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We hope you enjoy this new Issue of Framework. During this time of celebration and reflection, we take a moment to thank you for your ongoing support and friendship in 2024 and reaffirm our shared hopes for a successful and peaceful 2025.
This has been a year of building and significant expansion for Somos and we are proud of our progress in such a short time. This progress is rooted in the personal and professional support from our clients, our team, and our extended family.
We are especially proud of our continued agenda to strengthen the economy in partnership with our clients. Our collaborative efforts are creating jobs that provide working people the opportunity to improve their lives and build generational wealth. This was the focus of our State of the Worker Summit, which you will read about below. Our firm’s central premise is to unlock human potential through a radically inclusive economy and we are heartened that others are catching up with us!
We have built our organization on a foundation of service. That is our proudest accomplishment this year and our highest hope for the next one: to be of service—to our clients, our staff, and our community. In that spirit of friendship and gratitude, we extend our best wishes for the new year.
Alfred Fraijo Jr. and the Somos Team
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- Building a Radically Inclusive Economy
- Milestones
- Industry Insights
- 2024 Housing Bills Breakdown
- Leadership Spotlight
- Who We Are
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BUILDING A RADICALLY INCLUSIVE ECONOMY: SAFER'S STATE OF THE WORKER SUMMIT
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Written by: Patricia Ortega | |
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Somos Group’s nonprofit affiliate, SAFER, organizes first-of-its-kind summit on the state of the worker to jumpstart efforts to build a more equitable and inclusive economy.
In October, one hundred business and union leaders, policymakers and community advocates came together at the first-ever State of the Worker Summit to discuss the critical steps needed to build a radically inclusive economy. The Summit, organized by Somos Group’s nonprofit affiliate SAFER (Somos Accelerator for Economic Resilience) underscored the power of collaboration between the public and private sectors in addressing the current crisis for working people and positioned California as a national model for inclusivity and economic equity in the future.
Somos founder and CEO Alfred Fraijo Jr. created the Summit to address some of the most critical questions California faces in the coming decades.
“This Summit is the first of what we hope will be many such events to address some of the critical issues of our time,” Fraijo said. “We felt the state of the worker was the place to start because it lies at the root of so many other critical issues: wealth inequality, housing insecurity, lack of educational opportunity...the list goes on.”
The Summit featured keynote speaker Kareem Webb, entrepreneurial activist and Principal at Webb Investments, who emphasized the need to tackle inequities through a lens of collective action, guided by the principle that "none of us is as good as all of us." Webb and a group of panelists explored the challenges faced by marginalized communities in their efforts to secure jobs that provide a decent living for families and a basis for building generational wealth.
A panel titled “The Radically Inclusive Economy: A Worker-Centered Vision for Prosperity” was moderated by Jim Araby, Strategic Campaigns Director at UFCW Local 5. Panel participants included Jeffery Wallace, President and CEO of LeadersUp; Dr. Fernando Guerra, Professor of Political Science at Loyola Marymount University; and Saba Waheed, Director of the UCLA Labor Center.
“We need to think differently about Philanthropy and impact investing since they can serve as the risk capital needed to test new models, move them through proof of concept, and ultimately integrate them into the public sector as standard practice,” said Wallace.
The panelists discussed a range of issues concerning equity in the workforce and highlighting opportunities to level the playing field, including:
+ A call for radical inclusivity.
+ Modernizing municipal government.
+ Leveraging California’s philanthropic ecosystem.
+ Expanding access to capital.
+ Leveraging government procurement contracts.
+ Data-driven policy and measurable outcomes.
+ Creation of workforce opportunities.
Yvonne Wheeler, the president of the Los Angeles County Federation of Labor, provided closing remarks.
“While corporations are reaching record profits, workers are being left behind, and this must change,” Wheeler said. “Workers were essential during the pandemic and remain essential afterward, which must be reflected in our investment in workers, their wages, and their protections.”
Planning has already begun for State of the Worker Summit in 2025!
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Photo: (Left) Kathy Finn, President of UFCW Local 770 (Right) Yvonne Wheeler, President of the LA County Federation of Labor, AFL-CIO | |
Photo: Ramneek Saini, Principal and Chief Political Officer of Somos Group. | |
Photo: Ontario Smith, Principal and Chief Operations Officer of Somos Group. | |
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June 2024: Ramneek Saini and Dolores Huerta - Somos Group Principal, Ramneek Saini, had the privilege and honor of spending an evening with a true living legend, Dolores Huerta, as she celebrated her 94th birthday. Huerta, a co-founder of UFW, isn't just a renowned American labor leader and civil rights icon; she is a beacon of hope and inspiration.
Huerta's impact extends far beyond California. She has played a pivotal role in shaping national politics and advocating for social change. Her tireless efforts have been recognized, earning her the Presidential Medal of Freedom from President Barack Obama. Her dedication and unwavering commitment to justice have left an indelible mark on history.
Today, we build upon the foundation laid by Dolores and Cesar Chavez. Their legacy is not just a chapter in history but a call to action for all of us to continue the fight for equality and justice.
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July 2024: Somos Group Hosts Attorney General Rob Bonta - At Somos Group, we believe it will take the private and public sectors working together to solve California’s biggest challenges. It was our pleasure to welcome California Attorney General Rob Bonta to our HQ and hear about his efforts to make the California Department of Justice work for all Californians. He spoke to our clients and partners about how his path in public life has been guided by his family, his upbringing and his dedication to service. | |
July 2024: Somos Secures Big Win for Client Visa - Somos helped secure a milestone victory for our client Visa. Our team, led by Principal Ramneek Saini and Associate Jade Tolar, worked with the team at VISA to gain the Los Angeles Metro Board’s approval for contactless payment on all types of public transit. Our team helped create an engagement strategy for key stakeholders and elected leaders that ultimately helped win approval. This change will make accessing public transit easier for all Angelenos and facilitate use of the Metro system during the World Cup in 2026 and the Olympic Games in 2028. | |
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July 2024: Alfred Fraijo Participates in a Ori-Gen Panel on New AB 2873 Law - Alfred Frajio, Jr. joined moderator Mark Todd from Ori-gen in a webinar panel to discuss the potential economic and community impact of AB-2873, signed into law by Gov. Newsom in September 2022. The legislation requires new reporting obligations for affordable housing developers in California to the Tax Credit Allocation Committee. Beginning this year, developers receiving funding from the affordable housing tax credit program must submit supplier demographic reports and data to the state. Alfred, along with colleagues Jennifer Keith of Ethos Real Estate and Brandon Otto of Sweeten Inc., explored how this law aims to promote equity and increase participation in the procurement process for businesses owned by women, people of color, disabled veterans, and LGBT individuals.
We've prepared a fact sheet with the most important dates and information for quick reference. If you have any questions or thoughts regarding how Assembly Bill 2873 could affect you, please reach out. We'd be happy to answer your questions!
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July 2024: Somos Group Client Hollywood Forever Celebrates Governor Signing SB1495 - Another big win for one of our clients! Somos was enlisted to draft and advocate for an exemption from the state's "Tied-House Rules," enabling Hollywood Forever to collaborate directly with alcohol manufacturers for their special and cultural events. These events are crucial for funding the historic cemetery's operations, maintenance, and endowment. Governor Newsom announced that he signed SB 1495 by Senator Scott Wilk (R-Santa Clarita) allowing certain license holders to sponsor events and buy advertising space from a for-profit cemetery operator. | |
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July 2024: Somos Group Secures Big Win for ETHOS Real Estate - Somos Group provided key strategic advice to our client, ETHOS Real Estate, who successfully partnered with Bridge Investment Group to secure a significant affordable housing deal in Contra Costa County. Thanks to this partnership, Walnut Creek Manor will continue to provide affordable housing for current residents.
More than 200 community members attended a recent meeting to learn about the positive impact of this project, including the life-enhancing services offered by Project Access. County Supervisor Ken Carlson emphasized the importance of public/private partnerships in making Bay Area affordable housing projects a reality.
Stay tuned for more updates on how Somos is bringing housing projects to life for partners like Ethos Real Estate!
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July 2024: Somos Group Assists SEIU Local 87 President Olga Miranda in her effort to secure historic contract - Somos Principal Ramneek Saini assisted SEIU Local 87 President Olga Miranda in her efforts to secure a historic contract that secures among the highest wages and benefits for West Coast workers and sets a standard for other labor agreements in the months ahead.
The new contract ensures that the essential workers, who continued to keep buildings clean and safe during the most difficult days of the COVID pandemic, are paid fair wages. President Miranda pushed for a package that not only secured the historic wage gains but also a first-rate benefits package that ensures the health and safety of the janitors and their families.
“These are hard-working people that are often hidden and nameless in the San Francisco economy but are essential to the success of almost every business and the city’s overall economic health,” Miranda said.
Ramneek helped SEIU Local 87 develop a political strategy that supported the union in its efforts and led to the successful conclusion to contract negotiations that resulted in the historic contract.
SEIU Local 87 represents more than 5,000 janitors and the San Francisco Maintenance Contractors Association represents janitorial services throughout San Francisco, including major commercial buildings.
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August 2024: Somos Group Announces Representing Homeboy Industries in Its First Affordable Housing Project - Somos prides itself on working with transformational organizations tackling the affordable housing crisis head-on with our diverse team of experts. Somos Group will represent Homeboy Industries in its first affordable housing development project in Los Angeles, expanding their mission to address the housing instability faced by nearly three-quarters of its client base. The five-story development in Chinatown will provide 157 residential units, designed by KFA Architecture, and will be a key component of a new "Restorative Justice Village." By offering secure housing, this project aims to reduce stressors for program participants, enabling them to focus on healing and growth.
Somos is leading the complex legal and financial transactions necessary to bring this vision to life. This development is not just about housing but also about preventing recidivism and fostering community growth. We look forward to breaking ground soon and sharing more updates as the project moves forward.
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October 2024: Somos Group Secures Major Win for Client ETHOS - We are proud to congratulate our client, ETHOS Real Estate, on a major win for affordable housing in the City of Santa Ana! In partnership with Bridge Investment Group, Ethos has finalized a deal to preserve hundreds of units at Horizon Apartments as affordable housing, ensuring that 50% of the units will be available to households earning at or below 80% of the Area Median Income (AMI). This collaboration helps keep residents in their homes, reduces displacement, and provides crucial social, educational, and economic support through Bridge’s nonprofit partner, Project Access. | |
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October 2024: Somos Group Hosts Reps. Jimmy Gomez and Joaquin Castro - Latinos are an increasingly important voting bloc in our country and we are fortunate to have dynamic leaders at all levels of government representing our community's lived experience. It was a special honor for Somos Group to recently host two members of Congress, Congressman Jimmy Gomez and Congressman Joaquin Castro, at our headquarters to talk about critical issues that are facing the Latino community across the country.
Representatives Castro and Gomez spoke about the importance of increasing the participation and representation of Latinos and the positive impact this can have on issues like jobs, housing, education, and political empowerment. Our thanks to them for joining us, and to H. Analco González, Vincent Cordero, Joe Acevedo, and Arturo Sneider who co-hosted this inspirational event.
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Written by: Derek Galey & Patricia Ortega | |
A recent study by the Urban Institute examined the relationship between high-traffic roads—typically highways—and housing, finding that current zoning policies often focus on developing high-density housing near major roadways, which disproportionally impacts low-income communities by increasing their exposure to pollution. The study recommends reforms such as relocating multifamily housing, creating pollution buffers, and enhancing ventilation systems. Relatedly, San Diego County’s 2024 Climate Action Plan, adopted in September 2024, proposes net-zero emissions by 2045 and, for the first time, equity-focused funding allocations. However, the long-term success of such plans is likely to depend on sustained investment and accountability mechanisms to prioritize environmental justice and address disproportionate impacts. | |
The state will allocate over $1.3 billion from the Transit and Intercity Rail Capital Program (TIRCP) to support 27 transportation projects across California counties. These investments aim to reduce emissions, increase transit ridership, integrate rail service, and improve transit safety, with a programmatic goal to provide at least 25 percent of available funding to disadvantaged communities. Among these, Los Angeles Metro’s Southeast Gateway Line (SGL) will receive the largest award of $231 million. The SGL, previously named the West Santa Ana Branch Transit Corridor, is a new light rail transit line that will connect southeast LA County to downtown Los Angeles, traversing densely populated, low-income, and heavily transit-dependent communities. TIRCP was created by Senate Bill (SB) 862 (2014) and modified by SB 9 (2015) and has received funding from Assembly Bill (AB) 398 (2017), SB1 (2017), AB 180 (2021), and SB 125 (2023). | |
In West Adams Heritage Association v. City of Los Angeles, the California Court of Appeal for the Second District reversed its prior ruling that denied a 100-unit West Adams housing project a Class 32 CEQA infill exemption. The reversal follows AB 1307, which clarified that human noise does not constitute a significant environmental impact under CEQA. However, the court required the City of Los Angeles to determine whether the project conforms to an older redevelopment plan now integrated into zoning regulations. So the CEQA exemption remains on hold until the City can conduct the required zoning consistency analysis for the housing project. | |
Assembly Bill 98, effective January 1, 2026, introduces strict regulations for warehouse developments of or exceeding 250,000 square feet, including mandated setbacks around sensitive receptors and requirements to replace each housing unit demolished for warehouse construction with two new units. While supporters note the bill’s focus on mitigating negative environmental and housing impacts in affected communities, detractors point out that these policies may disincentivize industrial development and shift economic opportunities out of state. | |
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2024 HOUSING BILLS BREAKDOWN
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Written by: Diego Jasis & Max Masuda-Farkas | |
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AB 1893, Wicks, D-Oakland
Housing Accountability Act: Housing Disapprovals: Required Local Findings.
This bill modifies the “builder’s remedy,” a legal tool that enables developers to avoid local zoning requirements for qualifying projects in jurisdictions whose housing elements fail to comply with state law. Under the bill, developers of projects that fulfill state law-imposed housing needs but are rejected by local agencies have clarified, improved tools to compel approval and minimize the risk of protracted litigation that has characterized builder’s remedy projects to date.
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AB 2243, Wicks, D-Oakland
Housing Development Projects: Objective Standards: Affordability and Site Criteria.
This bill streamlines the permitting process for affordable and mixed-income housing development projects by amending the Affordable Housing and High Road Jobs Act of 2022. It will expand eligibility for expedited permitting to projects that are located near freeways or on underused regional malls up to 100 acres. The bill also builds upon the Middle Class Housing Act of 2022 by classifying affordable and mixed-use housing projects on these sites as “use by right” and therefore exempt from CEQA and other local permitting requirements. This opens opportunities for new projects under a quicker, cost-effective ministerial process.
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AB 2729, Patterson, R-Placer
Development Projects: Permits and Other Entitlements.
This bill extends all housing entitlements that were issued before January 1, 2024, by 18 months. This allows projects that are currently on pause due to market conditions and high interest rates to wait for more favorable conditions.
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SB 937, Wiener, D-San Francisco
Development Projects: Fees and Charges.
This bill defers local impact fees until the date of final inspection rather than during applications for utility services for housing and public infrastructure projects. This will ease pre-development cost burdens for housing and infrastructure developers.
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SB 1037, Wiener, D-San Francisco
Planning and Zoning: Housing Element: Enforcement.
This bill creates financial penalties enforceable by the California Attorney General for localities that fail to comply with state housing law. Under SB 1037, a municipality found to be in violation of state housing law is also required to bear the costs of investigating and prosecuting the action. Civil penalties are then allocated to state funding for the development of affordable housing in the affected jurisdiction.
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SB 440, Skinner, D-Oakland
Regional Housing Finance Act.
This bill authorizes two or more local governments to establish a regional housing finance authority to raise and allocate funding at a regional level for affordable housing development projects for low- or moderate-income families, including new construction and preservation projects. Under this bill, cities can create regional housing finance authorities that can generate increased funding for projects and provide technical assistance to developers.
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AB 1820, Schiavo, D-Santa Clarita
Housing Development Projects: Applications: Fees and Exactions.
This bill enables developers to request a preliminary fee and exaction estimate from cities and local agencies when they submit a preliminary application for a proposed housing project. The bill improves financial transparency for prospective developers to make informed decisions during the scoping and application process.
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AB 2553, Friedman, D-Burbank
Housing Development: Major Transit Stops: Vehicular Traffic Impact Fees.
This bill limits local vehicular traffic mitigation impact fees on housing development projects located near major transit stops or on sites that encourage fewer car trips. The bill expands the definition of “major transit stops” by increasing the requisite service frequency from 15 minutes to 20 minutes or less. AB 2553 also exempts sites where residents can walk to essential settings, such as grocery stores.
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AB 2580, Wicks, D-Oakland
Historical Resources.
This bill mandates that local governments examine how new historic designations could affect their ability to meet housing needs under state law. Local governments are required to report existing and future historic building designations to the Department of Housing and Community Development as part of their Annual Progress Report of the Regional Housing Needs Assessment process.
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AB 3093, Ward, D-San Diego
Land Use: Housing Element.
This bill requires localities to consider housing needs for unhoused populations and households of acutely low, extremely low, and very low income as part of their Housing Elements. The bill also directs state officials to consider these groups during the Regional Housing Needs Allocation (RHNA) process and requires RHNA to allocate housing units to address the needs of unhoused populations and extremely low-income households.
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SB 1395, Becker, D-Menlo Park
Shelter Crisis: Low Barrier Navigation Center: Use by Right: Building Standards.
This bill extends CEQA exemptions to speed up the permitting and financial assistance processes for homeless shelters and Low-Barrier Navigation Centers. The bill encourages local agencies to approve additional homeless shelters and Low-Barrier Navigation Centers for extremely and acutely low-income individuals and families.
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SB 450, Atkins, D-San Diego
Housing Development: Approvals.
This bill strengthens the recently passed SB 9, which allows for small-lot subdivisions in areas zoned for single-family homes. The bill prohibits local governments from creating zoning or design standards to subdivided parcels that are not applied to underlying single-family zoning, thereby reducing local barriers to SB 9 projects.
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Kira Conlon presents on CAFWD Panel in Sacramento -
Kira participated in a California Forward panel hosted by the University of California Possibility Lab, where panelists discussed the vital role collaboration plays in building a sustainable, resilient, and inclusive California economy. To meet the state’s housing and energy needs, stakeholders from diverse sectors discussed how they might align goals and work together, despite differing priorities. The challenges are clear, but the path forward involves innovative engagement and collaboration models that prioritize long-term benefits for all.
Somos Group works daily with clients solving for this very issue, creating solutions that bring communities, governments, and industries together in developments for lasting impact.
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Alfred Fraijo Participates in ULI Los Angeles Conference -
Alfred presented Somos Group findings that tested a hypothesis based on anecdotal evidence about why construction of new housing is often no longer financially viable.
Our research and analysis, using data from the U.S. Bureau of Economic Analysis, the Federal Reserve, and the California Department of General Services Real Estate Division, confirmed that the anecdotal evidence was supported by hard data that shows construction costs have significantly outpaced the earnings realized from the sale and leasing of real estate.
Somos experts deliver results rooted in creative thinking and data-driven analysis and we bring this approach to every project in the service of our clients.
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Kelsey Kline
Kelsey is our newest law clerk at Somos Group. He is a recent graduate of Occidental College with a degree in Urban & Environmental Policy and a minor in Cognitive Science.
At Occidental, Kelsey gained an understanding of political, sociological, economic, and planning-related issues facing Los Angeles and other major metropolitan areas. His areas of focus included affordable housing, community development, environmental justice, and transportation.
During his junior year at Occidental, Kelsey interned at Pacoima Beautiful, where he researched and drafted planning recommendations, led environmental field assessments, and worked on an environmental justice advocacy campaign. In his senior year, he interned at the United Nations Development Programme (UNDP), where he authored an environmental policy publication linking public health outcomes in vulnerable populations with international environmental action strategies.
Kelsey is from Philadelphia, Pennsylvania, and has been living in Los Angeles since 2021.
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Audrey Younsook Jang
Audrey is our newest Associate Attorney at Somos Group. She is a freshly-minted UCLA Law School graduate and was part of the inaugural Somos summer law clerk class in 2023. She passed the July 2024 California bar exam and was sworn in by the Honorable Dolly M. Gee, Chief U.S. District Judge for the Central District of California, in December 2024.
Audrey also holds a Master's Degree in Urban and Regional Planning from UCLA. For her capstone project, she worked with Aetna Street Solidarity, an unhoused community organizing against the criminalization of the poor, to develop an alternative approach to addressing homelessness. With a team of planning students and unhoused advocates, she built a prototype for mobile platforms-on-wheels for clients experiencing homelessness.
At Somos Group, Audrey will work on the Boyle Heights Community Plan; a 100% affordable housing project in East Hollywood; and the cityLAB Small Lots, Big Impact, among many other projects. She has also recently been elected to the board of the Chinatown Community Land Trust, where she will hone her expertise in community land trusts and acquisition/rehabilitation of NOAH properties.
Audrey grew up in Koreatown and loves Los Angeles. At Somos, she hopes to build a cross-disciplinary practice facilitating sustainable land use that adds value to communities like her own.
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Note: This newsletter is for general education and knowledge purposes only. It does not constitute legal advice and is not intended to form an attorney-client relationship. Please do not hesitate to contact us should you have any questions. | | | | |
