Nov 7, 2023
That's a piece that I think is really critical, is to better
understand what your ultimate mission and value is. If you are
really focused on imagining a universe where that student that
comes to your campus is the most prepared to absorb information and
be successful as a student. And that student has issues around
housing, challenges, or housing insecurity, then your obligation
may be to begin to tackle that. Particularly if you're a landowner,
a property owner.
The workforce landscape is rapidly changing, and educators and
their institutions need to keep up. Preparing students before they
enter the workforce to make our communities and businesses stronger
is at the core of getting an education.
But we need to understand how to change and adjust so that we
can begin to project where things are headed before we even get
there. So, how do we begin to predict the future?
Hi, I'm Salvatrice Cummo, Vice President of Economic and
Workforce Development at Pasadena City College and host of this
And I'm Christina Barsi, producer and co-host of this
And we are starting the conversation about the future of work.
We'll explore topics like how education can partner with industry,
how to be more equitable, and how to attain one of our highest
goals: more internships and PCC students in the workforce.
We at Pasadena City College want to lead the charge in closing
the gap between what our students are learning and what the demands
of the workforce will be once they enter. This is a conversation
that impacts all of us: you, the employers, the policymakers, the
educational institutions, and the community as a whole.
We believe change happens when we work together, and it all
starts with having a conversation. I'm Christina Barsi.
And I'm Salvatrice Cummo, and this is the Future of Work.
Hi everyone, and welcome back to the Future of Work Podcast. I
am your host, Salvatrice Cummo. Today, we'll be talking about how
land use law affects educational institutions and the communities
around us. We will also learn about what it's like to go from
working at a big firm to starting your own and creating change in
With that said, I'm very excited to welcome Alfred Fraijo Jr,
founder and partner of the Somos Group. Alfred secures and
negotiates land use entitlements for complex housing,
infrastructure and mixed use development projects throughout
He provides legal advice to clients pursuing innovative, urban
renewal projects in the inner city and other sectors with emerging
markets. Alfred's real estate and land use expertise and
problem-solving extends to structuring and overseeing
public-private partnerships and permitting multi-family, housing,
commercial, mixed-use, green energy facilities, and college
university master plan developments.
Wow, Alfred. Hi, good morning.
Good morning. Great to be with you.
Good to be with you too. I am so excited to dive deep in some of
these questions about what led you here, how you source talent,
what's new. So, thank you for sharing your morning with us.
Absolutely. I'm excited to talk about land use in particular,
Salvatrice, because it's an area of work that growing up and even
as a college student I was not aware of. So, to the extent that we
can get other folks engaged and informed about this important
industry, I'm thrilled to be able to share that.
How about we start with my famous question that I'd love to ask
all the time, because it's an interest to me, not only to our
listener, but to me too, is what led you here? Tell us about your
career journey. What led you to the wonderful world of land use
Awesome. Happy to do that. Really the answer to that question
starts with my growing up in Boyle Heights. I grew up in the east
side of LA, raised by immigrant parents. And really, growing up in
a community that has a legacy of historic disinvestment, I would
say, and also a legacy around particular land use decisions that
historically, didn't factor communities of color.
So, Boyle Heights has a disproportionate amount of industrial
areas. The typical that we know about are freeways and also a lack
of green space. But growing up and being involved in community
projects, for me was an important element of my awareness around
So, civic engagement was really important to me. I was really
fortunate to get involved in a youth leadership program that was
organized by our then council member, Richard Alatorre. And council
member Alatorre had this youth group, it really opened my eyes to
activism and the work in politics.
So, I decided to go to college and be involved in the political
process and in government. I focused on government and I thought if
I want to go into and be a civil servant and be in government, I
need to understand how laws are made, and how they're enforced. And
so, I decided to go to law school.
I went to law school with an idea that I would be a civil rights
attorney. That I would be involved in working to protect the
underrepresented in our judicial system. And my first summer
Salvatrice in law school, I was really fortunate to be able to
intern with a non-profit called the Greenlining Institute.
The Greenlining Institute is based in San Francisco at the time,
it's now in Oakland. And it was founded on the premise of combating
historic redlining. So, systemic disinvestment by financial
institutions in communities of color. So, there were literal maps
that guided bankers on where to lend money and where not to lend
And those maps really informed access to home ownership, access
to small loans for businesses, communities of color were within
those red areas. Those were the areas where banks really avoided
And the organization was designed to ensure that these banking
institutions that are regulated by the federal government did a
better job at investing in communities of color. And so, it was an
It was also a civil rights group. It challenged these large
institutions around their community reinvestment act obligations,
and ultimately, created an important reform around investment in
community development by these large institutions.
And so, I joined the non-profit and my awareness around the
issue as it relates to real estate investment, particularly in
low-income minority communities, was a huge educational opportunity
And I understood that lawyers could really influence the way
local government, the way developers identify projects and
opportunities for investment. And I could advise them around the
investment in these low-income minority communities.
And so, I found my calling. I saw this nexus between the law and
advocacy, community organizing, and social justice. From that
moment until today, my practice as a lawyer has been really
centered around community development. So, it's been a great
That's amazing. That's an amazing story. Thank you. Thank you so
much for sharing that. I too took it down some notes about what you
were sharing. For those who are listening who may not truly have an
understanding about land use law and both the negative and positive
effects it has on a community as respects to development, can you
share a little bit more about what exactly land use law, when does
it come into play? What does it look like and how does it
negatively or positively affect a community?
Absolutely. Happy to do that. So, let me first try to provide
some background on it. So, land use law is really a branch within
the practice of real estate law. And real estate law in California
is really oriented around transactions or business agreements that
relate to the use of real estate.
So, the very typical transactions that would be within the real
estate law umbrella would be purchase and sale agreements, round
lease agreements, license agreements. Anything that touches dirt, I
like to say, has to do ... those particular contracts lawyers will
be involved. And a branch within that area is the actual
opportunity to use the property based on local laws and
And that's what we refer to as the use component. There are laws
that govern the kinds of uses that could occupy real estate in
California. The general structure around that is written into the
California Constitution, which says that local government, meaning
cities and counties, have the power to govern the uses on real
estate no matter where that property is located.
So, you can imagine, for example, commercial corridors,
industrial corridors, single-family residential areas, et cetera.
All of those are shaped by the rules that dictate how much you can
build, what type of housing you can build, or commercial uses you
can build, etc.
And all of that is written into local land use rules. That, as I
mentioned, are typically dictated by either counties or cities. And
those are found in the zoning code of the local municipal code. And
that's really the area of law I would say that we operate
We take those sets of rules and help our clients navigate how
both to use them and whether or not they need particular
modifications to achieve their business objectives. It might be
building a hotel or building a new residential tower, or building
office and what we refer to as mixed-use development, which is a
combination of different uses. And that's really a growing
Now, I would say that most anything that's built on real estate
has some nexus to these particular rules. And so, historically, as
you can imagine, those rules were written in the ivory tower or
city hall chambers. And only certain influential individuals had
the power or had the authority to really affect how these rules
And I mention that because my work has really been about
democratizing that process, about including a diversity of voices
on how land use laws should be both written and enforced. And
really, fundamentally, it's about the future of cities.
How do we imagine growth in cities? How do we think about
investment in our infrastructure, whether it's transportation or
public spaces and green spaces, whether it is imagining commercial
corridors that perhaps may be designed in a way that serve small
businesses or ensure walkability and safe streets and sidewalks.
All of those things - how those ultimately developments happen,
have some connection to the work that I do as a land use
And so, for me, it was really not only an important area,
because it really dictates the future of cities, but I found myself
having a unique role in being able to connect my clients to those
decision-makers in city hall.
And what I found was that the more voices you have at the table
to be able to articulate the needs of communities, local government
is better informed, and therefore, better policies are proposed and
adopted that support those communities.
One example Salvatrice that I'll mention is the work that I'm
doing with institutions that are focused on education. So, as you
know similar to the institution you work for, there's a number of
educational organizations, nonprofits and universities and colleges
that have a large footprint, a real estate footprint.
And so, we've been advising those large institutions about how
they can grow within their real estate footprint in a way that both
meets their need, whether it's growing student population or the
need to build housing for faculty and students.
And as a plan, their development and growth, one component
that's been really important is their partnerships with those local
governments that have a say in how that growth should happen and
where. And so, I'm often negotiating those types of both
relationships and agreements between these larger institutions and
those stakeholders, call them government, neighborhood
associations, homeowners associations, et cetera.
Got it. I mean, working for a public entity like ours, and maybe
this might be getting too much into the weeds, but what hurdles are
we faced with as a public entity who's looking to reimagine their
existing footprint and or expanding it?
I think that there are a lot of public institutions that are in
a position right now where they have a footprint that is either
underutilized or is currently being reimagined. And I guess what
I'm trying to ask is like the level of difficulty or the level of
feasibility around a client who might be in the private sector, a
private university versus a public entity like ours.
Is it similar? Are you finding that public entities have more
flexibility even though it's a highly bureaucratic environment and
high policy-driven environment?
I love that question because it really touches on the work that
I do on a day-to-day basis. And the way that I think we can think
about that is there's both opportunities and challenges with public
institutions like you mentioned. The challenge, I think, is that
you have to operate within the structure of what's authorized under
state law as a public institution.
And so, that's really the starting point. That can be, I would
say, highly regulated and bureaucratic. And so, I talked to my
colleagues about it, and it's like job security for me because it
gives me a chance to be an advisor on how to think about those
rules. But ultimately, I think it results in better projects.
But here's, I think, on the other side where the opportunity
exists. And I think that that opportunity starts with the
conversation with the decision-makers in each campus to really
think (and this is the important part) what is their obligation as
a stakeholder in the community?
I like that.
What is their role?
Oftentimes, public institutions are really, as they should be,
really focused on educating that student. And they don't think of
themselves as a property owner. They don't think of themselves as
an anchor institute in a larger ecosystem that really impacts the
way communities are either healthy or not healthy.
So, I think of real estate as a tool for bettering communities
from that standpoint. So, one example of that is the way that the
campus is designed. Is it designed to be a fortress, to be
exclusionary from its neighbors? And we can think of local
institutions that are designed that way. Or is it designed with an
eye of inclusivity?
How are the public streets and roadways designed so that they
are inclusive? How's the open space created so that we can be
inclusive of perhaps the kids that live in the neighborhood? Is
there an opportunity to think about facilities that could be used
by local neighborhood groups in addition to faculty and
And so when you start those conversations, you think about
really those opportunities of elevating that institution as a
stakeholder and a generator of benefit in a larger way.
The other piece that I think is important is the issue of
sustainability. When we think about growth on campus, we really
need to be aware and cognizant of climate change and climate
adaptation. And fortunately, larger institutions, because they have
the academic background, are highly informed of the existential
challenges that climate change has presented for organizations in
California and throughout the world.
And so, thinking about future growth and campus planning with an
eye towards environmental sustainability is really critical. That
means thinking about resource use, thinking about how we allocate
sustainability targets for efficiencies for each individual
buildings, how we think about water reclamation and water
recycling, how we think about the green space and how that
potentially leads to better air quality, not just for the students,
but also for the residents in the area.
So, all those things are what we incorporate into a strategic
plan and a strategic focus for that institution. The last thing
I'll mention is that all of that doesn't happen in a vacuum.
There are other laws, both local and state that mandate the
study of how new development impacts the environment. So, we think
specifically about the California Environmental Quality Act as an
important statute. CEQA, is a big part of the work that we do.
Because it requires that before any decision is made around future
growth, that those potential environmental impacts be
Thank you for sharing that, because I got so much golden little
nuggets from just your response to that question. I took so many
notes. But one of the things that I've experienced is these
conversations, or the obligation as you put it, our institutional
obligation as land use owners to the community, oftentimes, like
these conversations do not start or even entertained unless there
is something driving, which is typically a bond that was
And so, now, we have the funds to do it. I know we're going off
script here a little bit Alfred, but like how do we get public
institutions to really talk about this, whether or not? Or start
democratizing the process as you shared earlier?
How do we engage in those dialogues ahead of the curve so that
we are well-prepared? I mean, are you seeing any institutions or
any of your clients that are really working proactively around
their obligation versus waiting for that one moment where there's a
Another great question, and I'll answer that through a specific
example of the work that we're doing here at Somos. We have the
incredible privilege of working with the LA Community College
District. LACCD is, as you may know, Salvatrice, the largest
community college system in the nation.
And they started this journey around thinking of themselves as
this anchor institute and using their real estate for a larger good
because of the need that their students had for housing.
So, they started evaluating and doing surveys, and what they
discovered was that over 20% of their student population was
housing insecure. Almost 20% had food insecurity as well. And that
really forced a reckoning within the institution to reimagine what
their mission was when they talked about treating the whole
student. So, when an institution says, "Hey, our educational
outcomes depend on the health and well-being of our students
How does housing influence the health and well-being of those
students? How does having food insecurity influence the health and
well-being of the students that ultimately lead to educational
So, it was a really important conversation to have. And I would
say that's a piece that I think is really critical, is to better
understand what your ultimate mission and value is. If you are
really focused on imagining a universe where that student that
comes to your campus is the most prepared to absorb information and
be successful as a student.
And that student has issues around housing, challenges or
housing insecurity, then your obligation may be to begin to tackle
that, particularly if you're a landowner, a property owner. And
LACCD, the community college district, at that point, had not
contemplated a bond, had not considered a ballot measure that would
allow them to raise capital for housing development.
But it was that initial conversation and seeing, okay, if our
mandate is to treat the whole student, then we have to really
tackle the issue of housing. And so, it started with those series
of questions, which ultimately led to the ballot measure that was
voted overwhelmingly by the voters last year that will enable them
to build housing. But it was those initial conversations that I
think are really critical.
That's a beautiful example. That's actually a stellar example.
And I think we're barely scratching the surface as public
institutions around housing insecurity for students. It's direct
link to educational outcomes. I think we have a ton of work to do
still around it, a lot of which might initiate change in policies
and processes and just the way we even conduct business as an
But thank you for sharing that. Thank you for sharing that.
That's a really great example. I want to shift gears just a little
bit because you said something, you said the Somos Group. So, I
want to kind of shift gears a little bit, Alfred, and share with
our listener how you went from a large firm to starting your own
firm, the Somos Group.
And I suspect I understand the driving factor behind it just
based on our dialogue. But tell us a little bit about what drove
you to build Somos.
Absolutely. Happy to talk about that, and it's an exciting
journey. So, thank you Salvatrice, for the opportunity to share my
story. My hope is that it motivates other entrepreneurs because
ultimately what we are forming is really a new company, and a new
way of being an advocate for clients.
So, as you mentioned, I say I grew up in big law. I was a lawyer
at a large law firm based in Los Angeles. I was the first of many
positions. I was the first openly gay associate to be elevated to
partner. I was the youngest partner to be elevated to equity
partner at my firm. And I was the first Mexican-American to serve
on the executive committee of one of the largest law firms in the
And I mention that because in many respects, that's what
motivated me and kept me there. It was what I felt was an
obligation to continue to keep those doors open so that I was not
the only one. I may be the first one, but certainly not the last
one and not the only one.
So, it was really, for me, meaningful to be able to break those
barriers and ensure that we had a place at the table. Whether it
was for greater representation in our Latino community, or greater
representation in our LGBT community, and lived experience.
I mentioned early on in our conversation that I grew up in Boyle
Heights. I grew up housing insecure. I grew up, as I mentioned,
really a product of those decisions that were being made around the
use of land.
And so, I finally was at a perch where I was influential and had
the ability to really transform the way that we thought about this
area of law. And I'm really proud of the track record we had.
But more and more, I was called upon by my clients to help them
deal with these extraordinary challenges that I felt really
required a multidisciplinary approach. In other words, lawyers
alone could not solve these challenges or these problems.
It really required a team of experts. And historically, I was
calling on my friends and my peers in other firms, in other
companies (many of them were not lawyers) to join me in developing
the best strategies for our clients.
And so, a couple of years ago, I imagined a law firm that would
be comprised of both lawyers and non-legal professionals that could
work together to solve the biggest challenges facing our large
institutions and facing our cities.
And so, that was the original sort of concept of Somos Group. We
were formed earlier this year. I have an office in Los Angeles, and
I have an office in San Francisco, two of the largest urban centers
And we're excited. What I imagined as a multidisciplinary
platform is exactly what we have here. And the reception and
response from our clients has been tremendous.
Excellent. Are you hoping that your approach, this
multidisciplinary approach that you know that you're not testing
but doing, you're doing with Somos Group, that that's what
influences the field? Or how are you envisioning Somos influencing
the current field?
Well, it absolutely is transforming the way that law is
practiced. Because historically, the practice of law was confined
to these like blue-chip institutions.
I'll tell you one particular story as it relates to the practice
of law, and that is the genesis behind law firms, was that about
150 years ago, a group of lawyers got together to pitch in, collect
their capital, and purchase a law library.
And the law firm concept came out of that idea that you would
aggregate and pull your resources to acquire these really expensive
books that held all of the statutes (in this case, it was in
Massachusetts) - state statutes and local codes.
And so, the concept of a law firm was really oriented around the
access to information. And what's happened in our modern area is a
complete revolution on accessibility of information. We have this
fancy platform called the internet, where everyone has access to
municipal law that we talked about, to state law, has access to
case law - cases that have been published, decisions by the
And so, that has really led to this democratization of
information. And so, lawyers are no longer the gatekeepers of this
coveted information. Everybody has access to it. And so, it really
calls upon our profession to imagine themselves differently in how
they serve their clients.
Our clients no longer come with us for access to information.
They come to us for access to ideas. And I think that that's the
next era of revolution. It's the revolution of ideas and it's a
competition of ideas. And I believe strongly that the ideas that
will prevail in making the biggest change are those that come from
a group of multidisciplinary experts.
We've started talking about this issue as it relates to
diversity. We know that diverse groups are more productive and more
effective if they have more women representation, more obviously
gender representation, but cultural and race representation,
they're much more productive and much more creative.
And Somos Group is a reflection of that. It's a manifestation of
that concept that the more diverse you are, the stronger and
perhaps, more creative you can be. And certainly, our clients, I
think, benefit from that concept.
Yeah. I can see it, I can hear it. You've inspired me, Alfred. I
may want to change my own profession and go into law at this
Come join us.
I'll tell you, strategy development and idea generating and
problem solving, gosh, it's so much fun. It's so much fun. It's
hard work. It's very, very hard work.
But I love the concept and momentum in which you're vocalizing
and saying, "Look, we are no longer the holder of information, that
doesn't exist anymore."
That doesn't exist anymore. And still, there's that mindset.
I mean, it still kind of exists, that mindset of even those
within the profession saying, "Gosh, well I'm the holder of all
"So, come to me." And it's just like, "Well, no information is
readily available. It's open access."
And so, individuals and clients are looking for a thought
That can navigate them through it, drive a map - write the map,
drive the map, and get them there. Because there's so much value in
And I think that the industry (and correct me if I'm wrong,
Alfred) has a long way to go to embracing that new evolution kind
of where lawsuits and attorneys-
In all areas.
In all areas, not just in land use, but in land use law, but in
all areas of law. It's definitely kind of like a new feeling. And I
would also suspect that there's this accessibility. I have access
and I don't need to have a specific status to access minds like
yourself and others on your team.
So, I feel that even just this brief time that I've had with
you, that there's an accessibility that is like no other firm that
I've encountered. And correct me if I'm wrong, but I feel like you
welcome that accessibility for all clients regardless of-
Status, all those words.
Exactly, all those words, but all those barriers, right?
Both systemic, meaning institutionalized, but also personal. We
grow up with understanding the world around us and there's plenty
of information out there that indicates whether or not we can feel
included or we can have a sense of belonging, or a sense of power
And I would say that that word is really meaningful to me, a
sense of agency, because it's an acknowledgement that we have the
power to change the world. That we have the power to be able to
change our environment. And historically, communities of color, the
information that we get around us, may be the opposite of that. And
so, for me, it was really important to try to write a new
And I also want to share with you the point that you weighed in
perhaps, emphasize what you were sharing Salvatrice, which is this
concept of, hey, there is this new opportunity now that access to
information is readily available, and the barriers have in some
Is that in addition to that, while information is readily
available, I do think that there is a new awakening around this
concept that the current systems that we have and the current ways
of approaching problems are not working.
That we need new ideas and new solutions to really disrupt. We
think about climate change as that threat, and we can't assume that
we can continue to approach the problems and challenges in the same
way and expect a different outcome.
And so, I do think that in our industry, there is a willingness,
and frankly, as I mentioned, an imperative to think differently, to
embrace new ideas and work with diverse groups such as the one that
I've created here at Somos. So, I'm excited about that.
Yeah, I feel it. I feel it. I can absolutely feel it. I'm not
even in the same room with you, Alfred, and I can feel it. It's
amazing. It's absolutely amazing. And it's infectious because it
rings true. And thinking about the group, thinking about the talent
that's around you and the team that you've created, how are you
acquiring or recruiting or even motivating new talent in this
space? And how do you do that?
And then second part of that question would be, is there an
opportunity or have you worked with educational institutions to
kind of spearhead that pipeline and motivate the new talent in this
direction of what you just shared today?
The way that we recruit and retain talent at Somos, for us, it
starts with the idea that this issue of inclusivity and belonging
is not a special initiative. We don't have a committee formed that
is going to study the issue or is going to promote ideas.
It is really embedded in everything that we do, in the way that
we talk about our work, in the way that we think about our clients,
and in the way that we support our workforce, is that we're really
searching for folks that not only have the education, but we really
value lived experience.
And it's a different way of thinking about qualifications. It's
a way of thinking differently about someone's resume. If you have
overcomed specific challenges or have, like I mentioned, certain
lived experiences that are core to the challenges that we're trying
to solve, you are the expert.
It doesn't mean that you have a doctor degree in that area, but
it means that you have the experience to be able to propose
solutions. And that's a piece that's really critical.
The second piece I would say is that point around agency where
we really have a flat organizational structure where everyone is
valued, where everyone is contributing to the representation of our
clients. And I say, we will give you as much as you can handle.
And so, it's not this ... and I think that's relevant. And I
mention that because I think it is relevant, particularly for
younger generations that are not as motivated by this sort of
lockstep promotional process.
They're really motivated by having the ability to work on
meaningful projects and influence the way that those projects are
handled. And so, we often are mindful and intentional in the way
that we put our teams together for its specific clients, so that
everyone has a role that is fulfilling both from a professional
standpoint, but also, from a personal standpoint.
And the final thing I will say, is growing up with multiple
identities. I mentioned I'm Mexican American. I grew up in poverty.
I'm LGBT member, a member of the LGBT community. In many instances,
in my experience as a professional, I had to check one or two or
more of those identities at the door. I had to navigate and code
switch, and that can be really exhausting. It could be really
And so, we're really focused at Somos to make sure that you get
to be your whole self every day in the work that you do.
I love that. And I feel like you've answered my last question,
because my question was going to be geared around organizations and
companies. I mean, we talked a little bit about the talent, the new
talent and upcoming talent.
Given that this is a future of work podcast and as we prepare
for the future workforce, my question to you was going to be what
should companies and organizations, what is one key thing that they
should be implementing within their own establishments to prepare
for the future of work? And I feel like you already answered it,
but there might be some more, there might be some more.
Awesome. I think that for me, the one key issue is to really be
able to communicate your vision and the spirit of your company.
Meaning you must have a attitude about the world that is larger
than the particular thing that you are either selling or doing.
What is that role?
And I think that that really motivates people to think of
themselves as agents of change in their society in a meaningful
way, and having that clarity.
The second piece is being able to communicate that message in
platforms that are accessible to our younger generations. As a
firm, we're really intentional to make sure that participating in
this podcast, Salvatrice is such a privilege for us.
And I'm grateful for this opportunity because it gets to
communicate our story to a broader audience. And that's really so
meaningful for us because that's truly what we're talking about, is
to be able to share our stories and to be seen. And if you have a
company where your employees are able to tell their story and feel
seen and heard, you got a winning combination.
That's beautiful. That is like the best way to sunset this
conversation. I love it, I love it. This has been such a beautiful
morning. Thank you for sharing your time, your energy, your space
with me. I'm very much looking forward to continuing the dialogue
at some point beyond the podcast.
And thank you, thank you. If our listener would like to connect
in some capacity, what's the best way they can connect with you?
And we'll enter that in the show notes.
Fantastic. Thank you again, Salvatrice. It's been a real
pleasure for me to participate. I'm grateful for the opportunity.
Listeners would like to continue to stay in touch. We welcome
that as well. We encourage them to visit our website at
somosgroup.org or reach out to me directly at
email@example.com. Thank you.
Excellent. Thank you so much. Have a beautiful day and we'll
connect again soon.
We'll be in touch. Thanks so much.
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