club and Joe’s Pub.

All About Jazz Magazine has called him “a fantastic pianist-composer with abundant chemistry and boundless eclecticism.” He has released solo recordings on various leading recording labels, including Enja (Germany), MGN (Netherlands), Tzadik (USA), BuckyBall (USA), Creative Sources (Portugal), Between the Lines (Netherland), and Ayler (Sweden). www.musicalon.com

About the Brooklyn Music School

The Brooklyn Music School (BMS) is a community school for the performing arts, founded in 1909 as the Brooklyn Music School Settlement. As a part of the Downtown Brooklyn Cultural District, BMS is a long- standing member of the National Guild of Community Schools of the Arts. Today, BMS is committed to serving the community by providing high quality music and dance instruction without regard to income, age, previous experience or professional aspirations. Learn more at brooklynmusicschool.org.

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The U.S. Department of the Treasury awarded $60 million in tax credits to support San Francisco’s nonprofit organizations and projects in underserved neighborhoods, city officials said Monday.

The New Markets Tax Credits will be distributed to the San Francisco Community Investment Fund, a nonprofit tasked to help fund projects with community benefits in low-income San Francisco neighborhoods, Mayor London Breed’s office said in a news release.

“Our non-profits and small businesses are at the core of community and neighborhoods across our city,” Breed said in a statement. 

“This federal support comes at a time when so many of our businesses and community organizations are still recovering, but we know there is much more work ahead. I want to thank the U.S. Treasury for including San Francisco in this allocation and supporting our city’s recovery.”

The tax credits will help local businesses and nonprofits to use underutilized buildings in San Francisco’s low-income neighborhoods, create jobs and investment, and provide sustainable community services, the mayor’s office said.

The SFCIF has supported 15 projects across eight neighborhoods in the city, created over 1,000 construction jobs, and deployed $216.5 million in New Markets Tax Credit allocations, according to city officials.

Previous tax incentives have boosted the construction of projects such as the Meals on Wheels San Francisco food distribution center in the Bayview District, the Community Music Center and Hamilton Families buildings in the Mission District, the community and childcare center in the Sunnydale HOPE SF public housing development, the renovation of the Geneva Car Barn in the Excelsior district, and the 447 Minna cultural hub and the West Bay Pilipino Multi-Service Center in the South of Market neighborhood, the mayor’s office said.

Those interested in the San Francisco Community Investment Fund can visit www.SFCIF.org. Applications are received and reviewed on a rolling basis, according to city officials.

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Akira Okura

Akira Okura has lived all over the world, moving to new countries for work throughout his career, including Spain, Singapore, the United States and Japan. “I love moving,” he joked.

Okura was appointed as chief operations officer of Beard Papa’s USA in June. The 435-unit Japanese cream puff franchise has locations internationally and in 16 states. The dessert concept gives customers the option to choose a shell, like honey butter or chocolate éclair, and a filling—vanilla, green tea or chocolate.

Beard Papa’s was founded in 1999 in Osaka, Japan. The brand has since grown in popularity, with the Beard Papa mascot having a spot in Disney’s “Wreck-It Ralph,” voiced by John DiMaggio.

Okura previously worked as an executive for Beard Papa’s parent company, Muginoho International, from 2004 to 2011. He started in Japan before being transferred to the U.S. division in Los Angeles.

Most recently, Okura worked for Franchise World Link as the Japanese country manager.

Previously, Okura was a major part of the U.S. introduction of Beard Papa’s in Los Angeles in 2004. He plans to use that experience to further expand the brand nationwide, with the goal of opening 100 stores in three years. So far, the brand has about 40 open.

“First of all, I want to make many stores in big cities,” he said, naming options like Los Angeles, New York and San Francisco to add additional stores. “And then be a strong brand name, and then go to new, smaller cities.”

A lot has changed since Okura was last working on franchise development in the United States 12 years ago—even the price of the cream puff. “Our cream puff, when I was here, was like $2. Now, depending on the store, it’s like $3. So, it’s double,” he said. So far, his colleagues are helping him catch up on the last decade-plus of the brand. “We’re adapting and trying to restart this brand.”

The franchise still has franchisees he used to work with, too. “It was great to work with them again,” Okura said.

Beard Papa’s isn’t just a dessert franchise—the brand considers itself an experience.

“We are using natural vanilla bean for our signature. We are baking the puff in the oven for the customer on site. We inject cream into the freshly baked puff in front of the customer,” Okura said. “It’s entertainment, but it’s eating. Eatertainment.”

Executive Ladder

Dog Haus named Michael Montagano, the former chief executive of Kitchen United, as CEO.

Mike Lopez was hired as Tint World’s chief operations officer.

KFC appointed Paul Tuscano as its first chief digital officer.

Subway named Douglas Fry as president of North America, replacing Trevor Haynes. Carrie Walsh was promoted to president of Europe, Middle East and Africa, and Mike Kehoe to global chief development officer. Cristina Wells was promoted to senior vice president of marketing.

Cousins Maine Lobster hired longtime Wendy’s executive Angela Coppler as its first head of development.

Mayweather Boxing + Fitness hired Ryan Reeves as chief development officer and Dawn Weiss as chief marketing officer.

FirstLight Home Care hired Kristen Duell as its executive vice president of experience and innovation.

Penn Station East Coast Subs hired Diane Matheson as its director of marketing.

Youth Athletes United promoted Annie Spaulding to chief operating officer and Bob Gibson to president of Soccer Stars.

ParkerStark Management, franchisees of Huey Magoo’s Chicken Tenders and Scooter’s Coffee, announced Kevin Armantrout as president.

Five Star Franchising, parent of Bio-One and 1-800-Textiles, hired Mike Miller as vice president of franchise development.

Smalls Sliders named Greg Swafford as vice president of supply chain.

Modern Restaurant Concepts, parent company of Qdoba and Modern Market Eatery, brought in Prashant Budhale as chief technology officer.

Carrie Walsh

Papa Johns named Patrick Coelho as senior vice president of development.

Metal Supermarkets named Elliott Tepperman as manager of e-commerce.

Craveworthy Brands named Greg Creed as its first advisory board member.

Big Frog Custom T-Shirts announced David Braun as chief development officer.

HomeFront Brands hired Meaghan Price as vice president of marketing, Paul Tucker as vice president of e-commerce and Jason Livingston as vice president of customer experience and analytics.

Josh Burris joined The Vitamin Shoppe as an advisory board member.

Chicken brand PDQ promoted Kep Sweeney to CEO, filling the hole after the departure of co-founder Nick Reader.

Stellar Service Brands, franchisor of Restoration 1, Bluefrog Plumbing + Drain and Softroc, named Courtney Harmon as brand president of Bluefrog and Softroc. Devin Ward was hired as vice president of franchise development and Kyana Shamloo as director of strategic initiatives for Softroc.

Brix Holdings named Luke Mandola Jr. as vice president of franchise sales and development.

American Family Care brought in Randy Johansen as its new CEO after D. Bruce Irwin, founder and CEO, died.

Yogurtland announced David Kahn as senior director of franchise development.

Lynn Edwards

Hounds Town promoted David Martinelli from vice president of marketing to chief relationship officer.

Dutch Bros President Christine Barone will transition to the role CEO after current CEO Joth Ricci announced he will step down. She starts her position in 2024.

Captain D’s announced Jeff Wilson as chief financial officer.

Ford’s Garage hired David Ragosa as its vice president of franchising development.

Jersey Mike’s brought back Paul Brodeur as vice president of franchise development.

The Joint Chiropractic hired Lori Abou Habib as chief marketing officer.

Taziki’s named Robert Brown as vice president of operations and Lynn Edwards as vice president of human resources and people operations.

Panera Brands named Paul Carbone as chief financial officer.

Valvoline named Lori Flees as CEO and president of the company when former CEO Sam Mitchell retires.

Ziebart International promoted Thomas Bowler to director of United States retail operations.

Rachel Rearden will be stepping into the chief experience officer role at skinBe Med Spa.

Scooter’s Coffee appointed Tim Arpin as chief sales officer.

Little Caesars promoted Paula Vissing from chief operating officer to president of global retail. Ed Gleich was promoted from chief innovation officer to president of global services.

WaterWalk appointed Jim Anhut as president and chief development officer.

Empower Brands announced Cory Lyons as brand president of Koala Insulation.

Send promotions and new hire news in franchising to Megan Glenn, mglenn@franchisetimes.com.

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San Francisco home sellers are four times more likely than the average U.S. home seller to take a loss, as the Bay Area metro reels from an outsized drop in home prices. The typical San Francisco seller who takes a loss sells their home for $100,000 less than they bought it for.

Roughly one of every eight (12.3%) homes that sold in San Francisco during the three months ending July 31 was purchased for less than the seller bought it for, up from 5% a year earlier. That’s a higher share than any other major U.S. metro and is quadruple the national rate of 3%.

Next came Detroit (6.9%), Chicago (6.5%), New York (5.9%) and Cleveland (5.8%). 

In San Francisco, the typical homeowner who took a loss sold their home for $100,000 less than they bought it for. San Francisco tied with New York for the largest median loss in dollar terms. Nationwide, the typical homeowner who sold their home for less than they bought it for lost $35,538.

Homeowners were least likely to sell at a loss in San Diego, Boston, Providence, RI, Kansas City, MO and Fort Lauderdale, FL. In each of those metros, roughly 1% of homes sold for less than the seller originally paid.

This is according to a Redfin analysis of county records and MLS data across the 50 most populous U.S. metropolitan areas. To be included in this analysis, a home must have been owned by the same party for at least nine months leading up to the sale. This data is subject to revision.

San Francisco Homeowners Take Hit From Plunge in Home Prices

San Francisco home sellers were most likely to lose money because the region has experienced outsized home-price declines. It was one of the first markets to see prices sink when high mortgage rates triggered a slowdown in the housing market last year. By April 2023, San Francisco’s median home sale price was down a record 13.3% year over year, more than triple the nationwide drop of 4.2%. As of July, it was down just 4.3% year over year to $1.4 million, but that compared with a national gain of 1.6%. The total value of homes in San Francisco has fallen by roughly $60 billion since last summer, a separate Redfin analysis found.

Prices in the Bay Area have fallen fast for a few reasons: First, it’s home to the most expensive real estate in the country, meaning housing costs had a lot of room to come down. It has also been hit hard by layoffs in the technology sector. Additionally, it’s not as popular as it once was; remote work has allowed scores of people to relocate to more affordable areas. 

San Francisco, Detroit, Chicago and New York, which top the list of metros where home sellers are most likely to take a loss, all rank among the top 10 metros Redfin.com users are looking to leave. 

“Some condos in the Bay Area are now worth less than their owners bought them for in 2018 and 2019, in part because commuting from Oakland and other outlying areas into downtown San Francisco isn’t really a thing anymore,” said local Redfin Premier real estate agent Andrea Chopp, who focuses on Oakland and other East Bay neighborhoods. “There are buyers out there, but they’re a lot more cautious and picky than they were when mortgage rates were low. The Bay Area housing market was unsustainable before, so this correction is probably healthy, but the unfortunate thing is prices remain unaffordable for a lot of people—especially with rates now above 7%.”

The Vast Majority of U.S. Home Sellers Are Still Reaping Gains

Even though home prices have fallen from their peak, a majority of home sellers are still reaping significant financial gains. Nationwide, 97% of home sellers sold for a profit during the three months ending July 31, with the typical home that sold going for 78.4% ($203,232) more than the seller bought it for.

Even in San Francisco, most homeowners are still making a lot of money. The typical home that sold in the metro went for 70.5% ($625,500) more than the seller bought it for. 

Today’s home sellers are making money despite an ongoing housing downturn in part because a scarcity of homes for sale is fueling bidding wars and propping up home values. Most people who bought when home prices peaked would lose money if they sold now, so they’re not selling. Many of the homeowners who are selling today have owned their homes for long enough to make a profit regardless of month-to-month fluctuations in housing values.

In Boise, ID, Redfin Premier agent Shauna Pendleton has clients who will likely have to take a $100,000 loss on their home because they’re selling it after only about a year. They’re moving back to Seattle because their employer is requiring them to return to the office. Pendleton noted that it’s not common for homeowners to sell at a loss in Boise, but when it does happen, it often involves homes selling for upwards of $750,000.

Metro-Level Summary: 50 Most Populous U.S. Metro Areas

Statistics in the table below represent the three months ending July 31, 2023, unless otherwise noted.

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