Today, the Affordable Housing Action Alliance made endorsements for the City of Madison Common Council and Mayoral Races. These endorsements were made based on our notoriously long questionnaire and an interview. The questionnaires covered issues such as general beliefs about the extent of the affordable housing problems, questions about affordable housing in the area candidates represent, activities candidates have done to address housing issues, the Affordable Housing Trust Fund, Inclusionary Zoning, contributions to campaigns by real estate industry special interests, fair housing, tenants' rights, homelessness and Allied Drive. All decisions were unanimous.
Mayor: Dave Cieslewicz (Cieslewicz's answers)
also interviewed Peter Munoz (Munoz's answers) and Ray Allen (Allen's answers)
District 2: Brenda Konkel
(unopposed incumbent - endorsed based on voting record)
District 4: Mike Verveer
(unopposed incumbent - endorsed based on voting record)
District 5: Robbie Webber (Webber's answers)
Troy Thiel submitted answers, but couldn't make an interview
District 6: Marsha Rummel (Rummel's answers)
also interviewed Carl DuRocher (DuRocher's answers)
District 8: Lauren Woods (Woods' answers)
District 9: Larry Pasha (Pasha's answers)
District 10: Brian Solomon (Solomon's answers)
questionnaire received from Nick Dorneanu (Dorneanu's answers)
District 11: Tim Gruber (Gruber's answers)
District 12: Mike Basford (Basford's answers) and Satya Rhodes-Conway (Rhodes-Conway's answers)
District 15: Vicky Selkowe (Selkowe's answers)
We interviewed in Julia Kerr (didn't fill out the questionnaire but sent a letter) and Mike Clark (Clark's answers) in district 13 and declined to make an endorsement.
No one sought endorsements in the districts not mentioned above.
We thank everyone who took the time to fill out the questionnaire and interview with us. We look forward to working with the new Common Council and Mayor's office to continue to work on housing issues to make this City a place where everyone can find a decent, safe, sanitary, affordable place to live.
Sunday, January 28, 2007
Allen
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?
Affordable housing is an issue throughout the nation. Here in Madison I believe we have a serious affordable housing issue for our lower income residents that needs to be addressed more aggressively by 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.]
Madison in its entirety needs higher cost housing developed in some neighborhoods, and lower cost housing developed in others. We also need to work with the existing stock and make it affordable to those in the market for affordable housing.
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’ve worked in Allied Drive with the Katrina relocation efforts, and involved at my church in helping people find homes.
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?
All data I've seen shows me the supply of housing for our lowest income residents is our biggest issue and would be my first priority. Affordability is generally gauged at housing costs being 30% of the resident's gross income. Some folks choose to pay more than this while others have to. The real need is for our families and individuals living in poverty.
5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?
Job skill training and the opportunity to have a family wage job are the best local initiatives to support existing housing programs.
6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?
Growing poverty is the overriding issue, and childcare, workforce development, transportation, job creation are all areas to be addressed.
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?
My personal foundation is my belief in diversity. My campaign is better served by having as much input from as many different points of view as possible. I look forward to the input of the Madison Affordable Housing Action Alliance.
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 believe the Affordable Housing Trust Fund can go a long way in addressing the affordable housing situation here in Madison. As mayor, my focus will be to build the AHTF in years, not decades. It is irresponsible for the current mayor to want to spend $15-$25 million PER MILE on trolleys, while no serious commitment has been made to the AHTF. At the current rate of funding, it will take over 20 years to capitalize the AHTF, however for the cost of one mile of the current mayor’s trolley tracks, we can capitalize the fund now and begin to make affordable housing a reality in Madison.
As mayor I will make a commitment to the AHTF in the city budget. I will also solicit private donations for the AHTF. If our community can find private donations for swimming pools and the Overture, we should be able to find funding for Affordable Housing.
9. What percentage of the fund should be used to create affordable housing each year? Why?
As mayor, I will make a serious commitment to the AHTF. Before the fund reaches its $10 million goal, any interest generated should be used to create affordable housing targeted towards low-income housing.
Inclusionary Zoning
10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?
A recent Isthmus story reported that only 11 IZ units have been sold, and I have yet to see how Inclusionary Zoning is making a serious impact on the affordable housing situation here in Madison. I would prefer to see the City Hall make a serious commitment now to the AHTF and to our lowest income citizens.
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)?
Madison has a very well run Building Inspection Department that does an excellent job of enforcing the landlord-tenant ordinances. I don't believe we need to increase or improve enforcement of Chapter 32, rather I believe the community would better benefit from enhancing housing mediation.
12. Are there any housing ordinances currently in existence that you would amend or change? Which ones – how and why?
In addition to making a greater commitment to the AHTF, I would like to see more utilization of existing housing stock, not just new development.
13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?
We have very little accessible housing in Madison, and we need more of it. I believe accessibility should be addressed when the Plan Commission reviews all projects for compliance. If there are any city funds or TIF funds, then accessibility standards should be considered making sure not only the minimum requirements are met, but accounting for possible additional requirements.
The Plan commission can undertake an evaluation of current accessibility requirements and develop enhanced requirements for projects with city funding.
14. What is the role of the City in the homeless shelter system?
Right now the City’s role is primarily through funding assistance to private agencies that provide the shelter. That being said, homelessness continues to be an issue-- especially during the winter months. Although we have excellent private programs such as Porchlight, Salvation Army and Housing Initiatives, we should at a minimum be budgeting annually for emergency winter shelter system, rather than leaving this much needed link in our shelter system left out of the budget, and need to be an annual eleventh hour plea when the temperature drops. I also like a "Housing First" initiative tried very successfully in other cities, including close by in Minnesota, to help families be able to stay together and stabilize more quickly, and believe the city should encourage this concept through funding and education.
15. What is the responsibility of the City to provide support services such as case management?
The City has a responsibility to provide service to all of it citizens, and that includes our lowest income citizens. This is best done by funding private agencies to provide the casework management in the most efficient manner to stretch our limited resources as far as possible.
16. What can the City do to prevent homelessness?
Homelessness is a serious problem that is a symptom of a larger problem, namely poverty. As mayor, I will make fighting poverty a top priority for City Hall. On the particular issue of homelessness, we need to build up the AHTF, so the interest generated can go towards helping the homeless, as well as helping with home ownership and rentals.
The city can make better use of the properties purchased in the Allied neighborhood. The properties are vacant, and not on the tax rolls. People are being displaced yet there is no future date for any work to begin. The units could be rented at minimal cost or no cost, on 30-day leases, to our lowest income citizens and/or the housing agencies working with them.
I recognize that this will increase density of families that are distressed, however this will be transitional housing for some and prevent other existing residents from being displaced; both issues the city could better address in this manner, while continuing to explore new ways to assist our low-income families.
To fully address the issue of homelessness in Madison, we must address the issue of poverty in Madison.
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?
The first problem is inadequate income and this can be helped by a local rent subsidy. The second obstacle could be a shelter resident's recent rental history due to an eviction. We can link the rent subsidy to completing a tenant education or a financial education course, and encouraging a 30-day month-to-month lease as part of the subsidy arrangement with the landlord.
18. During “revitalization” efforts, what can the city do to prevent displacement of good tenants who currently live in the Allied Drive neighborhood?
If the building is going to be torn down and all of the residents moved, then the city could assist the residents and the owner of the property in locating other available housing in the neighborhood for the good residents.
The revitalization does generate increased costs for residents, and there will be some that have a difficult time affording the increased costs. The way to prevent good residents from being displaced due to increased housing costs is to provide a local rent subsidy. It would merit the city developing and encouraging an employment practice/incentive program for job training linked to the residency, generating a reduction in rent, which the city could reimburse the landlord for as part of a job training initiative.
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?)
The way to “fix” Allied Dr is to provide the residents with stability and opportunity. This includes job-training programs, schools in the neighborhood, stepped up law enforcement and of course, a home ownership plan. The percentage is not as important as who the homeowners are. Ideally it would be people who live in the area now, and we can maintain the character of the neighborhood. I would not support a 50% ownership if that means displacing a significant number of residents.
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?
Affordable housing is an issue throughout the nation. Here in Madison I believe we have a serious affordable housing issue for our lower income residents that needs to be addressed more aggressively by 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.]
Madison in its entirety needs higher cost housing developed in some neighborhoods, and lower cost housing developed in others. We also need to work with the existing stock and make it affordable to those in the market for affordable housing.
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’ve worked in Allied Drive with the Katrina relocation efforts, and involved at my church in helping people find homes.
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?
All data I've seen shows me the supply of housing for our lowest income residents is our biggest issue and would be my first priority. Affordability is generally gauged at housing costs being 30% of the resident's gross income. Some folks choose to pay more than this while others have to. The real need is for our families and individuals living in poverty.
5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?
Job skill training and the opportunity to have a family wage job are the best local initiatives to support existing housing programs.
6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?
Growing poverty is the overriding issue, and childcare, workforce development, transportation, job creation are all areas to be addressed.
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?
My personal foundation is my belief in diversity. My campaign is better served by having as much input from as many different points of view as possible. I look forward to the input of the Madison Affordable Housing Action Alliance.
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 believe the Affordable Housing Trust Fund can go a long way in addressing the affordable housing situation here in Madison. As mayor, my focus will be to build the AHTF in years, not decades. It is irresponsible for the current mayor to want to spend $15-$25 million PER MILE on trolleys, while no serious commitment has been made to the AHTF. At the current rate of funding, it will take over 20 years to capitalize the AHTF, however for the cost of one mile of the current mayor’s trolley tracks, we can capitalize the fund now and begin to make affordable housing a reality in Madison.
As mayor I will make a commitment to the AHTF in the city budget. I will also solicit private donations for the AHTF. If our community can find private donations for swimming pools and the Overture, we should be able to find funding for Affordable Housing.
9. What percentage of the fund should be used to create affordable housing each year? Why?
As mayor, I will make a serious commitment to the AHTF. Before the fund reaches its $10 million goal, any interest generated should be used to create affordable housing targeted towards low-income housing.
Inclusionary Zoning
10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?
A recent Isthmus story reported that only 11 IZ units have been sold, and I have yet to see how Inclusionary Zoning is making a serious impact on the affordable housing situation here in Madison. I would prefer to see the City Hall make a serious commitment now to the AHTF and to our lowest income citizens.
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)?
Madison has a very well run Building Inspection Department that does an excellent job of enforcing the landlord-tenant ordinances. I don't believe we need to increase or improve enforcement of Chapter 32, rather I believe the community would better benefit from enhancing housing mediation.
12. Are there any housing ordinances currently in existence that you would amend or change? Which ones – how and why?
In addition to making a greater commitment to the AHTF, I would like to see more utilization of existing housing stock, not just new development.
13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?
We have very little accessible housing in Madison, and we need more of it. I believe accessibility should be addressed when the Plan Commission reviews all projects for compliance. If there are any city funds or TIF funds, then accessibility standards should be considered making sure not only the minimum requirements are met, but accounting for possible additional requirements.
The Plan commission can undertake an evaluation of current accessibility requirements and develop enhanced requirements for projects with city funding.
14. What is the role of the City in the homeless shelter system?
Right now the City’s role is primarily through funding assistance to private agencies that provide the shelter. That being said, homelessness continues to be an issue-- especially during the winter months. Although we have excellent private programs such as Porchlight, Salvation Army and Housing Initiatives, we should at a minimum be budgeting annually for emergency winter shelter system, rather than leaving this much needed link in our shelter system left out of the budget, and need to be an annual eleventh hour plea when the temperature drops. I also like a "Housing First" initiative tried very successfully in other cities, including close by in Minnesota, to help families be able to stay together and stabilize more quickly, and believe the city should encourage this concept through funding and education.
15. What is the responsibility of the City to provide support services such as case management?
The City has a responsibility to provide service to all of it citizens, and that includes our lowest income citizens. This is best done by funding private agencies to provide the casework management in the most efficient manner to stretch our limited resources as far as possible.
16. What can the City do to prevent homelessness?
Homelessness is a serious problem that is a symptom of a larger problem, namely poverty. As mayor, I will make fighting poverty a top priority for City Hall. On the particular issue of homelessness, we need to build up the AHTF, so the interest generated can go towards helping the homeless, as well as helping with home ownership and rentals.
The city can make better use of the properties purchased in the Allied neighborhood. The properties are vacant, and not on the tax rolls. People are being displaced yet there is no future date for any work to begin. The units could be rented at minimal cost or no cost, on 30-day leases, to our lowest income citizens and/or the housing agencies working with them.
I recognize that this will increase density of families that are distressed, however this will be transitional housing for some and prevent other existing residents from being displaced; both issues the city could better address in this manner, while continuing to explore new ways to assist our low-income families.
To fully address the issue of homelessness in Madison, we must address the issue of poverty in Madison.
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?
The first problem is inadequate income and this can be helped by a local rent subsidy. The second obstacle could be a shelter resident's recent rental history due to an eviction. We can link the rent subsidy to completing a tenant education or a financial education course, and encouraging a 30-day month-to-month lease as part of the subsidy arrangement with the landlord.
18. During “revitalization” efforts, what can the city do to prevent displacement of good tenants who currently live in the Allied Drive neighborhood?
If the building is going to be torn down and all of the residents moved, then the city could assist the residents and the owner of the property in locating other available housing in the neighborhood for the good residents.
The revitalization does generate increased costs for residents, and there will be some that have a difficult time affording the increased costs. The way to prevent good residents from being displaced due to increased housing costs is to provide a local rent subsidy. It would merit the city developing and encouraging an employment practice/incentive program for job training linked to the residency, generating a reduction in rent, which the city could reimburse the landlord for as part of a job training initiative.
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?)
The way to “fix” Allied Dr is to provide the residents with stability and opportunity. This includes job-training programs, schools in the neighborhood, stepped up law enforcement and of course, a home ownership plan. The percentage is not as important as who the homeowners are. Ideally it would be people who live in the area now, and we can maintain the character of the neighborhood. I would not support a 50% ownership if that means displacing a significant number of residents.
Munoz
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, many people simply cannot afford housing in Madison, particularly with Madison’s high property taxes.
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.]
There is no doubt that housing is expensive in Madison as compared to many of its surrounding communities. Most of the affordable housing is
available to folks who have access to finances and can, for example, purchase inexpensive converted rental units to condos. But most poor people can
not buy these inexpensive units because they are caught up in a poverty cycle where all their money is spent in rent and basic necessities without
anything left to be able to build equity. We definitely should have more availability of affordable housing opportunities in Madison. But we also
must encourage economic development and job creation to help lift poor people and their communities out of poverty.
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.
As Centro’s Executive Director I work on a project to purchase 64 rental units to establish a rent-to-own program. The units cost $42,000 and
with improvements would have been able to sell for about $60,000. Regretably Centro’s Board did not approve the project out of fear the program
would be beyond the scope of the agency. In addition to this proposal, I worked regularly with Centro’s rent
assistance program for tenants who are at risk of being evicted. I have re-designed the program structure to ensure the rent assistance leads
to affordable sustainabilty rather than simply delay an eviction. To this end we help client obtain employment or improve their incomes or/and reduce
their expenditures.
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 is relative, i.e., for whom? I would use HUD’s definition, but my highest priority is for low income people because their affordable
housing choices are very limited. The very poor have no disposable income and simply can not find lower price housing in the market which they
could afford. People within the area median income range or higher can always choose a lower priced alternative. Therefore the priority should be to
help those who need it the most. However, we should not miss the opportunity to increase the stock of affordable housing for most people.
5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your
additional new ideas for addressing the affordable housing crisis?
I would be interested in promoting work force housing programs, where employers participate in supporting housing for their employees.
I would also encourage more nonprofits to build affordable housing stock, perhaps as part of their workforce development programs. Further, I
would explore using the City’s surplus land for affordable housing development.
This could significantly reduce land and construction holding costs. As mayor I work to have the City place a priority on affordable housing,
particularly above excessive historic preservation. Preservation is critically important to maintain the character of our city. But it
should not be so excessive that it would prevent an effective level of density to yield affordability. Density should not be sacrificed to the benefit of preserving too many old houses that are homes to few people.
The City should also provide attractive incentives, such as density bonuses, to encourage mix income projects.
6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?
In addition to encouraging the growth of affordable housing stock, the City should promote economic development for the purpose of creating jobs
that pay a living wage. This way, more people are able to afford the available housing stock the market normally provides through its much lauded
“invisible hand”.
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?
No.
Affordable Housing Trust Fund
8. How much money should be put in the trust fund each year and where should these funds come from?
This fund should be large enough to make a difference, say ten million dollars, and should be invested as a revolving stock so that it is a
City reserve asset. To raise funds I would reach out to developers, builders, and others to come up with ideas for contributions to the trust.
Perhaps effective permitting incentives can be implemented that could contribute substantially to the fund.
9. What percentage of the fund should be used to create affordable housing each year? Why?
To ensure perpetuity and growth, the fund should distribute about 5% of its yield.
10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?
The ordinance has been of great value in focusing the need for affordable housing in Madison. Unfortunately it has not been effective in adding
any significant amount of affordable housing stock. We may try some changes to encourage an adequate stock production before its schedule sunset.
However, my preference would be to find creative solutions such as collaborations with the housing industry and advocates, as well as incentives to add
more affordable housing stock.
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)?
Madison has a committee that examines these issues and has effectively championed several housing initiatives in the recent years, such as the
lock ordinance, protections for tenants regarding check-in and check-out, and the tenant repair ordinance. Through collaboration the Committee has gained
much respect from both consumer advocates and the housing industry. We need to continue to encourage collaboration and compromise because this has
lead to good reslts.
12. Are there any housing ordinances currently in existence that you would amend or change? Which ones – how and why?
I would ask the Housing Committee to thoroughly examine the current ordinances to suggest appropriate changes to encourage fairness and
effective enforcement in protecting the rights of tenants as well as the landlords.
13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?
City staff should be fully up to date on applicable accessibility regulations to ensure compliance on new housing permitting process and
inspection.
Homelessness
14. What is the role of the City in the homeless shelter system?
The City should be doing much more in providing leadership and support for agencies that work on helping the homeless. Many folks who are
homeless are afflicted with extreme poverty or/and mental illness. Nonprofits should collaborate more to bolster their case management in promoting treatment for
the mentally ill, as well as linking folks who are able to work to pathways to jobs that pay living wages.
15. What is the responsibility of the City to provide support services such as case management?
The City should encourage agencies to adopt holistic social service models that take the opportunity to help clients beyond the presenting
problem. Insofar as affordable housing is concern, these agencies should seek to help clients find opportunities to improve their income potential through
education and better job placement.
16. What can the City do to prevent homelessness?
To alleviate homelessness the City should encourage a vibrant economic environment that has many job opportunities and pathways to good paying
jobs. The healthcare system needs to be improved such that the chronically disabled are effectively treated to help enable them as much as
possible to function normally in society. For those who are permanently disabled we need to provide sufficiently to allow them to live a dignified life.
This will be a very difficult problem for the City to address without national or state policies that provide sufficient resources at the local level.
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?
A significant obstacle may be very low incomes, or lack of resources to provide down payments or rent advances. Additionally, folks in
shelters may have reference or credit history issues that make landlords fear them
as tenants. The best programs to deal with these obstacles are those that aim to prepare folks for jobs that provide living wages. These include
many opportunities to participate in apprenticeship programs with labor unions because of the numerous anticipated vacancies in the healthcare and
construction industries.
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 promote the availability of lease-to-own programs in the Allied area. For example, the Troy Hauk property that the City
purchased could be remodeled and turned into condominiums that could be sold or leased to qualified tenants.
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?)
I think that home ownership will be an effective strategy for Allied Drive. Because of the significant community challenges there, the percentage
should probably be closer to 75%. As mentioned above, rent-to-own would be a good tool to help accomplish this goal without displacing current residents.
Sweat equity in remodeling the units would also provide resources for tenants who may not have financial reserves for a down payment. The
sweat equity program could be part of the apprenticeship program for the skilled trades that the City is targeting for Allied Drive. The program is a partnership between Centro Hispano and the skilled trades unions. The
partnership aims to use the anticipated vacancies in the state of 100,000 thousand jobs in the building industry during the next ten years. The
vacancies are a great opportunity to lift individuals and the community out of poverty. Put simply, there is no better social program than a good
job.
Cieslewicz
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?
While Madison enjoys a higher quality of housing and relatively better level of affordability than many American cities, I believe there is a need for more affordable housing. It is also important to support City and Private sector housing programs and take continuing actions to:
a) Maintain and improve the quality of our current housing stock, including accessibility, energy conservation, and preservation of neighborhoods.
b) Increase the opportunities for Madison’s workforce to find and purchase homes within our community;
c) Continue to help those who are currently unable to maintain stable housing find and maintain longer term housing.
d) Plan and assist in the development of new housing that contributes to better neighborhoods, more efficient transportation, and quality of life.
If we do not continue to maintain and improve our housing programs we could face a crisis in the long run similar to other communities.
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.]
More affordable housing is needed both for workers such as teachers, firefighters and nurses as well as low-income residents. Part of the role of the City and my role as Mayor is to guide the development of new housing and work with developers, community groups, businesses and neighborhood groups to assure future levels of affordable housing and good neighborhoods through the City of Madison.
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.
As mayor, I have actively worked to pass and improve the Inclusionary Zoning program and funded the planned revision of the City’s outdated zoning code. I have also budgeted funds for the 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?
The City has traditionally used a definition of ‘affordable housing’ that relates to the households size and income of the family. This is usually set at spending no more than 30% of a particular income level for housing costs.
5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?
We are working hard on poverty and jobs issues. I have increased city support for Madison Metro by 35% in four years and we will go two years without a fare increase. In my last budget I increased OCS funding by over 6.5%, CDBG by about 45% and child care assistance by almost 50%.
6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?
See answer to number 5. Many of the other initiatives I support such as workforce development, sustainable transportation policies, coordinated plans, and principles of new urbanism, will positively affect the long- term supply and quality of affordable housing.
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 avoid contributions from developers with active proposals before the City Council and I have turned back hundreds of dollars in contributions.
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 have added $1.6 million to the Affordable Housing Trust Fund since I have been mayor. There are a variety of funding sources for the Fund and they are spelled out in the ordinances. The amount put into the trust fund should depend on the fiscal condition of the city at the time the budget is developed.
9. What percentage of the fund should be used to create affordable housing each year? Why?
The amount that should be used every year is capped in the ordinance and the idea is to allow the Fund to grow over time. The City Housing Committee and the original Trust Fund committee recommends building the Housing Trust Fund to a level of $10 million.
Inclusionary Zoning
10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?
I led a work group made up of all the stakeholders to hammer out compromise improvements to the ordinance. Early results indicate that these changes are working to get the results we intended. In addition, I created an oversight committee to monitor the ordinance and propose additional changes should they become needed.
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 would like to hear more about this issue. To my knowledge, no housing advocates have raised this issue.
12. Are there any housing ordinances currently in existence that you would amend or change? Which ones � how and why?
None at this time. However, my initiative to rewrite and update the City’s outdated zoning codes will help streamline the development review process.
13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?
While the Federal government has the primary enforcement role for the Fair Housing Act, I am sponsoring a local conference on accessible housing on April 23, 2007 at Monona Terrace. Conference participants will examine ways our community can increase the supply of accessible and barrier-free housing
Homelessness
14. What is the role of the City in the homeless shelter system?
The City does not have the primary role in the operation of the emergency shelter. It is essentially a county responsibility as part of the overall social service system, supplemented by the faith community and community groups. We have traditionally used strategy and our limited resources to work with community-based groups to promote the creation of transitional and permanent housing with support services that address some of the primary causes of homelessness or to prevent homelessness.
15. What is the responsibility of the City to provide support services such as case management?
I support case management. The City works together with the Federal Government, the County, United Way, Community Shares, the faith community and community groups to fund and promote a wide range of programs and services that try to prevent homelessness, support a safety net of shelters, provide street outreach, and build a range of housing and case management services that help the different categories of homeless people. The City has traditionally supported innovative approaches to improve the overall system, strengthen efforts to prevent homelessness or move homeless people more quickly into stable housing. We also work closely with community groups to improve their capacity to work together.
Case management is an important tool needed to move people in to permanent housing.
16. What can the City do to prevent homelessness?
City strategy for quite some time has been to address the root causes of homelessness. That should continue. We also provide more than 800 units of low cost housing and more than 1400 rent assistance vouchers to help lower the housing costs of low-income people. These are all effective actions to reduce 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?
Barriers could be things like first month’s rent and security deposits. We should support nonprofits that provide those things. Also, various studies, including one sponsored by the City, have identified the availability of appropriate housing and effective case management as two of the primary contributors to successful graduation from shelters. An additional factor is the length of time people spend on the streets or in a shelter, the longer the stay, the greater the challenge and less likely the success of re-integration into the community and more 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?
During the recent nuisance abatement issues, we used a number of strategies, including working with non profits, to make sure tenants who were not contributing to the nuisance abatement were not displaced and received relocation assistance. We will continue those strategies.
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?)
One of the elements of a healthy neighborhood is a good balance of ownership and rental opportunities within an area. Allied has 614 rental apartment units and a vacancy rate that runs 20% to 40% with high turn over among tenants, including the 104 new apartment units added by Avalon Village. The promotion of home ownership opportunities for a range of incomes, including current residents of Allied, is one way to improve the quality of life and provide a range of housing choices for neighborhood residents. It will help to improve the overall quality and stability of the neighborhood.
In addition, providing home ownership opportunities is one of the primary goals that we used to convince the Common Council to acquire the former Hauk properties, which can be the catalyst for redeveloping and revitalizing the Allied Drive neighborhood. Soon we will have an RFP that will spell out in some detail our goals for home ownership and rental with average median income targets.
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?
While Madison enjoys a higher quality of housing and relatively better level of affordability than many American cities, I believe there is a need for more affordable housing. It is also important to support City and Private sector housing programs and take continuing actions to:
a) Maintain and improve the quality of our current housing stock, including accessibility, energy conservation, and preservation of neighborhoods.
b) Increase the opportunities for Madison’s workforce to find and purchase homes within our community;
c) Continue to help those who are currently unable to maintain stable housing find and maintain longer term housing.
d) Plan and assist in the development of new housing that contributes to better neighborhoods, more efficient transportation, and quality of life.
If we do not continue to maintain and improve our housing programs we could face a crisis in the long run similar to other communities.
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.]
More affordable housing is needed both for workers such as teachers, firefighters and nurses as well as low-income residents. Part of the role of the City and my role as Mayor is to guide the development of new housing and work with developers, community groups, businesses and neighborhood groups to assure future levels of affordable housing and good neighborhoods through the City of Madison.
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.
As mayor, I have actively worked to pass and improve the Inclusionary Zoning program and funded the planned revision of the City’s outdated zoning code. I have also budgeted funds for the 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?
The City has traditionally used a definition of ‘affordable housing’ that relates to the households size and income of the family. This is usually set at spending no more than 30% of a particular income level for housing costs.
5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?
We are working hard on poverty and jobs issues. I have increased city support for Madison Metro by 35% in four years and we will go two years without a fare increase. In my last budget I increased OCS funding by over 6.5%, CDBG by about 45% and child care assistance by almost 50%.
6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?
See answer to number 5. Many of the other initiatives I support such as workforce development, sustainable transportation policies, coordinated plans, and principles of new urbanism, will positively affect the long- term supply and quality of affordable housing.
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 avoid contributions from developers with active proposals before the City Council and I have turned back hundreds of dollars in contributions.
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 have added $1.6 million to the Affordable Housing Trust Fund since I have been mayor. There are a variety of funding sources for the Fund and they are spelled out in the ordinances. The amount put into the trust fund should depend on the fiscal condition of the city at the time the budget is developed.
9. What percentage of the fund should be used to create affordable housing each year? Why?
The amount that should be used every year is capped in the ordinance and the idea is to allow the Fund to grow over time. The City Housing Committee and the original Trust Fund committee recommends building the Housing Trust Fund to a level of $10 million.
Inclusionary Zoning
10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?
I led a work group made up of all the stakeholders to hammer out compromise improvements to the ordinance. Early results indicate that these changes are working to get the results we intended. In addition, I created an oversight committee to monitor the ordinance and propose additional changes should they become needed.
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 would like to hear more about this issue. To my knowledge, no housing advocates have raised this issue.
12. Are there any housing ordinances currently in existence that you would amend or change? Which ones � how and why?
None at this time. However, my initiative to rewrite and update the City’s outdated zoning codes will help streamline the development review process.
13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?
While the Federal government has the primary enforcement role for the Fair Housing Act, I am sponsoring a local conference on accessible housing on April 23, 2007 at Monona Terrace. Conference participants will examine ways our community can increase the supply of accessible and barrier-free housing
Homelessness
14. What is the role of the City in the homeless shelter system?
The City does not have the primary role in the operation of the emergency shelter. It is essentially a county responsibility as part of the overall social service system, supplemented by the faith community and community groups. We have traditionally used strategy and our limited resources to work with community-based groups to promote the creation of transitional and permanent housing with support services that address some of the primary causes of homelessness or to prevent homelessness.
15. What is the responsibility of the City to provide support services such as case management?
I support case management. The City works together with the Federal Government, the County, United Way, Community Shares, the faith community and community groups to fund and promote a wide range of programs and services that try to prevent homelessness, support a safety net of shelters, provide street outreach, and build a range of housing and case management services that help the different categories of homeless people. The City has traditionally supported innovative approaches to improve the overall system, strengthen efforts to prevent homelessness or move homeless people more quickly into stable housing. We also work closely with community groups to improve their capacity to work together.
Case management is an important tool needed to move people in to permanent housing.
16. What can the City do to prevent homelessness?
City strategy for quite some time has been to address the root causes of homelessness. That should continue. We also provide more than 800 units of low cost housing and more than 1400 rent assistance vouchers to help lower the housing costs of low-income people. These are all effective actions to reduce 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?
Barriers could be things like first month’s rent and security deposits. We should support nonprofits that provide those things. Also, various studies, including one sponsored by the City, have identified the availability of appropriate housing and effective case management as two of the primary contributors to successful graduation from shelters. An additional factor is the length of time people spend on the streets or in a shelter, the longer the stay, the greater the challenge and less likely the success of re-integration into the community and more 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?
During the recent nuisance abatement issues, we used a number of strategies, including working with non profits, to make sure tenants who were not contributing to the nuisance abatement were not displaced and received relocation assistance. We will continue those strategies.
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?)
One of the elements of a healthy neighborhood is a good balance of ownership and rental opportunities within an area. Allied has 614 rental apartment units and a vacancy rate that runs 20% to 40% with high turn over among tenants, including the 104 new apartment units added by Avalon Village. The promotion of home ownership opportunities for a range of incomes, including current residents of Allied, is one way to improve the quality of life and provide a range of housing choices for neighborhood residents. It will help to improve the overall quality and stability of the neighborhood.
In addition, providing home ownership opportunities is one of the primary goals that we used to convince the Common Council to acquire the former Hauk properties, which can be the catalyst for redeveloping and revitalizing the Allied Drive neighborhood. Soon we will have an RFP that will spell out in some detail our goals for home ownership and rental with average median income targets.
Clark
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?
I see the lack of affordable housing as the symptom of
a more fundamental issue. Yes there is a housing
crisis, but I not convinced that IZ is the best
solution. I advocate co housing and longer term
financing to open up ownership opportunities.
Increased home ownership would benefit the city, but
it would come at the out of pocket expense of
developers, realtors, and landowners.
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 lion’s share of the affordable housing in district
13 is in the south end. The south side redevelopment
zone has only one condominium, and the average single
family house price is about $50k below the city
average. So roughly all of the 946 single family
structures are comparatively affordable for Madison.
Several hundred new owner occupied units in multi unit
structures are proposed in the South Madison
Neighborhood plan. There should be more affordable
housing units available, but alternative structure
types will address the problem better. Co housing and
adherence to energy efficiency will make the units
affordable to live in and therefore make them easier
to finance.
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 advocated on my own behalf to get out from under an
unjust levy of flood insurance by my lender. The
next step in solving this problem for good is to
require sellers to disclose to prospective buyers if
their property is in a SFHA (Special Flood Hazard
Area).
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 reference the city of Madison’s website to define
affordable housing: a dwelling affordable on an
income of $35-55K/year. Energy costs, which will rise
in the future, must be factored in as well. All areas
of the city would benefit from modest size houses
built with long lasting materials, energy efficient
designs and renewable energy generation features. The
lowest income brackets would be my priority, but the
city would be well served to internalize the
externality costs of large showcase houses to high
income buyers to encourage exquisitely beautiful, yet
sustainable design.
5. Aside from the Affordable Housing Trust Fund and
Inclusionary Zoning, what are your additional new
ideas for addressing the affordable housing crisis?
Adjusting the financing to longer terms can be a tool
to make home ownership possible for more city
residents. Hand in hand with housing price is income
level. We probably can’t concurrently sustain both a
high disparity in wages and high levels of home
ownership. If businesses embrace profit sharing with
employees, we will see more residents qualified and
more money available for home ownership.
Encouragement of entrepreneurs to help the city of
Madison in this way should be pursued, and recognition
of their contribution celebrated. For the times we
live in, the civic responsibility of wealthy citizens
may be insufficiently understood and acted out.
Surges in personal wealth and accumulation of personal
wealth can have undesirable social impacts, and
ethically those impacts are the responsibility of the
successful person.
6. What initiatives in other policy areas could
support more affordable housing (for example,
transportation, economic development, childcare...)?
Profit sharing for business employees and increased
minimum wages could help. Logistics of childcare in
chousing is less daunting. Longer term financing
options as well.
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 have not made pledges relative to landlords,
developers, or realtors. I relate to the needs of
residents more than with the business interests of
housing people.
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 would advocate for $3 million per year pegged
proportionally to the population of 208,000. I don’t
advocate changes to the current funding sources,
except a more vigorous ask from private donations.
9. What percentage of the fund should be used to
create affordable housing each year? Why?
The disbursement schedule is complicated. I would not
advocate a change to the 60% disbursement portion for
affordable housing without more experience on the
performance of the program.
Inclusionary Zoning
10. What is your perception of the Inclusionary Zoning
ordinance? What changes, if any, would you make to
the ordinance?
I don’t advocate IZ as it works currently. In the
short term I would advocate longer term financing for
home buyers to make below market rate prices
unnecessary. In the long term I would continue the
struggle for a more level wage range across society.
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 am eager to maintain open dialogue with tenants and
landlords and to advocate common sense division of
responsibility for needs of both parties, within the
law.
12. Are there any housing ordinances currently in
existence that you would amend or change? Which ones
– how and why?
In reference to chapter 27 of the ordinances, I would
amend the anonymous complaint option. I would
advocate for there to be a neighborhood sponsor for
the complainer for the complaint to be valid. There
needs to be a check and balance for someone who tends
to complain about frivolous issues.
13. How can the City improve enforcement of
accessibility requirements under the Federal Fair
Housing Act in new housing?
A small panel of citizens needing the accessibility
features and trained in the Federal Fair Housing Act
could be convened to meet with the labor crew and at
milestones of construction to inspect the structure.
A video taken by the panel of the inspection would be
available online for the public to view, and feedback
would be available for the builder, panel and city
inspectors to use.
Homelessness
14. What is the role of the City in the homeless
shelter system?
The city should visit shelters often and have a
rapport with shelter staff. The city should track and
post homeless levels and solicit community groups and
individuals to help carry the shelter operating cost
and to advocate/fund homelessness prevention
strategies.
15. What is the responsibility of the City to provide
support services such as case management?
The city needs to invite homeless to participate in
more supervised community labor projects. Keep up on
the personality of the homeless community by
encouraging occasional interviews as an outlet for
their struggle.
16. What can the City do to prevent homelessness?
Continue the struggle for living wages. Provide
community funded, government organized educational
opportunities for underserved people of all age
levels. Developing talent and advertising economic
opportunity with living wage jobs may help.
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?
Education is the long term solution. Perhaps a
comfortable apartment community designed with many
domestic services available for residents would
attract the individual from the shelter. The idea is
that this apartment complex would reduce the amount of
responsibility taken on by the resident to a
manageable level.
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?
I suggest pegging income taxes for the homeowner for
their lifetime in that residence. When the
homeownership changes under “normal” circumstances,
the taxes on the property must be adjusted to that of
comparable housing 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?)
Yes. Investment in property is a sound strategy.
Woods
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.
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.
Selkowe
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?)
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?)
Rhodes-Conway
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. Too many people are living in housing they cannot afford, that is too small for their family, or far from where they work. Too many people are trapped in pockets of poverty because their housing options are so limited. Others simply cannot even get a foothold in Madison because of housing costs. And the fact that Madison’s affordable housing stock is concentrated in a few neighborhoods impacts all our neighborhoods, making them less diverse in terms of class and race.
There are other, less obvious impacts of the lack of affordable housing. For example, because many young families can no longer afford to live in the east isthmus, our neighborhood schools get threatened with being closed, something that would affect everyone’s quality of life. My district is very concerned about this, particularly in light of suggestions to close Emerson Elementary and Lapham Elementary, and proposals to send children from the Brentwood Neighborhood to Emerson, or children from Packers Avenue to Marquette Elementary.
Landlords and realtors like to claim there is plenty of stock available at supposedly affordable prices. In many cases their claims are simply untrue, in other they ignore the problems with many of the units, in terms of size, location and whether they are in good repair.
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 12, as a whole, is rather diverse. In the Emerson East neighborhood, near East High, there is a mix of rental and owner-occupied housing, most of which can’t be considered affordable. My neighborhood, Eken Park, is similar, although homes are slightly more affordable. The Sherman and Sheridan Triangle neighborhoods in the central part of the district are mostly single family, owner occupied housing, and are often considered one of the last affordable places to buy a home in Madison. However, even these neighborhoods are close to the point where many young families cannot afford to purchase a home and taxes are further straining our many elderly residents.
Only as you mover further north along Packers Avenue, around Northport Drive, and just south of Warner Park in the Brentwood Neighborhood do you find affordable housing (see map at right for reference; note in the heavily clustered brown areas indicating multi-unit developments, and the relative lack of such units anywhere else in the district). Much like other part of Madison, District 12s most affordable housing stock is very dense, heavily clustered and physically tucked away from sight or walled off from the rest the surrounding neighborhoods by major arterial roads.
The northern part of my district in particular prides itself on being diverse and affordable. These are characteristics I will work to maintain.
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 supported increased funding for the Affordable Housing Trust Fund. I supported ending Section 8 discrimination at the county level. I supported inclusionary zoning when it was adopted and testified in opposition when the conservative faction of the Common Council attempted repeal IZ. (see http://www.madison.com/archives/read.php?ref=/tct/2006/01/18/0601180578.php and
http://www.madison.com/archives/read.php?ref=/tct/2006/07/12/0607120436.php)
I also worked with neighbors in the 1900 block of E. Dayton St to get a better, community-oriented response to a drug house in the area. While not directly an affordable housing issue, it is one of many that can affect how housing, especially “affordable” housing is viewed in Madison. Too often bad apples in some affordable housing cause others in the community to generalize about “negative effects” of affordable housing being available in any given area.
Through my neighborhood work I’ve been very tuned into development and other issues that, unless taken with a broad view, can slowly chip away at the availability and diversity of housing options.
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?
The federal definition, 30% of one’s income strikes me as a good place to focus the debate about whether housing is affordable, though 30% quickly becomes a major hardship given the cost of transportation, child care and other daily expenses in Madison. While IZ, I think, holds promise for moderate income families and young professionals, we need to do more for those with lower incomes and larger families.
5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?
1) Working through the anticipated rework of the zoning code to make sure affordable units are spread out and part of every new development.
2) Getting the city to work harder on the demand side of housing, helping people get the training and support they need and assisting businesses that pay family-supporting wages and benefits so more people can afford the prices that Madison’s housing market drives.
3) Exploring policy options to retain permanent affordability for lower income families and rental units not affected by IZ.
6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?
What’s affordable in terms of housing for any family completely depends on other expenses – Transportation in particular is often the second largest household expense. I support an affordable, accessible public transit system. I also support high quality, affordable childcare. In addition to the economic development issues mentioned briefly above, my goal is to view every decision made by the city in terms of whether it helps people live in safe neighborhoods, in homes they can afford; whether their children are going to safe, educational environments when they go to jobs that can support their families; and whether they have transportation choices available to them to get to work and around the city. This holistic approach to thinking about what we do as a city is hard, but too important to not work toward on a daily basis.
In addition, I think TIF funds should be better targeted toward better economic development and affordable housing; that the City Council should be more vocal about the damage done by the state’s shared revenue formula that pushed costs onto the regressive property taxes roles; and we should enforce anti-discrimination laws that protect recipients of housing aids.
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 am not accepting any Committee money (money from PACs, political parties or other candidate accounts), nor am I accepting any conduit money. I believe it is critically important that candidate have a wide, diverse base of financial support. I’m proud to have a base of support that has contributed more than $9,000 to my campaign, with an average contribution of around $50, and no special interest money.
Affordable Housing Trust Fund
8. How much money should be put in the trust fund each year and where should these funds come from?
What our trust fund really needs is a dedicated source of funding so we don’t have to fight every budget cycle to fund it. Failing that, there are no easy answers, and we will have to continue to fight to put as much money from property sales and other sources into the fund as possible. It should not take us 25 years to fully fund it – that’s ridiculous. I hope to work with to people like Ald. Brenda Konkel and groups like AHAA to build community support for the ATF so we begin to live up the promises made when the fund began.
9. What percentage of the fund should be used to create affordable housing each year? Why?
Given that we’re no where near full funding, this question seems a bit premature. But in theory, we should not draw down the capital of the fund so as to preserve it for the long term.
Inclusionary Zoning
10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?
As I mentioned above I was a supporter of the original ordinance and fought the efforts to repeal it this past year. I am proud of the thoughtful work of many, especially Alder Konkel and Mayor Dave, who stood by the ordinance in the face of repeal, looked openly to the areas needed for improvement and then crafted the appropriate language to update the ordinance. The disingenuousness of people like Phil Salkin of the Realtors’ Association and others who did not engage in good faith efforts to adjust the ordinance was appalling to me. I was particularly frustrated by the complete lack of marketing on the part of the developers.
I believe we need to continue to monitor the ordinance, make additional adjustments as necessary, and expand our work on affordable housing to other strategies in addition to maintaining a commitment to IZ.
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)?
It frustrates me that the protections offered under Chapter 32 are virtually useless given the lack of enforcement. I would support directing the City Attorney and Police Department to make enforcement a higher priority, and I will support an expanded role for the EOC.
12. Are there any housing ordinances currently in existence that you would amend or change? Which ones how and why?
The rewrite of the zoning ordinance, I believe, offers us a chance to think fresh about how we approach development and housing in Madison. I would also be interested in discussing ways to give more weight to neighborhood plans which often include detailed recommendations on housing.
13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?
I am not familiar enough with this Act to offer any specifics. I would appreciate information and advice from AHAA on this matter, which I would then make sure is communicated to my constituents as appropriate.
Homelessness
14. What is the role of the City in the homeless shelter system?
The City needs to work harder, in partnership with the County and with service organizations, to ensure there is enough shelter space to accommodate needs on any given night, especially in winter. I think we all need to be more aware of the level of homelessness in Madison and build the support necessary to keep people from becoming homeless in the first place and also provide assistance when it happens.
15. What is the responsibility of the City to provide support services such as case management?
I believe this is currently primarily a County responsibility, but think the City needs to do what it can as well. Simply providing shelter only puts a band-aid on a larger wound, No one wants to be homeless, and many people are, obviously, in dire need when they find themselves homeless. Counseling, training and other supports should be a major part of any strategy dealing with homelessness.
16. What can the City do to prevent homelessness?
We can invest in programs that provide economic development and training targeted at jobs that provide living wages; find creative strategies to provide affordable housing; provide child care assistance, AODA treatment and affordable workforce transportation. The city can advocate for affordable health care. Any one of these things can easily make the difference between being a stable situation and one where homelessness is suddenly a part of the picture. Too often people are one pay check, one accident, one injury away from being unable to pay the rent or mortgage. I think if we work hard on these fronts we’ll find that the homeless situation will also improve.
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?
Sometimes it is finding a job, sometimes issues with mental health and AODA, sometimes access to child care to be able to work. My answer above speaks to some of these issues. Sometimes people are simply unable to work. We used to have a reasonable safety net in place and I believe we need to begin to string it back together, in partnership with community organizations, the county, the state and the federal government.
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 most important thing is that we respect the desire of the residents of Allied Drive to “move forward, not out”. We need to involve Allied residents in every step of the process. It is important to the entire city that we develop not just the physical properties in Allied, but that we also invest in the community and the services it needs.
There are three facets to preventing gentrification and displacement: retaining quality affordable housing, producing new affordable housing, and building the assets of current residents so they can remain in the area even as prices rise. We need to work on all three right away.
We should also support the community by working with them to provide childcare and after school programming, job training, and public health services. And because transportation is often the second largest household expense after housing, we should ensure efficient, affordable public transit service to the area.
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?)
I don’t think the percentage of homeownership is nearly as important as creating opportunities for current residents to become homeowners. For the city properties, we should insist on designing efficient, permanently affordable homes of many sizes that can be rental or owner-occupied, and we should at the same time design programs that will help current residents move into these homes. For other properties, we should explore the possibility of creating land trusts and housing coops as well as more traditional housing and home purchase subsidies. For example, Washington DC recently passed a tenant right of first refusal law, under which landlords selling their properties have to offer the tenants the opportunity to buy the building. Given Madison’s strong tradition of housing coops, we might want to consider something similar.
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. Too many people are living in housing they cannot afford, that is too small for their family, or far from where they work. Too many people are trapped in pockets of poverty because their housing options are so limited. Others simply cannot even get a foothold in Madison because of housing costs. And the fact that Madison’s affordable housing stock is concentrated in a few neighborhoods impacts all our neighborhoods, making them less diverse in terms of class and race.
There are other, less obvious impacts of the lack of affordable housing. For example, because many young families can no longer afford to live in the east isthmus, our neighborhood schools get threatened with being closed, something that would affect everyone’s quality of life. My district is very concerned about this, particularly in light of suggestions to close Emerson Elementary and Lapham Elementary, and proposals to send children from the Brentwood Neighborhood to Emerson, or children from Packers Avenue to Marquette Elementary.
Landlords and realtors like to claim there is plenty of stock available at supposedly affordable prices. In many cases their claims are simply untrue, in other they ignore the problems with many of the units, in terms of size, location and whether they are in good repair.
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 12, as a whole, is rather diverse. In the Emerson East neighborhood, near East High, there is a mix of rental and owner-occupied housing, most of which can’t be considered affordable. My neighborhood, Eken Park, is similar, although homes are slightly more affordable. The Sherman and Sheridan Triangle neighborhoods in the central part of the district are mostly single family, owner occupied housing, and are often considered one of the last affordable places to buy a home in Madison. However, even these neighborhoods are close to the point where many young families cannot afford to purchase a home and taxes are further straining our many elderly residents.
Only as you mover further north along Packers Avenue, around Northport Drive, and just south of Warner Park in the Brentwood Neighborhood do you find affordable housing (see map at right for reference; note in the heavily clustered brown areas indicating multi-unit developments, and the relative lack of such units anywhere else in the district). Much like other part of Madison, District 12s most affordable housing stock is very dense, heavily clustered and physically tucked away from sight or walled off from the rest the surrounding neighborhoods by major arterial roads.
The northern part of my district in particular prides itself on being diverse and affordable. These are characteristics I will work to maintain.
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 supported increased funding for the Affordable Housing Trust Fund. I supported ending Section 8 discrimination at the county level. I supported inclusionary zoning when it was adopted and testified in opposition when the conservative faction of the Common Council attempted repeal IZ. (see http://www.madison.com/archives/read.php?ref=/tct/2006/01/18/0601180578.php and
http://www.madison.com/archives/read.php?ref=/tct/2006/07/12/0607120436.php)
I also worked with neighbors in the 1900 block of E. Dayton St to get a better, community-oriented response to a drug house in the area. While not directly an affordable housing issue, it is one of many that can affect how housing, especially “affordable” housing is viewed in Madison. Too often bad apples in some affordable housing cause others in the community to generalize about “negative effects” of affordable housing being available in any given area.
Through my neighborhood work I’ve been very tuned into development and other issues that, unless taken with a broad view, can slowly chip away at the availability and diversity of housing options.
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?
The federal definition, 30% of one’s income strikes me as a good place to focus the debate about whether housing is affordable, though 30% quickly becomes a major hardship given the cost of transportation, child care and other daily expenses in Madison. While IZ, I think, holds promise for moderate income families and young professionals, we need to do more for those with lower incomes and larger families.
5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?
1) Working through the anticipated rework of the zoning code to make sure affordable units are spread out and part of every new development.
2) Getting the city to work harder on the demand side of housing, helping people get the training and support they need and assisting businesses that pay family-supporting wages and benefits so more people can afford the prices that Madison’s housing market drives.
3) Exploring policy options to retain permanent affordability for lower income families and rental units not affected by IZ.
6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?
What’s affordable in terms of housing for any family completely depends on other expenses – Transportation in particular is often the second largest household expense. I support an affordable, accessible public transit system. I also support high quality, affordable childcare. In addition to the economic development issues mentioned briefly above, my goal is to view every decision made by the city in terms of whether it helps people live in safe neighborhoods, in homes they can afford; whether their children are going to safe, educational environments when they go to jobs that can support their families; and whether they have transportation choices available to them to get to work and around the city. This holistic approach to thinking about what we do as a city is hard, but too important to not work toward on a daily basis.
In addition, I think TIF funds should be better targeted toward better economic development and affordable housing; that the City Council should be more vocal about the damage done by the state’s shared revenue formula that pushed costs onto the regressive property taxes roles; and we should enforce anti-discrimination laws that protect recipients of housing aids.
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 am not accepting any Committee money (money from PACs, political parties or other candidate accounts), nor am I accepting any conduit money. I believe it is critically important that candidate have a wide, diverse base of financial support. I’m proud to have a base of support that has contributed more than $9,000 to my campaign, with an average contribution of around $50, and no special interest money.
Affordable Housing Trust Fund
8. How much money should be put in the trust fund each year and where should these funds come from?
What our trust fund really needs is a dedicated source of funding so we don’t have to fight every budget cycle to fund it. Failing that, there are no easy answers, and we will have to continue to fight to put as much money from property sales and other sources into the fund as possible. It should not take us 25 years to fully fund it – that’s ridiculous. I hope to work with to people like Ald. Brenda Konkel and groups like AHAA to build community support for the ATF so we begin to live up the promises made when the fund began.
9. What percentage of the fund should be used to create affordable housing each year? Why?
Given that we’re no where near full funding, this question seems a bit premature. But in theory, we should not draw down the capital of the fund so as to preserve it for the long term.
Inclusionary Zoning
10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?
As I mentioned above I was a supporter of the original ordinance and fought the efforts to repeal it this past year. I am proud of the thoughtful work of many, especially Alder Konkel and Mayor Dave, who stood by the ordinance in the face of repeal, looked openly to the areas needed for improvement and then crafted the appropriate language to update the ordinance. The disingenuousness of people like Phil Salkin of the Realtors’ Association and others who did not engage in good faith efforts to adjust the ordinance was appalling to me. I was particularly frustrated by the complete lack of marketing on the part of the developers.
I believe we need to continue to monitor the ordinance, make additional adjustments as necessary, and expand our work on affordable housing to other strategies in addition to maintaining a commitment to IZ.
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)?
It frustrates me that the protections offered under Chapter 32 are virtually useless given the lack of enforcement. I would support directing the City Attorney and Police Department to make enforcement a higher priority, and I will support an expanded role for the EOC.
12. Are there any housing ordinances currently in existence that you would amend or change? Which ones how and why?
The rewrite of the zoning ordinance, I believe, offers us a chance to think fresh about how we approach development and housing in Madison. I would also be interested in discussing ways to give more weight to neighborhood plans which often include detailed recommendations on housing.
13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?
I am not familiar enough with this Act to offer any specifics. I would appreciate information and advice from AHAA on this matter, which I would then make sure is communicated to my constituents as appropriate.
Homelessness
14. What is the role of the City in the homeless shelter system?
The City needs to work harder, in partnership with the County and with service organizations, to ensure there is enough shelter space to accommodate needs on any given night, especially in winter. I think we all need to be more aware of the level of homelessness in Madison and build the support necessary to keep people from becoming homeless in the first place and also provide assistance when it happens.
15. What is the responsibility of the City to provide support services such as case management?
I believe this is currently primarily a County responsibility, but think the City needs to do what it can as well. Simply providing shelter only puts a band-aid on a larger wound, No one wants to be homeless, and many people are, obviously, in dire need when they find themselves homeless. Counseling, training and other supports should be a major part of any strategy dealing with homelessness.
16. What can the City do to prevent homelessness?
We can invest in programs that provide economic development and training targeted at jobs that provide living wages; find creative strategies to provide affordable housing; provide child care assistance, AODA treatment and affordable workforce transportation. The city can advocate for affordable health care. Any one of these things can easily make the difference between being a stable situation and one where homelessness is suddenly a part of the picture. Too often people are one pay check, one accident, one injury away from being unable to pay the rent or mortgage. I think if we work hard on these fronts we’ll find that the homeless situation will also improve.
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?
Sometimes it is finding a job, sometimes issues with mental health and AODA, sometimes access to child care to be able to work. My answer above speaks to some of these issues. Sometimes people are simply unable to work. We used to have a reasonable safety net in place and I believe we need to begin to string it back together, in partnership with community organizations, the county, the state and the federal government.
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 most important thing is that we respect the desire of the residents of Allied Drive to “move forward, not out”. We need to involve Allied residents in every step of the process. It is important to the entire city that we develop not just the physical properties in Allied, but that we also invest in the community and the services it needs.
There are three facets to preventing gentrification and displacement: retaining quality affordable housing, producing new affordable housing, and building the assets of current residents so they can remain in the area even as prices rise. We need to work on all three right away.
We should also support the community by working with them to provide childcare and after school programming, job training, and public health services. And because transportation is often the second largest household expense after housing, we should ensure efficient, affordable public transit service to the area.
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?)
I don’t think the percentage of homeownership is nearly as important as creating opportunities for current residents to become homeowners. For the city properties, we should insist on designing efficient, permanently affordable homes of many sizes that can be rental or owner-occupied, and we should at the same time design programs that will help current residents move into these homes. For other properties, we should explore the possibility of creating land trusts and housing coops as well as more traditional housing and home purchase subsidies. For example, Washington DC recently passed a tenant right of first refusal law, under which landlords selling their properties have to offer the tenants the opportunity to buy the building. Given Madison’s strong tradition of housing coops, we might want to consider something similar.
Pasha
Question 1
Yes, I believe there is an affordable housing crisis in our community. It is getting more
difficult for people to get housing in traditional ways. Getting people into affordable
housing should be a serious commitment from our city.
Question 2
District 9 has a small number of affordable housing units comparatively speaking. Yes,
there should be more but it is unlikely due to current demographics and cost. We have to
look for ways to get people into existing housing.
Question 3
I have not worked on housing issues directly in terms of supply and demand. I have
attended several meetings in the Allied Drive area in which housing was discussed.
Question 4
There are two populations in need of affordable housing:
- Families below 70% of Dane County median income
- First time home buyers, especially younger home buyers.
Question 5
I am open to new ideas in making affordable housing a reality. I look forward to input
from the AHAA.
Question 6
Initiatives aimed at fighting crime and poverty can greatly support, or be supported by
affordable housing initiatives.
Question 7
We have a democracy, and I believe everyone has a right to participate in the political
process. I am open minded and will listen to everybody I can during the campaign, and
once I’m elected (regardless to their support or lack thereof during the campaign).
However, I am looking forward to working with the Affordable Housing Action Alliance
during the campaign, and once I’m elected.
Question 8
I would like to see the city make a serious commitment to the Affordable Housing Trust
Fund. In addition to taxpayer dollars, we should look to raise funds privately also. I
would like to see the fund reach its $10 million goal in the shortest time possible.
Question 9
I would reserve expressing a position until I have more specific data. I would like to see
the fund be built as quickly as possible, and any interest gains should first be used to help
low income residents find affordable housing.
Question 10
Inclusionary zoning is a very worthwhile concept and should be supported. I look
forward to the improvements the Council is working on.
Question 11
The city and housing advocates are constantly reviewing how the landlord tenant
ordinance is working. Before taking the position on resource allocation I would like to
hear more from both sides.
Question 12
I feel we need to develop a comprehensive plan to address the issue of low income
housing in Madison. Any changes that could help address this issue I would be strongly
inclined to support.
Question 13
The Plan Commission is a good starting point for asking right questions about
accessibility. Before approving housing plans the city council should check for
adherence to accessibility standards.
Question 14
Homelessness is not a problem the city can solve by itself. Currently a number of groups,
including the faith community, social workers, community volunteers and other nonprofit
groups are working to alleviate this problem. While the city does fund some of the
shelters, somehow I would like to see more done. We had record numbers of people
using the shelters this year. Something must be done about this.
Question 15
Yes, the city has the responsibility for case management. Not only will it help residents
with housing issues, but it will also provide a useful metric on which programs are
working in reducing poverty and housing issues.
Question 16
It is not as easy to deal with homelessness as it once was in the past. Usually, there is no
one single cause of homelessness, but poverty is increasingly a factor. Often people have
multiple blocks such as drug problems, mental problems, job loss or other personal
issues.
The best way to fight homelessness is to make a commitment to the Affordable Housing
Trust Fund, and to fight poverty.
Question 17
The inability to be properly situated due to financial instability is the main issue with
people getting out of shelters. Job training programs can help shelter residents gain the
skills necessary to find a job and become more stable financially. Rent subsidy programs
can also help shelter residents once they leave the shelter.
Question 18
We need to make sure that the revitalization leave the character of the neighborhood in
tact and that current residents will still be able to afford to live in the neighborhood if
they choose.
Question 19
In Allied Drive there will be no one-way to fix everything. Education and job training
initiatives will be vital to the revitalization efforts. Home ownership will also be key to
the revitalization efforts, but we must preserve the character of the neighborhood by
ensuring that a significant percentage of the existing residents have an opportunity to own
homes.
Yes, I believe there is an affordable housing crisis in our community. It is getting more
difficult for people to get housing in traditional ways. Getting people into affordable
housing should be a serious commitment from our city.
Question 2
District 9 has a small number of affordable housing units comparatively speaking. Yes,
there should be more but it is unlikely due to current demographics and cost. We have to
look for ways to get people into existing housing.
Question 3
I have not worked on housing issues directly in terms of supply and demand. I have
attended several meetings in the Allied Drive area in which housing was discussed.
Question 4
There are two populations in need of affordable housing:
- Families below 70% of Dane County median income
- First time home buyers, especially younger home buyers.
Question 5
I am open to new ideas in making affordable housing a reality. I look forward to input
from the AHAA.
Question 6
Initiatives aimed at fighting crime and poverty can greatly support, or be supported by
affordable housing initiatives.
Question 7
We have a democracy, and I believe everyone has a right to participate in the political
process. I am open minded and will listen to everybody I can during the campaign, and
once I’m elected (regardless to their support or lack thereof during the campaign).
However, I am looking forward to working with the Affordable Housing Action Alliance
during the campaign, and once I’m elected.
Question 8
I would like to see the city make a serious commitment to the Affordable Housing Trust
Fund. In addition to taxpayer dollars, we should look to raise funds privately also. I
would like to see the fund reach its $10 million goal in the shortest time possible.
Question 9
I would reserve expressing a position until I have more specific data. I would like to see
the fund be built as quickly as possible, and any interest gains should first be used to help
low income residents find affordable housing.
Question 10
Inclusionary zoning is a very worthwhile concept and should be supported. I look
forward to the improvements the Council is working on.
Question 11
The city and housing advocates are constantly reviewing how the landlord tenant
ordinance is working. Before taking the position on resource allocation I would like to
hear more from both sides.
Question 12
I feel we need to develop a comprehensive plan to address the issue of low income
housing in Madison. Any changes that could help address this issue I would be strongly
inclined to support.
Question 13
The Plan Commission is a good starting point for asking right questions about
accessibility. Before approving housing plans the city council should check for
adherence to accessibility standards.
Question 14
Homelessness is not a problem the city can solve by itself. Currently a number of groups,
including the faith community, social workers, community volunteers and other nonprofit
groups are working to alleviate this problem. While the city does fund some of the
shelters, somehow I would like to see more done. We had record numbers of people
using the shelters this year. Something must be done about this.
Question 15
Yes, the city has the responsibility for case management. Not only will it help residents
with housing issues, but it will also provide a useful metric on which programs are
working in reducing poverty and housing issues.
Question 16
It is not as easy to deal with homelessness as it once was in the past. Usually, there is no
one single cause of homelessness, but poverty is increasingly a factor. Often people have
multiple blocks such as drug problems, mental problems, job loss or other personal
issues.
The best way to fight homelessness is to make a commitment to the Affordable Housing
Trust Fund, and to fight poverty.
Question 17
The inability to be properly situated due to financial instability is the main issue with
people getting out of shelters. Job training programs can help shelter residents gain the
skills necessary to find a job and become more stable financially. Rent subsidy programs
can also help shelter residents once they leave the shelter.
Question 18
We need to make sure that the revitalization leave the character of the neighborhood in
tact and that current residents will still be able to afford to live in the neighborhood if
they choose.
Question 19
In Allied Drive there will be no one-way to fix everything. Education and job training
initiatives will be vital to the revitalization efforts. Home ownership will also be key to
the revitalization efforts, but we must preserve the character of the neighborhood by
ensuring that a significant percentage of the existing residents have an opportunity to own
homes.
Webber
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?
There is a great need for affordable housing in Madison. Because of this need, I have enthusiastically supported the Inclusionary Zoning Ordinance and increased funding for the Affordable Housing Trust Fund. I have also supported university efforts to build more dorm space, because I believe that owner occupants will begin to buy and renovate traditional student housing options - typically poorly maintained, dilapidated, and overpriced older housing - once the pressure from student demand for these options is relieved. People willing to put 'sweat equity' into these houses will then be able to purchase and improve them.
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?
This actually depends on the type of housing and what is considered 'affordable.' There is a large amount of student (or basic) rental properties that tend to be somewhat cheap and affordable (though, many students may say that even these properties are expensive, particularly when compounded with rising tuition and other living costs). Buying a home in the district, on the other hand, is very difficult. Houses costing less than $200,000 are very small and very few. We certainly need more owner-occupied affordable housing, and we could use more affordable rentals, too.
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 worked to pass the Inclusionary Zoning Ordinance and to better fund the Affordable Housing Trust Fund. I am also working with the UW and city on their Workforce Housing initiative. This is just getting started, but aims to make housing in the area near Meriter and St Mary’s more affordable to hospital and UW employees. It is unclear how this will work, but a secondary goal is to rehab some housing that has been allowed to deteriorate as student rentals.
4. What is your definition of affordable housing? Where do you see the highest need, or what could be your priorities in targeting various income levels?
Because the rental market is becoming softer, we are generally doing better with affordable rentals. Obviously, there are low-income individuals and families that still need clean, safe, affordable places to live. But owner-occupied affordable housing is much more difficult to find. Units under 150,000 dollars seem nonexistent, and a two- or three-bedroom house for 200,000 dollars is nearly impossible to find within five miles of the Capitol (a distance where it is easy to use alternative transportation - walking, biking or mass transit).
5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?
As I hinted at in my previous answer, we need to look at all of the large expenditures for the average family. Transportation, for example, is often the highest, or nearly the highest, family expenditure. This is because transportation often involves owning and operating a car due to a lack of better transportation options. And owning a car prevents people from having money to pay for better housing. So we could certainly consider building more car-free or car-lite affordable housing options, along with improving our transportation system to reduce the need for a car.
To increase access to affordable housing for those with jobs and some financial resources, I would be interested in looking into small-cap TIF to allow people to buy houses that are deteriorated and be able to fix them up.
6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?
In addition to what I've said above, we could also work to increase the number of landlords accepting Section 8 vouchers to help lower income families. In the last budget, I also voted to increase the amount of money going to childcare vouchers. We need to protect community services that help low income families work, live, and afford basic services.
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?
Because the neighborhood that I represent is facing development pressure, I have actually taken such a pledge. (Not that I think realtors, developers, and large landlords are going to give me money anyway - particularly considering that my opponent is actually a realtor with First Weber.)
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 Affordable Housing Trust Fund is vastly under funded. We should be devoting $300-500,000 per year to building it. Sales of city property, excess from the Contingency Reserves, payments for IZ buy outs, and the TIF equity kicker should go to the trust fund, but we must also devote general revenues to the fund as well. We cannot rely only on the sources that may or may not come through each year.
9. What percentage of the fund should be used to create affordable housing each year? Why?
Although it is difficult, we need to spend a small percentage now, allowing the fund to be built up and produce longer-lasting funds in the future. That is the hard part about endowment: not spending it and allowing it to grow.
Inclusionary Zoning
10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?
The problems we are encountering in getting people into IZ units have to do with developers and realtors not marketing them to their target market. There are several incentives for developers to make IZ fail. If they can claim that no one is buying the IZ units, they hope to be able to get the ordinance overturned. They can also hold the units off the market long enough to allow them to lapse back to market rate.
We also need to find a way to assure that rental units are covered by IZ as well.
Fair Housing and Tenants’ Rights
11. What resources are you willing to dedicate to increasing and improving enforcement of Chapter 32 (the landlordtenant ordinance)?
The city needs to invest more in both Building Inspection and Fair Housing testing.
12. Are there any housing ordinances currently in existence that you would amend or change? Which ones – how and why?
I can’t think of any right now. However, I rely on some of my colleagues with more knowledge of this area to help me learn more.
13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?
Increased funding of Building Inspection could help with this.
Homelessness
14. What is the role of the City in the homeless shelter system?
The city should provide funding and serve as a bully pulpit to bring the issue to the fore. City funding is essential to the shelter system.
15. What is the responsibility of the City to provide support services such as case management?
The city should look at what exists in the professional and non-profit world. Then we should decide if that is meeting what we want for the city, fund good programs and fill in the gaps if the programs don't cover what needs to be done.
16. What can the City do to prevent homelessness?
We can provide counseling and treatment to help those who are homeless due to mental illness and/or substance abuse, fund shelters and provide skills and job training for those who need it.
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?
The primary obstacles are finding the funding for a security deposit, getting and keeping a job without a fixed address and contact info, finding housing without a fixed current address and obtaining childcare. Some cities have provided cell phones and email accounts to these individuals so that they can more easily communicate with employers, rental agents, social services, etc., and this is one option we could explore.
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?
With many empty units currently in Allied Drive, there should be no problem finding sufficient space for tenants that have caused no problems. As buildings are being rehabbed, cleaned, fixed up, or what-have-you, tenants should be allowed to move into buildings that have not yet been targeted. Then, as rehabbed buildings become available, they can move into them.
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?)
I really do not know the proper proportion of home ownership, or how to assure that plans for Allied Drive neither drive out the current residents that have been working to improve the neighborhood, nor descends back into a troubled existence.
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?
There is a great need for affordable housing in Madison. Because of this need, I have enthusiastically supported the Inclusionary Zoning Ordinance and increased funding for the Affordable Housing Trust Fund. I have also supported university efforts to build more dorm space, because I believe that owner occupants will begin to buy and renovate traditional student housing options - typically poorly maintained, dilapidated, and overpriced older housing - once the pressure from student demand for these options is relieved. People willing to put 'sweat equity' into these houses will then be able to purchase and improve them.
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?
This actually depends on the type of housing and what is considered 'affordable.' There is a large amount of student (or basic) rental properties that tend to be somewhat cheap and affordable (though, many students may say that even these properties are expensive, particularly when compounded with rising tuition and other living costs). Buying a home in the district, on the other hand, is very difficult. Houses costing less than $200,000 are very small and very few. We certainly need more owner-occupied affordable housing, and we could use more affordable rentals, too.
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 worked to pass the Inclusionary Zoning Ordinance and to better fund the Affordable Housing Trust Fund. I am also working with the UW and city on their Workforce Housing initiative. This is just getting started, but aims to make housing in the area near Meriter and St Mary’s more affordable to hospital and UW employees. It is unclear how this will work, but a secondary goal is to rehab some housing that has been allowed to deteriorate as student rentals.
4. What is your definition of affordable housing? Where do you see the highest need, or what could be your priorities in targeting various income levels?
Because the rental market is becoming softer, we are generally doing better with affordable rentals. Obviously, there are low-income individuals and families that still need clean, safe, affordable places to live. But owner-occupied affordable housing is much more difficult to find. Units under 150,000 dollars seem nonexistent, and a two- or three-bedroom house for 200,000 dollars is nearly impossible to find within five miles of the Capitol (a distance where it is easy to use alternative transportation - walking, biking or mass transit).
5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?
As I hinted at in my previous answer, we need to look at all of the large expenditures for the average family. Transportation, for example, is often the highest, or nearly the highest, family expenditure. This is because transportation often involves owning and operating a car due to a lack of better transportation options. And owning a car prevents people from having money to pay for better housing. So we could certainly consider building more car-free or car-lite affordable housing options, along with improving our transportation system to reduce the need for a car.
To increase access to affordable housing for those with jobs and some financial resources, I would be interested in looking into small-cap TIF to allow people to buy houses that are deteriorated and be able to fix them up.
6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?
In addition to what I've said above, we could also work to increase the number of landlords accepting Section 8 vouchers to help lower income families. In the last budget, I also voted to increase the amount of money going to childcare vouchers. We need to protect community services that help low income families work, live, and afford basic services.
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?
Because the neighborhood that I represent is facing development pressure, I have actually taken such a pledge. (Not that I think realtors, developers, and large landlords are going to give me money anyway - particularly considering that my opponent is actually a realtor with First Weber.)
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 Affordable Housing Trust Fund is vastly under funded. We should be devoting $300-500,000 per year to building it. Sales of city property, excess from the Contingency Reserves, payments for IZ buy outs, and the TIF equity kicker should go to the trust fund, but we must also devote general revenues to the fund as well. We cannot rely only on the sources that may or may not come through each year.
9. What percentage of the fund should be used to create affordable housing each year? Why?
Although it is difficult, we need to spend a small percentage now, allowing the fund to be built up and produce longer-lasting funds in the future. That is the hard part about endowment: not spending it and allowing it to grow.
Inclusionary Zoning
10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?
The problems we are encountering in getting people into IZ units have to do with developers and realtors not marketing them to their target market. There are several incentives for developers to make IZ fail. If they can claim that no one is buying the IZ units, they hope to be able to get the ordinance overturned. They can also hold the units off the market long enough to allow them to lapse back to market rate.
We also need to find a way to assure that rental units are covered by IZ as well.
Fair Housing and Tenants’ Rights
11. What resources are you willing to dedicate to increasing and improving enforcement of Chapter 32 (the landlordtenant ordinance)?
The city needs to invest more in both Building Inspection and Fair Housing testing.
12. Are there any housing ordinances currently in existence that you would amend or change? Which ones – how and why?
I can’t think of any right now. However, I rely on some of my colleagues with more knowledge of this area to help me learn more.
13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?
Increased funding of Building Inspection could help with this.
Homelessness
14. What is the role of the City in the homeless shelter system?
The city should provide funding and serve as a bully pulpit to bring the issue to the fore. City funding is essential to the shelter system.
15. What is the responsibility of the City to provide support services such as case management?
The city should look at what exists in the professional and non-profit world. Then we should decide if that is meeting what we want for the city, fund good programs and fill in the gaps if the programs don't cover what needs to be done.
16. What can the City do to prevent homelessness?
We can provide counseling and treatment to help those who are homeless due to mental illness and/or substance abuse, fund shelters and provide skills and job training for those who need it.
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?
The primary obstacles are finding the funding for a security deposit, getting and keeping a job without a fixed address and contact info, finding housing without a fixed current address and obtaining childcare. Some cities have provided cell phones and email accounts to these individuals so that they can more easily communicate with employers, rental agents, social services, etc., and this is one option we could explore.
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?
With many empty units currently in Allied Drive, there should be no problem finding sufficient space for tenants that have caused no problems. As buildings are being rehabbed, cleaned, fixed up, or what-have-you, tenants should be allowed to move into buildings that have not yet been targeted. Then, as rehabbed buildings become available, they can move into them.
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?)
I really do not know the proper proportion of home ownership, or how to assure that plans for Allied Drive neither drive out the current residents that have been working to improve the neighborhood, nor descends back into a troubled existence.
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