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. Both anecdotally and statistically, we know that there are far too many hard-working people in our community that are paying sometimes far in excess of a third of their income toward housing costs. We have both a problem of the lack of affordable housing, and the problem of its distribution throughout our community.
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.]
Compared to many other parts of the City, District 15 might be said to have a higher quantity of quality, affordable housing. However, it's ridiculous to think that 2 bedroom/1 bath homes that sell for $170-$190,000 (and that often need significant upgrades) are "affordable." Those homes are certainly not affordable to workers making $8-$12/hour in our community. District 15 is fortunate to have some wonderful neighborhoods where the American Dream is still within reach, but we must do more and I will fight for housing policies that further such opportunities.
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.
I have worked actively on several issues at the city level related to housing. I testified in favor of the 2006 capital budget amendment to authorize city purchase of the Hauk properties on Allied Drive, and I have been engaged on a number of other issues from TIF reform to the inclusionary zoning debate. Also, as a poverty attorney, I represented numerous low-income tenants in their housing disputes with landlords. And, with law students at the Neighborhood Law Project, I proposed the idea of the mandatory check-out form to address practical problems we saw tenants encountering in the court system and I supervised law students in the write-up and presentation of this issue to the Common Council. At my current job with the Wisconsin Council on Children and Families, I am working on statewide housing policies and will be leading a statewide campaign that, among other things, prioritizes the creation of a statewide affordable housing trust fund.
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?
Housing is affordable to a family if that family pays no more than thirty percent of its income to housing costs. We have a wide variety of needs in Dane County, and I think our housing policies ought to recognize those various needs, from very low to middle income earners. It's clear that even workers making $10-$15/hour would have an incredibly difficult time in the Madison market finding safe, affordable rental housing, let alone being able to purchase a home. Clearly, those in the most need deserve a higher level of priority from municipal government, but a cohesive policy will include a broader perspective.
5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?
I think a comprehensive look at the policies and opportunities of our CDA could lead to a new financing mechanism for new public, non-profit, and for-profit created affordable housing. Additionally, we must continue the 2007 budget’s practice of adequate funding for the TIF 10% set-aside program.
6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?
Unlike my opponent, I will vote to fund childcare tuition and our bus system. I believe we need substantial changes in our bus system, including better and more frequent service. I also believe that the other end of the equation - quality, family-supporting jobs - also demands new solutions.
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'm pretty sure most landlord, realtor, and developer money is going to my opponent. I have accepted a few checks from personal friends who are small-time landlords and realtors. I look forward to a day when special interests are not so influential over our government.
Affordable Housing Trust Fund
8. How much money should be put in the trust fund each year and where should these funds come from?
If we continue to put only $300,000 per year into the Trust Fund, it will take more than two decades to capitalize. I believe the City should get serious about its commitment to the Affordable Housing Trust Fund, including aggressive pursuit of new funding sources, especially sustainable, annualized sources.
9. What percentage of the fund should be used to create affordable housing each year? Why?
I agree with the current policy that limits the Trust Fund to expending only a quarter of its annual income until it is capitalized at $10 million. At that point, I support only the income generated from interest and new income from other sources being available in a given year to ensure its long-term sustainability.
Inclusionary Zoning
10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?
I agree with the changes adopted by the Common Council during 2006. I hope that when Inclusionary Zoning is reauthorized, it is done so without another “sunset” clause. I strongly support Inclusionary Zoning as a concept, and am disappointed that the Court has removed the rental half of the ordinance.
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)?
I support amending the bail book to allow Madison Police officers to write citations from Chapter 32 violations, and directing department resources toward the effort. I also support the recent “Tenant’s Right to Repair and Deduct” ordinance that creates a new method for tenants to fix building code violations that are past-due.
12. Are there any housing ordinances currently in existence that you would amend or change? Which ones � how and why?
I think Madison tenants deserve to receive interest rates on security deposits at least as high as those received by Fitchburg tenants.
13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?
The City Attorney should view should enforcement as a priority. Additionally, the City’s Office of Disability Resources should be deployed to do proactive education with area landlords.
Homelessness
14. What is the role of the City in the homeless shelter system?
The City needs to partner more actively with the County and with local homeless service providers to determine how much unmet need there is and what role the City could play – either in terms of resources directly to shelter programs and/or resources to prevent homelessness in the first place.
15. What is the responsibility of the City to provide support services such as case management?
We have to be careful not to duplicate services already being provided by the County and by nonprofit service providers. However, we should ensure that city-funded neighborhood centers and other human services programs that receive city support have trained case managers to ensure that low-income families are getting quality wrap-around services.
16. What can the City do to prevent homelessness?
I think the most important thing the City can do is work harder to create high paying jobs in the City and ensure that residents have adequate workforce supports such as affordable housing, a bus system that actually gets low-income people to and from jobs (especially evenings, weekends & holidays) and quality childcare programs. We also have to do more to partner with the County to leverage resources to ensure that job training and skill development programs are reaching residents most at risk of homelessness.
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?
Where to start…security deposits, background & credit checks, transportation challenges, and the lack of affordable housing choices in Madison all make getting into a new apartment very difficult for many residents, even those lucky enough to have an income while in shelter. We have to improve our public transportation system, support organizations that assist residents in applying for & obtaining housing and that help with security deposits, and we have to continue to strive to have local employers meet higher labor market standards so that residents can have wages & benefits sufficient to stabilize their families and get into (and stay in) permanent housing.
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?
The City should not be evicting entire buildings of tenants and sweeping up 'good' tenants along with those who are behind in their rent or who are alleged to not be following the rules. We have to ensure that, as Allied Drive is improved, that tenants who wish to remain part of that community – or who cannot afford to live elsewhere – have reasonable, affordable options still in that neighborhood.
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?)
