Capstone Conversation by Jared Asch

Host Jared Asch interviews Marco Li Mandri of New City America about downtown economic development funded through special districts, including business improvement districts (BIDs), property-based BIDs (PBIDs), charter-city community benefit districts, and tourism improvement districts (TBIDs). Mandri explains how California’s Proposition 218/Article 13D governs property assessments, contrasting general-law city requirements (notably 51% petition thresholds and balloting) with charter-city flexibility (often 30% thresholds and longer or perpetual terms). He describes typical PBID services—clean and safe programs, trash, tree and public-space maintenance, events, PR and social media, parking management, and homelessness outreach—emphasizing “special benefits” beyond city services and noting property value appreciation cannot be claimed as a special benefit. Using San Leandro and Hayward examples, he highlights organizing property owners, sustainable revenue, entrepreneurial nonprofit management, politics/timing, and real-time crisis management, arguing cities face structural deficits and downtowns must pivot toward walkable, residential-focused, public-space-driven futures.

Host Jared Asch interviews Deborah Levine, executive director of the Lesher Foundation, about changes affecting East Bay nonprofits and philanthropy. Levine explains the foundation’s 30+ year focus on Contra Costa arts and culture, education, and children and families, awarding 172 grants totaling about $6 million in 2025, and distinguishes philanthropy’s resourcing role from service-delivery nonprofits. She describes rising service demand alongside receding federal support, increased scrutiny and pressure to remove DEI language, and higher legal and operational risks. Citing a Center for Effective Philanthropy survey, she notes that 81% of nonprofits anticipate increased demand, 61% face a moderate to significant risk to their continued operations, and 70% report jeopardized access to basic needs. They discuss uncertain impacts of tax changes on giving, philanthropy’s risk calculations, lagging nonprofit adoption of AI and cybersecurity, staff burnout, and a call to champion nonprofits with donations, time, and expertise.

Moraga Mayor Kerry Hillis back to the Capstone Conversation and discusses lessons from Hillis’s first four years in office, including that the role can be “as much or as little as you want it to be,” the need to read community perspectives, and coping with harsh virtual public comments. Hillis explains Moraga’s weak-mayor structure, the division of responsibilities between elected officials and staff led by the town manager, and the realities of serving while holding another job, raising three young children, and receiving $0 in compensation in Lamorinda—along with how meeting times and childcare affect who can serve. Hillis describes Moraga as a small, deliberately preserved community founded about 50 years ago to protect open space and avoid highway development, while arguing that tools like CEQA and similar processes have been “weaponized” to slow even reduced-density projects and increase legal costs. The conversation focuses on Moraga’s current challenges—declining school enrollment, repeated parcel tax attempts, aging and underperforming commercial centers, and limited revenue under Prop 13—and Hillis’s view that long-term stability requires economic growth, infill housing near services and transit, and revitalization of the Ream Center as the town’s de facto downtown. He cites steps such as hiring an economic development consultant (Cosmo) and pursuing wildfire evacuation improvements on Moraga Way, including a $508,000 federal grant with Orinda to study safety options and a joint $5 million application to begin construction of a potential grade-separated emergency lane. Hillis discusses council support for economic development, differences in tone, the role of major landowners, possible state storefront vacancy taxes, and the limited municipal tools available without redevelopment. He closes with an AI tip: using tools like ChatGPT and Grammarly to edit writing and create basic graphics and announcements to meet modern expectations for government responsiveness.

Host Jared Asch interviews longtime California political journalist Dan Walters of CalMatters, who recounts his career from 1960 through decades covering Sacramento and writing columns, and describes CalMatters’ nonprofit model and its Digital Democracy tools. Walters explains how newspapers’ economic model collapsed, how Capitol reporting shifted from in-person logistics to online access, and advises audiences to avoid partisan sources and consult multiple mainstream outlets that verify facts. He argues that threats to democracy include not only Donald Trump but also California practices such as gerrymandering, one-party secrecy, and burying policy in budget bills. Walters cites Gavin Newsom’s positives (the education longitudinal data system, the San Quentin rehabilitation effort) but criticizes overpromising on housing, homelessness, and single-payer healthcare. He calls the 2026 governor’s race unusually unsettled, with a small chance of two Republicans advancing, and predicts money—potentially from Silicon Valley—may elevate candidates like Matt Mahan and Tom Steyer. Walters warns of piling-on local taxes and a possible backlash, and outlines California’s future challenges: stagnant population, aging demographics, high unemployment, poverty, workforce shortages, fiscal strain from pandemic-era raises, and business flight, urging more long-term planning.

In this episode of the Capstone Conversation podcast, host Jared Asch is joined by Dr. Chris Thornberg of Beacon Economics to discuss an economic development blueprint for the Greater East Bay. Dr. Thornberg outlines the stagnation in the East Bay, highlighting issues such as population decline, job losses, and inadequate economic growth. He attributes these problems to a lack of focus on economic development and excessive regulatory barriers. Dr. Thornberg advocates for increased housing development and streamlined regulations to attract businesses and spur growth. He emphasizes that while the cost of living in the Bay Area is high, median incomes are significantly higher, offering a high quality of life. He also discusses the untapped potential for manufacturing and other industries in the region and suggests that positive incentives rather than penalties could drive local growth and development.

In this episode of the Capstone conversation, host Jared Asch engages in an in-depth discussion with Tim Sobrante, a fifth-generation resident of Contra Costa and a representative of the Contra Costa Building and Construction Trades Council. Tim provides insights into the role and impact of building trades and labor unions in the East Bay. He elaborates on the structure and responsibilities of the Trades Council, including advocacy, PR, and workforce development. The discussion highlights the differences between public- and private-sector unions, the benefits of union membership, and the importance of training and safety. Tim also addresses the economic impact of unions on local communities and dispels myths about union-related costs. Furthermore, they discuss the relevance of education and training programs in schools and community colleges, aiming to promote trades as viable career options. The episode concludes with a look at the political dynamics surrounding unions and their interactions with elected officials and ballot measures.

In this episode of the Capstone Conversation, host Jared Asch discusses the impact of AI on government efficiency with his guests, Manuel Lopez of Asignet and Erica Olson of Madison AI. The conversation covers various applications of generative AI and other technologies in government settings, emphasizing how these innovations can streamline administrative tasks, improve accuracy, and save money without cutting jobs. Manuel Lopez explains how Assignee's AI-driven technology can optimize invoice retrieval and validation processes. Erica Olson discusses Madison AI's focus on developing custom, secure AI systems to assist local governments with tasks such as drafting staff reports and managing public meetings. Both guests highlight the importance of maintaining ‘human in the loop’ processes to enhance rather than replace human roles. They also address concerns about risk, job displacement, and the need for governments to adopt new technologies to better serve their communities. The episode encourages local governments to take proactive steps towards integrating new AI technologies.

In this episode of the Capstone Conversation podcast, host Jared Asch engages attorney Sblend Sblendorio in a detailed discussion on municipal finance. The conversation covers the fundamental principles of how cities generate revenue and manage expenses, the differences between municipal finance and personal or business finance, and the types of revenue sources, including property taxes, sales taxes, and fees. Sblendorio explains the challenges cities face in budgeting for public services and infrastructure, the competition among cities for revenue-generating businesses, and the long-term planning required to maintain municipal services. The discussion also highlights the importance of balancing short-term and long-term financial decisions to ensure sustainable city development and services.

The Capstone conversation, hosted by Jared Asch, explores workforce development and the impact of AI on labor markets, particularly in government and education sectors. Guests John Valencia from Good for Others and Divvy from Nexa discuss their organizations' roles in workforce development. Valencia details his nonprofit's efforts to connect training programs with employer needs, while Divvy explains Nexa's AI-driven career services. The conversation covers how AI can enhance efficiency, personalize user experiences, and improve employability. It touches on ethical considerations, the necessity for continuous professional development, and the urgent need for education systems to evolve in response to rapidly changing job markets. The episode concludes with advice for both job seekers and employers on integrating AI into their processes.

In this episode of the Capstone conversation, host Jared Asch speaks with San Leandro Mayor Juan Gonzalez and Economic Development Manager Katie Bowman about the city's rapid economic development. They discuss the city's strategic focus on innovation, particularly attracting and supporting companies in clean tech, food tech, advanced manufacturing, and biomedical sectors. They highlight notable successes such as Coors Shell Technologies and Lighten. The conversation covers the transformation of spaces like the Bayfair Mall into mixed-use developments, the emphasis on small business support, housing initiatives, and public art. The city's proactive approach to zoning, infrastructure improvements, and community resilience are also explored. The episode concludes with the mayor and Katie Bowman envisioning a future San Leandro with substantial growth in housing, innovative business presence, and robust community infrastructure.