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. There are too many people that have been left behind in Madison’s prosperous economy. Increasing the supply and distribution of affordable housing are key planks of my platform.
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.]
The 8th district is increasingly unaffordable and out of reach, in no small part because of skyrocketing tuition for UW students. While some older apartments have seen their prices level off because of the historically high vacancy rates, there is still an unacceptably small amount of affordable housing downtown. Housing cooperatives provide some of the best, highest quality, affordable housing in my district.
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 serve on the Equal Opportunities Commission and Regent Street/South Campus Master Plan Steering Committee, which cover the areas of fair housing and neighborhood housing redevelopment respectively, so I am actively studying and learning about those issues. I attended the 2007 operating budget discussions to follow the decisions on the Affordable Housing Trust Fund and got a sense for the Council’s budget dynamics. In my campaign for Common Council, I am emphasizing affordable housing and tenants’ rights in my platform.
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?
I define affordable housing as housing priced so that its inhabitants have at least two-thirds of their income available for non-housing costs. The highest need for affordable housing is with those who are making the least amount of money, between minimum wage and $12-$15 per hour. Inclusionary Zoning, especially without its rental provisions, is affordable housing for the middle class, not for low-income earners.
5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?
It has been far too long since the City has built new public housing, and I will fight to fully utilize the powers of the Community Development Authority. Additionally, I will work closely with UW-Madison to ensure the development of another large student dormitory, so that every freshman has the opportunity to live in a public dorm. This new construction will dampen the demand for near-campus housing and further the existing trend of rents dropping or leveling in existing housing.
6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?
This is a good question. The cost of the housing itself is an issue that must be addressed, but also important are the tenant’s income, transportation accessibility, childcare coverage, health insurance, and other basic needs. I will fight for budget amendments to expand Madison Metro bus service, fully fund childcare tuition assistance, and encourage living-wage jobs. Bettering someone’s financial means opens up new housing as affordable.
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 haven’t taken any money from any landlords, realtors, or developers in Dane County and I don’t plan to. I will support full public financing of campaigns to blunt the influence of these special interests.
Affordable Housing Trust Fund
8. How much money should be put in the trust fund each year and where should these funds come from?
I think we should be coming closer to a million dollars per year in annual investment in the Trust Fund, not necessarily all from the general fund, but hopefully from an expanded array of funding sources. That way the fund will be capitalized within the next decade.
9. What percentage of the fund should be used to create affordable housing each year? Why?
No more than 25%. This allow us to expedite the work of getting the fund to $10 million, at which point the interest it creates every year can fund affordable housing projects in perpetuity.
Inclusionary Zoning
10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?
I strongly support the concept of inclusionary zoning. Exchanging a density bonus for affordability in new development is a simple but powerful way to increase both the supply and distribution of affordable housing in our community. I was dismayed that the courts struck down the rental half of the ordinance, and when elected I will push to eliminate the “sunset” provision of the ordinance so that we keep it for the long-haul. Imagine if we had had inclusionary zoning for the last 30 years how much better our community would be.
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 think that the unscrupulous landlords that violate Chapter 32 should not just have to deal with small claims court but also enforcement action from the Madison Police.
12. Are there any housing ordinances currently in existence that you would amend or change? Which ones � how and why?
I believe we are in need of security deposit reform in Madison. First, and minimally, Madison residents deserve 5% interest on all security deposits, not the current paltry rate of less than 1% as determined by the Department of Financial Institutions. It is an embarrassment that Madison renters earn less interest than their Fitchburg counterparts. In the long run, we need to overhaul the security deposit system to allow tenants, so often burglarized by landlords on their security deposits, to place their deposits in the trust of a neutral third party to prevent fraud and illegal deductions like routine carpet cleaning. Also, city ordinance should be updated to reflect county law that makes it illegal to discriminate against an applicant for having a Section 8 voucher.
13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?
The City Attorney and Department of Civil Rights should both be proactively enforcing these requirements.
Homelessness
14. What is the role of the City in the homeless shelter system?
The county runs the homeless shelter system, but the City can play a supportive role through the budget and policies like paid sick days, eviction prevention funds, and others that help reduce the number of families that become homeless.
15. What is the responsibility of the City to provide support services such as case management?
Generally, this is the county’s responsibility. I think the city can play roles in starting new and targeted programs, like the Downtown Homeless Outreach Project, which was funded in collaboration between the City, UW-Madison, and Downtown Madison, Inc.
16. What can the City do to prevent homelessness?
Having quality job opportunities for working families, complemented with the requisite transportation and childcare services, will do most of the job. Additional policies mentioned above like paid sick days and eviction prevention and mediation programs can prevent families from falling into 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?
There are many obstacles: getting enough money for one month’s rent plus a security deposit, finding a good job with some benefits, and family and health issues. Adequate supportive services are necessary to overcome some obstacles, as well as adequate services discussed above.
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?
It is not in the City’s best interests or the neighborhood’s best interests to kick people out who haven’t done anything wrong but are maybe a little behind on rent. None of the efforts on Allied Drive will be worth it if those who want to stay there and invest in their neighborhood for the long-run are forced to leave. Those people who want to stay (and aren’t part of the problem) should have the option of relocating into the city-owned Hauk properties.
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?)
That seems high to me. I don’t know what the number should be, though I do think some homeownership, especially very inexpensive condos, can and should be part of the solution. Ultimately the percentage homeownership is meaningless without knowing at what price they are available at. I have heard the neighborhood is concerned with how high the 50% goal is, and that it might lead to displacement, and I share that conern.
