General Questions
1. Do you believe there is an affordable housing crisis in our community? If not, what is your position regarding the need for affordable housing in Madison?
Yes, I do.
2. How much, and what type of affordable housing is in your district? Do you think there should be more or less than the available supply in your district? [Mayoral candidates, please answer in regard to the entire city.]
District 6 has many older small starter homes that used to be affordable until the n’hood became hot. I’m proud the first IZ units in Madison are in District 6, thanks to Commonwealth our non-profit developer. There has been some new apartment construction along Willy St. that is relatively affordable, including a new project utilizing WHEDA Sec 42 tax credits has just been approved. There are some landlords that accept Sec 8 vouchers but I don’t know exact numbers. Increasingly there are signs of trouble as the market softens, for example, the Nelson brothers project on 1st Street has had serious difficulties. We are fortunate that we have Commonwealth, for 35 years Commonwealth has created a supply of affordable housing in the Marquette neighborhood. For years people have been telling me that they could not afford the houses they bought less than five years before and long time residents nearing retirement are increasingly concerned they will not be able to afford the homes they are in, and it's getting more difficult for them. I think vital neighborhoods should have a mix of housing options for the full range of income levels.
3. List any housing issues you have worked actively on in the last year, either as an elected official or as a member of the community.
MNA created a preservation and development committee to work with developers; I have been a member since its inception. I worked on two projects for MNA in the last year; the redevelopment of the Badger Cab site at Ingersoll and E Wilson. They are seeking WHEDA tax credits for the lease to own program. They responded to neighborhood concerns about the lack of 3BRs and added more units for a total 10. The second project I worked on with the MNA Pres/Dev committee is the third phase of the Livingston project. This is also a rental project from the same developer who built IZ units in an earlier phase of the development.
I participated in the Mayor’s IZ committee and attended almost every meeting. In fact I was practically the only n’hood association rep to attend, and I am proud that one of my ideas was incorporated into the amended IZ ordinance (the 95% rule for gap closing). The Mayor appointed me to the city's IZ committee.
4. What is your definition of affordable housing? Where do you see the highest need, or what would be your priorities in targeting various income levels?
Affordable housing should cost no more than 30% of a household's income. Affordable rentals and owner-occupied housing are both huge issues in District 6. I am very concerned that we create housing that is affordable for dishwasher, janitors and housekeepers, the folks who earn less than $15/hr, not just the police, teachers, firefighters who have been the targets of the IZ program. We don’t have a housing strategy for poor people, we warehouse or incarcerate them. We’ve absorbed neo-liberal ideas about helping middle class people as the way to help poor people. The city needs to develop a housing strategy for poor people
5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?
Not new necessarily…but I support
- using TIF to create affordable units
- creating more dispersed public housing units
- working with Sec 8 voucher recipients to purchase owner occupied units
- supporting land trusts, coops, and co-housing
- working with UW, St Marys and Meriter to convert student housing to workforce housing
6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?
Improving the transit service should be a priority. I am also committed to sustainable economic development that creates living wage jobs and services, including child care, close to housing for all income levels.
7. What is the position of your campaign on contributions from landlords, realtors and developers? Have you pledged not to accept some or all of these contributions?
I do not accept contributions from landlords, realtors or developers.
Affordable Housing Trust Fund
8. How much money should be put in the trust fund each year and where should these funds come from?
The trust should be grown as quickly as possible. The city should be actively seeking and prioritizing additional opportunities to add to the fund. At a minimum, $500,000 should come directly from the city budget, with additional funds from TIF equity kickers, sales from surplus property automatically invested, etc.
9. What percentage of the fund should be used to create affordable housing each year? Why?
Inclusionary Zoning
We need to aggressively grow the fund to get to the 10 million dollar minimum. Until that happens, we should fund only exceptional projects.
10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?
I support the amended IZ ordinance, it is vastly improved. But I question if it serves people who already have enough market rate options. In other words, should we be targeting people at 70-80% of AMI? As a member of the IZ committee I will be asking that question. The rental part of the IZ ordinance, which was struck down, is a huge setback. Half of Madison residents are renters and IZ rental units could have provided a pathway to wealth building for many people. I would be interested in pursuing the possibilities of a rental component with the city attorneys office.
Fair Housing and Tenants� Rights
11. What resources are you willing to dedicate to increasing and improving enforcement of Chapter 32 (the landlord-tenant ordinance)?
Chapter 32 needs more enforcement besides through the City Attorney's office. They rarely take action.
12. Are there any housing ordinances currently in existence that you would amend or change? Which ones � how and why?
Aside from the ones already mentioned, I am open to learning about the needs and the existing laws. I understand that the Tenant-Landlord subcommittee is low on renter representation.
13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?
I don't know enough about this to answer. Obviously, all new housing, especially housing that receives any type of city subsidy should comply with federal, state and local requirements for accessibility. I would like to learn more about this.
Homelessness
14. What is the role of the City in the homeless shelter system?
Currently, I believe it is minimal. The city has recently provided funding for a warming shelter in the coldest months.
15. What is the responsibility of the City to provide support services such as case management?
This is vital for the city to provide, as it affects how individuals and families use other city resources.
16. What can the City do to prevent homelessness?
Lots of things. The city needs to fund work training/placement programs, revisit the minimum wage question, and continue to work for affordable housing at lower income levels. Expand public housing and Section 8 availability, and improve the turn around time for the waiting lists. There have also been a lot of complaints about the CDA from Section 8 program participants about how city staff deals with and treats participants. This can and has resulted in people being kicked out of the program. AODA treatment programs need to be expanded and made more affordable/accessible. Finally, more resources need to go into tenant education and enforcement of Chapters 32 and 3.23.
17. What do you think are primary obstacles to getting out of shelter for those people who do have an income, and how can we eliminate those obstacles?
Most of the answers to #16 would address this problem as well. People are unable to get into housing because it is unaffordable or they have histories that screen them out.
Allied Drive
18. During �revitalization� efforts, what can the city do to prevent displacement of good tenants who currently live in the Allied Drive neighborhood?
Since the occupancy rates in the city owned properties is so low, the city should phase new construction to allow the tenants with good track records to stay in the city owned units.
19. Do you believe that the way to �fix� the Allied Drive neighborhood is to have 50% homeownership? (If yes, please explain. If no, what should it be?)
Allied residents have asked the city to set the target at 40% homeownership and I support those demands. The “fix” for Allied will ultimately involve many layers…addressing both social concerns and the quality of the physical n’hood. The city, Fitchburg and Dane County and MMSD and adjoining school districts should use this opportunity to engage in regional cooperation. The fundamental question for me is: where are poor people supposed to live? We need better answers than prison and substandard housing.
