DuRocher

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, but it's sympomatic of a larger economic problem in the whole country.

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?

I'd need to do some research to fully answer. How much and what type wouldn't be hard to quantify. In general terms, though, we have the recently constructed Riverview Apartments
(a Common Wealth Project), Tellurian SRO's, City public housing developments, and various transitional housing facilities provided by St. Vincent's. We have more of a concentration than most districts but since the need is demonstrable, I would never say there should be less. Diversity enriches are experience of living here.

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.

None in a documentable, funded, or organized way. But I've been involved on a person-to-person level with shelterless and hungry individuals that I believe have benefited. It's who I am.

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?

Too thought provoking for a quickie answer. The greatest need is in our face: shelter for homeless. Some people on the streets end up there because of mental health problems. Social service remedies that might exist are lost on people who don't have the capacity to access them. People pan-handling, regardless of how they ended up that way, need a place to get a cot out of the cold and daytime facilities. A somewhat forgotten group are middle income people who financed a home in the 90’s with an ARM Which has recently gone up to a level where they can’t make their mortgage payments. Just below the radar are a lot of people being threatened with foreclosure.

5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?

We've also got limited equity co-ops and the land trust (Troy Drive area projects).

6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?

Under the heading, possibly, of economic development, a very simple thing the city could do is retain jobs at city pay scales in the Parks Department instead of outsourcing. We could restore the number of jobs that have been cut from Streets. We could guarantee that trash collection will not be privatized and contracted to non-union companies. These are the sorts of measures that prevent adding to the numbers of people who can’t afford homes.

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?

As an independent candidate, I don’t have the built-in support of a Progressive Dane candidate.
I need money for printing and mailing. If offered, I would make sure the contributor knew where I stood on social, development, transportation, and employment issues before accepting. If the contributor still offered, I would accept. Besides $250. is the ceiling in Madison.

Affordable Housing Trust Fund

8. How much money should be put in the trust fund each year and where should these funds come from?

MGO 4.22(3)(b)&(c) specify where the funds are to be derived from. One provision under (c) is .
“3. Tax Incremental Financing Equity Participation Payments”. I’d like to study that possibility.

9. What percentage of the fund should be used to create affordable housing each year? Why?

Disbursements should be based on RFP’s, not a fixed annual allocation, at least until the fund grows. That way it won’t be guaranteed to be depleted but, but we won’t miss potentially successful distributions.

Inclusionary Zoning

10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?

There seems to be a common misconception among people I’ve talked to that IZ’s purpose is to make condo purchases affordable to low income people and are disappointed to learn that IZ is designed for people just under 80% of area median income and what those figures are. I don’t know that I’d change the ordinance but I’d be interested in staff analyses about why the units are sluggish on the market instead of being snapped up.

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)?

Existing levels.

12. Are there any housing ordinances currently in existence that you would amend or change? Which ones – how and why?

Not at this time, but I’m open.

13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?

I’ve been talking to Angela Bennet, Disability Rights Specialist in the City Department of Civil Rights, about this. There’s a Accessibility Summit coming up. I have no specific recommendations yet.

Homelessness

14. What is the role of the City in the homeless shelter system?

The city can continue to support laudable non-profit groups that work in this area: Porchlight, the Interfaith Hospitality Network, the YWCa.

15. What is the responsibility of the City to provide support services such as case management?

Years ago, the city terminated services that duplicated the county’s in this area. I don’t want to reopen that.

16. What can the City do to prevent homelessness?

One time emergency eviction prevention grants.

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?

All of the 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’s our attitude. Planners, policy makers and Council members need to follow directives of church and neighborhood leaders from the area. Madison still reverberates from clearing the Bush 40 years ago, destroying and displacing an entire downtown community and its heritage.
I don’t want to do that.

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 support the a healthy percentage of owner occupancy. What that percentage is, is something I can’t say at this point.

Carl DuRocher
Candidate, Madison Common Council, 6th District
251-8637 (feel free to phone)

Basford

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 believe there is an affordable housing crisis and a fair housing crisis. However, maybe we need to come up with a better word than that because I’ve been among the people calling this a “crisis” for the past 10 years. Maybe we should go with “tragedy” or “epidemic” or maybe something that involves that word “terrorism.” It just seems to me that people should respond more urgently to a crisis, and I don’t see that type of response to our housing crises.

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.]

My district has more affordable housing than most districts, less than others. We do have subsidized housing units at the Northport/Packers Apartments as well as The Avenue along East Wash. My district also includes a large mobile home park off of Packers Avenue, and several standard 4-unit buildings near the Dane County Job Center. For people of extremely low incomes, we also have transitional at SafeHaven and permanent housing for previously homeless persons at Housing Initiatives along Roth Street. In terms of affordable home ownership, many of the small, post-war homes in the Sherman Neighborhood, like the one I own, are great for people of modest incomes working at non-profits or in public service. District 12 also includes the East Bluff Condominiums, which are great for first-time homebuyers.

I think we need more affordable housing everywhere in Madison, including 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 participated in the recent county effort to end Section 8 discrimination, which was spearheaded by Sup. Ashok Kumar and County Board Chair Scott McDonell.

Beyond that, I work on housing issues professionally through my job as Program Director at Housing Initiatives, Inc. I’m responsible for administrating a federal HUD program called “Shelter-Plus-Care”, so I’m constantly reminded of how serious this issue is, and exactly who is affected by it.

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 agree with the common definition that housing is unaffordable when the cost of housing exceeds 30% of household income, and extremely unaffordable when housing costs exceed 50% of household income. That said, I recognize that many income earners are working two jobs to make their housing “affordable.”

When I look at priorities, I think we need to put our greatest focus on housing that won’t otherwise be built in the private market, and that’s for people at the lowest income levels. Of course, new housing that is affordable to extremely low-income people (below 30% of CMI) is very difficult to achieve financially, so I think it’s essential that we make sure any developer destroying affordable housing for a development has to make housing of identical affordability available.

5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?

I just mentioned the idea of a replacement ordinance, which I think can be effective. Beyond that, I think the city needs to better facilitate the expansion of cooperative housing and co-housing opportunities throughout the community.

6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?

The second highest expenditure in family budgets is transportation. I think we need to fully support Madison Metro and our bike path network so that working families can have more options for transportation other than just incurring the high cost of an automobile.

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 campaign hasn’t established a “no LARD money” policy. Over the years, through my work in neighborhood associations and my family’s consulting business, I have established relationships with some developers and landlords who have made some contributions towards my campaign and know my positions. For examples, principals for a developer whom I still have a business relationship with make contributions knowing full well that I cannot vote on any of their projects due to rules against conflicts of interest. Otherwise, I know the lure of contributors who want to affect my decisions. My values and my votes are not for sale and all of my contributors know this.
Housing Trust Fund

8. How much money should be put in the trust fund each year and where should these funds come from?

The answer to this question has been eluding housing advocates here in Madison for since the Trust Fund was first created 5 years ago. Personally, I believe that the Trust Fund should receive $500,000 a year at the very minimum and should come from whatever source possible, including funding from TIF dollars.

9. What percentage of the fund should be used to create affordable housing each year? Why?

For right now, I would say only about 20%. We need to remember that the Trust Fund is about our future, and not about immediate solutions. We need to allow the fund to expand over time in order for it to have the intended large-scale impact.

Inclusionary Zoning

10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?

I love IZ because I’ve seen too often the problems we derive from exclusionary zoning. The only change I would make would be to eliminate the provision in the state constitution that prevents us from making IZ mandatory for rental housing developments as well as for home ownership.

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)?

More. A lot more resources. I think we need to devote at least two full-time positions to enforcement of these codes. People will voice concern that two full-time positions will be expensive, but I believe that enforcement involves issuing fines. Heavy fines. We need to demonstrate in a meaningful way that these codes are important and will not be ignored.

12. Are there any housing ordinances currently in existence that you would amend or change? Which ones – how and why?

None come to mind.

13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?

Anything involving new housing should be solved at the Plan Commission. The Plan Commission should not approve ANY new housing for development if it does not meet the requirements of the FFHA.

Homelessness

14. What is the role of the City in the homeless shelter system?

The City’s role is helping to fill in where the County’s resources are lacking. Because most state and federal funding is sent through the county government system, the county will always have a greater role in working on homelessness than the city. That said, sometimes the County’s work won’t be enough, and the City will have to step in. I don’t think the City should establish any permanent homeless service infrastructure like what currently exists, but we should continue to use the Community Services Commission and the budget to address needs that have been forgotten like recent funding of overflow shelter or homeless outreach.

15. What is the responsibility of the City to provide support services such as case management?

Again, this is something that homeless people need. If the county comes up short, the city needs to step-in and fill the gap with all the resources we have available.

16. What can the City do to prevent homelessness?

The best way to prevent homelessness is to focus on economic development that brings in more jobs. For people who do lose financial footing, we need to establish an expanded commitment to eviction prevention. The city’s past support of the Tenant Resource Center’s mediation program has also been an essential component to preventing unnecessary evictions, and I will continue to support such efforts.

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?

I think the biggest obstacles are inability to come up with first-month’s rent and security deposit while also trying to meet basic needs, poor landlord references, bad credit, and in other cases, criminal records. Some of those concerns can be addressed by continuing to support the YWCA’s tenant education program. The city also should support the Security Deposit assistance programs at places like Community Action Coalition and the Housing Help Desk of the Tenant Resource Center.

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 best approach would be to connect current tenants with landlords in new buildings, and ensure that those in charge of administering the new developments give preference to prospective tenants who have roots in the neighborhood. The city has to reach out to families who want to actively take part in making the neighborhood better.

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?)

We should be pushing for more home ownership throughout the city, including Allied Drive. Mixed-income housing is the best way to prevent many of the problems that come from high-density poverty. Is 50% the magic number? I don’t think so. Do we need to dramatically alter the identity of Allied Drive in order to see improvements? I don’t think so. Giving more renters an opportunity to own homes of their own should always be our goal.

Thiel

To: Affordable Housing Action Alliance
madisonahaa@yahoo.com

From: Troy Thiel, Candidate for 5th District Alder, Madison Common Council
2514 Chamberlain Ave., Madison h 238-7677

Date: January 27, 2007

Re: Your Organization’s Questionnaire


Dear AHAA,

Thank you for forwarding by mail to me your information and Spring 2007 Questionnaire. Unfortunately, I just received it on Thursday and due to work obligations that cannot be rescheduled, I will not be available to schedule an interview with your organization’s representatives during the scheduled period tomorrow.

Due to time constraints, and the detail of many of your questions that deserve significant and thorough research and thought, I am preparing this statement to address many of your questions and to make you aware of my long time commitment, advocacy and track record of producing positive results through effective action on the issues of affordable housing and diversity issues.

I think you will find that if elected, I will be a strong ally in the fight to implement action plans that help our mutual goals of making Madison a better community in addressing affordable housing, good paying job creation/retention and a stronger educational system that implement real positive results at achieving the goals that we share. A truly great future Madison is one that emphasizes equity and quality of life for all of our residents. “A rising tide lifts all boats” is more than a meaningless saying; it’s a wise axiom and an effective way to plan appropriate policy and a great goal to fight for as we strive to improve the quality of life for all of the residents in our community.

I believe there is an affordable housing crisis in our community…that would be true if there were 10,000 or 1,000 or 1 person who did not have safe and adequate housing. I also believe that it’s the entire community’s role (not to mention in the best interest of our entire community) to work to solve the myriad of quality and affordable housing issues we face.

During my time as a resident in Madison, I have supported Affordable Housing Issues by:
-Donating and raising funds through the Regent Neighborhood Association for the support of the Tenant Resource Center

-Worked with Sonya Newenhouse and David Weisman at the Madison Environmental Group, Howard Mandeville of Movin-Out, Tom Hirsch, Julia Kerr, and others interested in creating strategies to create more housing that is affordable or available to the disabled. In those efforts, I have also discussed with leaders the creation of potential non-profit “Development Authorities” and have linked up people interested in being involved and who are currently working towards creating one…and linked them to developers who may have an interest in partnering.

-Used my long time experience as a successful Real Estate Agent and housing market analyst to encourage and actively solicit for the conversion to condominium ownership of existing apartment buildings in key, higher density, neighborhoods where such conversions would result in the creation of more affordable ownership “workforce” housing opportunities and improve neighborhoods and our community’s quality of life (less road usage, increased density, financial benefits of ownership, access to affordable ownership and much more) as a result.

-Marketed and helped develop strategies for higher density “in fill” projects with affordable units, including the Livingston, Kennedy Point, and Sequoya Commons (Midvale Plaza) that are helping to improve the neighborhoods and am in process of doing similar with others and conversions that are not yet public.

-Provided market data to my fellow City of Madison Downtown Coordinating Committee (where I am the Chair of the “Living Downtown/Land Use” subcommittee) to illustrate markets and the reality that workforce housing price points are the most successful in the 2005-2007 marketplace. I have shared this information with Alders, City Staff, Real Estate and Development community to encourage the continued creation and promotion of the importance, and profitability, of developing workforce price point housing and appropriate infill development. I have also communicated this time and time again in conversations in my neighborhood organization, discussions on the comprehensive plan and at any other appropriate meetings.

-Volunteered and financially supported affordable housing initiatives through Habitat for Humanity and the First Weber Foundation from every paycheck I receive.

-Helped implement improved understanding of the diverse community that Franklin/Randall community has during my time as co-chair, along with my wife Karen, of the PTO through education and liaison connections through our diverse Parent Empowerment Communities that were funded and supported by the PTO. Understanding and open communications can lead to greater team building to address our community’s needs.

-Helped analyze to some of the official participants the suggested changes to the Inclusionary Zoning ordinance to hopefully help to make that program more successful than it was in its initial stage…as well as “pro formas” of projects for alders and citizens involved with discussing amount of TIF to be granted.

During my activities in my former community, Evanston, Illinois, I was also very committed in many of the same ways but also:

-Helped create and was Chair of the “Affordable Housing and Diversity Committee” of the North Shore/Barrington Board of Realtors, the largest Real Estate board membership in the country. During my leadership we implemented several awards to celebrate stakeholders in the community that helped in the creation of affordable housing options, required that each new Real Estate Agent Board training included a program that was run by the Interfaith Housing Corporation during Orientation to make new agents aware of the issues of Affordable Housing and encourage them to assist. Also, I was involved as a representative to the Interfaith Housing Corporation at all of their quarterly meetings to discuss issues with the stakeholders in the community and come up with solutions. I believe much of this should be done here and am willing to help make happen!

-Worked Pro Bono, as well as fund raised, for the Interfaith Housing Development Corporation to assess, analyze and help negotiate the purchase of buildings or sites that helped lead to the conversion of over 200 units of housing that was developed for affordable, disabled or senior housing in the North Suburbs of Chicago, including Morton Grove, Highland Park, Skokie and Evanston.

-Worked on several condominium conversions and consulted (actually still do in that market) others in converting apartments to condominium, very often bringing below market average and more affordable workforce price pointed ownership housing options.

-Advocated for the inclusion of “impact fees” and Inclusionary Zoning policy for Development Projects in Evanston.

-Was a founding member and President of the Coalition for Appropriate Development, which strived to “right think” infill development and City of Evanston subsidies of it, demanding that affordable housing be included in the plans, as well as wise stewardship of City/Taxpayer paid for incentives.

Upon review of my track record, I hope you will find comfort that, if elected, I am, and will continue to be someone who will be part of the “team” to help solve Madison’s housing crisis. Through creation of new or better implementation of programs, fulfilling our City’s commitment to the Affordable Housing Trust fund, effectively marketing down payment assistance programs, rehabilitation grants, tax credit programs, encouraging condo conversions to bring more workforce ownership, encouraging rent to own programs and conversing as a community in respectful dialogue to reach the important goal of making our efforts successful.

Also, a critical component that I’ve not yet mentioned and one that we must put on equal footing as a priority is wise policy creation that enhances new good paying job creation, retention of good employers who are thinking of leaving the city and using TIF as one of the tools to make it so. It’s a “Chicken and Egg” proposition, and we must strive to adeptly implement policy that works with the interrelatedness of housing creation and employment creation and retention.

While I know this letter has not addressed all of your questions, I hope to continue the conversation, and to continuing my exhibited desire and past history of commitment to affordable housing policies that help improve our community. We must do a better job AND we MUST stop labeling people from the building industry, Architects, Real Estate Agents, Developers, and Landlords because they are natural teammates in helping to solve the issues we seek to solve. By labeling or stereotyping we are not making the reality of great effective policy any more possible, but in fact are deterring it.

I am constantly amazed at how progressive minded and committed to this issue people are, in my industry, and in Madison as a whole, to this worthy cause, in fact it is one of the main reasons I and my family decided to move to Madison. But if we are to move forward on these important issues we face and serve the less fortunate in the ways we intend, we must do so in a thoughtful, respectful and productive manner. I look forward to continuing to be a part of that effort.

Very Best Regards,
Troy Thiel

Candidate of the 5th District, Madison Common Council
H 238-7677 C 347-9670
Email: troythiel@yahoo.com
Candidacy Website: www.troythiel.com

Gruber

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, it could be called a crisis. I think we need to make sure there is affordable housing available for people like myself (I am a teacher) in middle-income ranges, people with limited means, and people with disabilities. I wanted a home close to where I work at Shorewood Hills Elementary School, and we can just barely afford to live where we do now. It is important that people can live close to where they work, so that they can walk or bike if they want to, use transit, or drive fewer miles.

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? There are many apartments that are affordable. There are many small houses that could be called affordable, but they will be more than what many people can afford. There have been Inclusionary Zoning units built at Hilldale, and there will be more built at Hilldale and Midvale Plaza in the district that I represent. I think that there should be more affordable housing built in the district that I represent.

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 on reviewing development proposals for Hilldale and Midvale plaza. I think that a greater supply of housing is needed within the city, and that more supply will help to keep the prices of renting or buying lower. I was involved in discussions about the changes to the Inclusionary Zoning Ordinance, and voted for the final compromise in July of last year.

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?

To me affordable housing is housing that people who are low-income or middle-income can afford. I think there is a great need for affordable housing for both low-income and middle-income people. I want people to be able to live close to where they work.

5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?

I am a proponent of mixed-use urban in-fill development, which will provide a greater supply of housing within the city, close to places to work and shop. If people can live without a car or have only one car, they will be better able to afford good housing.

6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?

I support better bus service, and looking at new options for transit, such as the work being done on Transport 2020. We need quality jobs in the city. I am working on developing plans for the DOT Hill Farms State Office building site, which will be an employment center in the district that I represent.

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 will not accept campaign contributions from landlords, realtors, or developers.

Affordable Housing Trust Fund

8. How much money should be put in the trust fund each year and where should these funds come from?

We decide how much to put in the Affordable Housing Trust Fund every year at budget time. Sources could include taxes, land sales, and fees from developers.

9. What percentage of the fund should be used to create affordable housing each year? Why?

I’m not sure, I think it depends on the opportunities available to create affordable housing.

Inclusionary Zoning

10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?

I have talked with people in my district who have bought IZ units and I am happy that the program helped them. I support the Inclusionary Zoning Ordinance. We recently made substantial changes to the ordinance, and I would like to see how things work in the next few years.

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 don’t know right off hand, but would be happy to explore improvements that are suggested.

12. Are there any housing ordinances currently in existence that you would amend or change? Which ones – how and why?

Not right off hand, but I would like to hear from your group and others about what could be done.

13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?

The Planning Department and Building Inspection Unit can review projects for accessibility for people with disabilities.

Homelessness

14. What is the role of the City in the homeless shelter system?

We provide some financial support.

15. What is the responsibility of the City to provide support services such as case management?

I’m not sure about this issue. I would have to look into it.

16. What can the City do to prevent homelessness?

The city can provide more affordable housing, promote more and better paying jobs, provide alcohol and drug treatment options, and work on underlying causes 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?

We should create more affordable housing and give assistance to people who have problems that prevent them from having a stable place to live.

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 of Madison should rent the units that we own to people who already live in the Allied Drive 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?)

No, although I am not opposed to some homeownership there. I feel that the real problems and solutions to the Allied Drive situation have to do with the physical layout and land uses of the area. There are design flaws in the initial development of the area including lack of mixed-use, long blocks, isolation created by the borders of highway and marsh, and poor architecture. The redesign of the area should include mixed-use, smaller blocks, higher density of dwelling units, better architecture that improves the esthetics and safety of the area, and more employment opportunities.

Rummel

General Questions
1. Do you believe there is an affordable housing crisis in our community? If not, what is your position regarding the need for affordable housing in Madison?

Yes, I do.

2. How much, and what type of affordable housing is in your district? Do you think there should be more or less than the available supply in your district? [Mayoral candidates, please answer in regard to the entire city.]

District 6 has many older small starter homes that used to be affordable until the n’hood became hot. I’m proud the first IZ units in Madison are in District 6, thanks to Commonwealth our non-profit developer. There has been some new apartment construction along Willy St. that is relatively affordable, including a new project utilizing WHEDA Sec 42 tax credits has just been approved. There are some landlords that accept Sec 8 vouchers but I don’t know exact numbers. Increasingly there are signs of trouble as the market softens, for example, the Nelson brothers project on 1st Street has had serious difficulties. We are fortunate that we have Commonwealth, for 35 years Commonwealth has created a supply of affordable housing in the Marquette neighborhood. For years people have been telling me that they could not afford the houses they bought less than five years before and long time residents nearing retirement are increasingly concerned they will not be able to afford the homes they are in, and it's getting more difficult for them. I think vital neighborhoods should have a mix of housing options for the full range of income levels.

3. List any housing issues you have worked actively on in the last year, either as an elected official or as a member of the community.

MNA created a preservation and development committee to work with developers; I have been a member since its inception. I worked on two projects for MNA in the last year; the redevelopment of the Badger Cab site at Ingersoll and E Wilson. They are seeking WHEDA tax credits for the lease to own program. They responded to neighborhood concerns about the lack of 3BRs and added more units for a total 10. The second project I worked on with the MNA Pres/Dev committee is the third phase of the Livingston project. This is also a rental project from the same developer who built IZ units in an earlier phase of the development.

I participated in the Mayor’s IZ committee and attended almost every meeting. In fact I was practically the only n’hood association rep to attend, and I am proud that one of my ideas was incorporated into the amended IZ ordinance (the 95% rule for gap closing). The Mayor appointed me to the city's IZ committee.

4. What is your definition of affordable housing? Where do you see the highest need, or what would be your priorities in targeting various income levels?

Affordable housing should cost no more than 30% of a household's income. Affordable rentals and owner-occupied housing are both huge issues in District 6. I am very concerned that we create housing that is affordable for dishwasher, janitors and housekeepers, the folks who earn less than $15/hr, not just the police, teachers, firefighters who have been the targets of the IZ program. We don’t have a housing strategy for poor people, we warehouse or incarcerate them. We’ve absorbed neo-liberal ideas about helping middle class people as the way to help poor people. The city needs to develop a housing strategy for poor people

5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?

Not new necessarily…but I support
- using TIF to create affordable units
- creating more dispersed public housing units
- working with Sec 8 voucher recipients to purchase owner occupied units
- supporting land trusts, coops, and co-housing
- working with UW, St Marys and Meriter to convert student housing to workforce housing

6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?

Improving the transit service should be a priority. I am also committed to sustainable economic development that creates living wage jobs and services, including child care, close to housing for all income levels.

7. What is the position of your campaign on contributions from landlords, realtors and developers? Have you pledged not to accept some or all of these contributions?

I do not accept contributions from landlords, realtors or developers.

Affordable Housing Trust Fund

8. How much money should be put in the trust fund each year and where should these funds come from?

The trust should be grown as quickly as possible. The city should be actively seeking and prioritizing additional opportunities to add to the fund. At a minimum, $500,000 should come directly from the city budget, with additional funds from TIF equity kickers, sales from surplus property automatically invested, etc.

9. What percentage of the fund should be used to create affordable housing each year? Why?
Inclusionary Zoning

We need to aggressively grow the fund to get to the 10 million dollar minimum. Until that happens, we should fund only exceptional projects.

10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?

I support the amended IZ ordinance, it is vastly improved. But I question if it serves people who already have enough market rate options. In other words, should we be targeting people at 70-80% of AMI? As a member of the IZ committee I will be asking that question. The rental part of the IZ ordinance, which was struck down, is a huge setback. Half of Madison residents are renters and IZ rental units could have provided a pathway to wealth building for many people. I would be interested in pursuing the possibilities of a rental component with the city attorneys office.

Fair Housing and Tenants� Rights
11. What resources are you willing to dedicate to increasing and improving enforcement of Chapter 32 (the landlord-tenant ordinance)?

Chapter 32 needs more enforcement besides through the City Attorney's office. They rarely take action.

12. Are there any housing ordinances currently in existence that you would amend or change? Which ones � how and why?

Aside from the ones already mentioned, I am open to learning about the needs and the existing laws. I understand that the Tenant-Landlord subcommittee is low on renter representation.

13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing?

I don't know enough about this to answer. Obviously, all new housing, especially housing that receives any type of city subsidy should comply with federal, state and local requirements for accessibility. I would like to learn more about this.

Homelessness
14. What is the role of the City in the homeless shelter system?

Currently, I believe it is minimal. The city has recently provided funding for a warming shelter in the coldest months.

15. What is the responsibility of the City to provide support services such as case management?

This is vital for the city to provide, as it affects how individuals and families use other city resources.

16. What can the City do to prevent homelessness?

Lots of things. The city needs to fund work training/placement programs, revisit the minimum wage question, and continue to work for affordable housing at lower income levels. Expand public housing and Section 8 availability, and improve the turn around time for the waiting lists. There have also been a lot of complaints about the CDA from Section 8 program participants about how city staff deals with and treats participants. This can and has resulted in people being kicked out of the program. AODA treatment programs need to be expanded and made more affordable/accessible. Finally, more resources need to go into tenant education and enforcement of Chapters 32 and 3.23.

17. What do you think are primary obstacles to getting out of shelter for those people who do have an income, and how can we eliminate those obstacles?

Most of the answers to #16 would address this problem as well. People are unable to get into housing because it is unaffordable or they have histories that screen them out.

Allied Drive
18. During �revitalization� efforts, what can the city do to prevent displacement of good tenants who currently live in the Allied Drive neighborhood?

Since the occupancy rates in the city owned properties is so low, the city should phase new construction to allow the tenants with good track records to stay in the city owned units.

19. Do you believe that the way to �fix� the Allied Drive neighborhood is to have 50% homeownership? (If yes, please explain. If no, what should it be?)

Allied residents have asked the city to set the target at 40% homeownership and I support those demands. The “fix” for Allied will ultimately involve many layers…addressing both social concerns and the quality of the physical n’hood. The city, Fitchburg and Dane County and MMSD and adjoining school districts should use this opportunity to engage in regional cooperation. The fundamental question for me is: where are poor people supposed to live? We need better answers than prison and substandard housing.

Solomon

General Questions

1. Do you believe there is an affordable housing crisis in our community? If not, what is your position regarding the need for affordable housing in Madison? Yes, I believe there is an affordable housing crisis.

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 a not a lot in District 10. There are a few IZ units in the new Monroe Commons and a few rental properties along Monroe Street. The vast majority of affordable housing in D10 resides within the Allied Drive neighborhood. It is mostly rental, but there are a few ownership possibilities in the new Avalon development. And there are likely to be more in the redeveloped properties recently purchased by the city. I think we need more affordable housing, especially in Allied.

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 on housing issues as a member of the Madison EOC, as a volunteer with AIDS Network, as the former President of D-MNA, through my job at the Department of Workforce Development, and as an observer in some planning meetings related to Allied.

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 as about 30% of median income. I like the idea of tiering the definition, however, as Allied residents have been trying to do (with the “low income housing” concept). I can envision three or four tiers: tier one at 15-20% of median income, tier two at 20-30%, tier three at 30-40%, and tier four at 40-50%. By doing this, I think we could more effectively target each specific need area, instead of wrapping everything together into a package that doesn’t really work for anyone. I see a high need at all levels, and would like to tailor investments accordingly.

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 we can do more with Section 8, and I’d like to work on it from the income end as well; meaning, if we had more quality jobs with family supporting wages, more families would increase their income brackets and have better opportunities at stable housing. I would like to learn more about other innovative approaches that may work in Madison.

6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)? Yes, yes, and yes. Working at the Department of Workforce Development, I have experience in transportation, housing, and childcare each as legs in the foundational stool of stable employment. I consider all three to be components of economic development and consider all three to be essential in order to have a stable, productive workforce.

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 some friends and supporters who are landlords and realtors. I am proud to call them friends and to have forged positive relationships with them. As alder, I will try to work closely with landlords, realtors and developers to make a positive impact in our community and work together to address issues of quality and affordability in our housing sector. I will not solicit (and likely not accept) any donations from real estate groups or PACs. I will absolutely not accept any contribution with even the implication that strings be attached.

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 need to learn more about this issue to answer this question.

9. What percentage of the fund should be used to create affordable housing each year? Why? I don’t know; I’d have to learn more about this issue to answer this question.

Inclusionary Zoning

10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance? I am not an expert on this. I would like to explore changes that would make it more relevant and have a bigger impact.

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)? This is an important ordinance and I am supportive. However, I am not knowledgeable enough of the program to know how many more resources should go into it.

12. Are there any housing ordinances currently in existence that you would amend or change? Which ones – how and why? I would have to learn more to answer this question.

13. How can the City improve enforcement of accessibility requirements under the Federal Fair Housing Act in new housing? I would have to learn more to answer this question. I will say that I am absolutely opposed to discrimination in the housing sector. I have become aware of this issue both in my job and as a commissioner on the Madison EOC. As you likely know, the Madison EOC has been working on the discrimination / housing issue and I am fully supportive of our work in this area.

Homelessness
14. What is the role of the City in the homeless shelter system? I think the City should take a strong role in supporting the homeless shelter system. I do not believe Madison can achieve its potential until we are able to eliminate homelessness from our city. Until that day comes, we have an absolute responsibility to ensure that our citizens have a safe place to spend the night.

15. What is the responsibility of the City to provide support services such as case management? I am not sure. I’d have to learn more about what the County and other human service providers currently do to answer this question. I would not want to set up another bureaucracy that duplicated administrative functions – I’d rather more resources went into direct service.

16. What can the City do to prevent homelessness? I think there are a number of strategies that the City can employ to prevent homelessness. First, we can work more closely with the County when it comes to human services. Second, we can work with the county to increase diversion programs – such as treatment and counseling – for first time, non-violent offenders. Third, we can work harder to ensure employment opportunities for as many residents as possible. Fourth, we can help provide quality, affordable housing, transportation, and child-care, all of which will help people stay employed and earning wages. Fifth, we could work with banks, credit unions, and the UW to increase financial literacy and connect people to mainstream financial institutions. Sixth, we can work with banks and credit unions to provide micro-loans to people who often need only a few hundred dollars to keep from falling through the cracks. These are just a few strategies that we could pursue.

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? Obviously, affordability is a big issue. Additionally, unexpected bills (broken appliance, car repair, unpaid heating bill, health issues, debt issues, etc) often impair families who are already walking a financial tightrope. Small, revolving loan programs, counseling, and other types of assistance could be utilized to help get people get back on their feet.

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? Revitalization must take into account the fact that numerous residents are good tenants. The income mix for the new developments must utilize a tiering strategy as mentioned above; one in which affordable housing becomes available to those who make far less than 30% of median income. However, properties must be available to people above that as well in order to stabilize and improve the neighborhood. In a perfect world, Allied would be a mixed income neighborhood that allowed most residents to stay, and brought in some new residents in different income brackets. Balancing the needs of affordability with long-term neighborhood stabilization will be the most difficult aspect of the redevelopment planning process.

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 would love 50% home ownership, but do not believe it is feasible right now. Obviously, higher homeownership naturally translates to more involvement in the neighborhood, which is of course a good thing. But I do not believe we can achieve 50% homeownership without driving out large numbers of current residents, and while this might “fix” Allied Drive (I’d prefer to use “invest” or “improve” than “fix”), it will hurt dozens of families and, on a city-wide basis, just shift the problem elsewhere. I am learning more about Allied every day (attending meetings, talking and listening to residents, etc) and will continue to do so. Right now, I’d lean toward a lower percentage of homeownership possibilities and a mix of rental properties for those with incomes throughout the 15%-50% of median income range. I do think current residents must have a voice and be part of the solution.

Kerr

January 24, 2007


Affordable Housing Action Alliance
14 Wet Gilman Street, #1
Madison, WI 53703

Dear Affordable Housing Action Alliance:

Thank you very much for sending me your questionnaire asking for my opinion on important affordable housing issues in Madison.

I have thought quite a bit about the questions and want to simply write and let you know about my affordable housing priorities. I am also attaching my resume in the event that it is helpful in any way.

I am a member of the City of Madison’s Housing Committee and spent much of my career developing affordable housing in Chicago before moving to Madison four years ago with my family.

First, our elected officials and senior staff members need to take the lead in advancing a comprehensive and realistic plan to increase available housing for those earning between 0-120% of AMI. At the lower end of the income spectrum, the focus would be on increasing housing choices and preventing homelessness perhaps through the construction of single room-occupancy (SRO) developments with associated social services. At the other end of the income scale, the focus could be on encouraging affordable homeownership with programs such as inclusionary zoning, which I strongly support. The plan should identify specific and achievable goals, timelines, and funding mechanisms.

Second, I hope that city officials might focus on starting and supporting community development corporations (CDC) like Madison’s own Commonwealth Development Corporation, which have been extremely effective in building affordable housing.
Having worked really hard for many years to build affordable housing, I believe that such corporations with their ability to use low-income housing tax credits and other financing


Labor donated ▪ Printed in house
Friends of Julia Kerr ▪ 1922 Vilas Avenue, Madison WI 53711
www.juliaformadison.com ▪ 608-260-0046


Affordable Housing Action Alliance
January 24, 2007
Page Two



sources are one of the best vehicles to get affordable housing units built. I have also been a strong proponent of a West Side Planning Council with the hope that the target area would include the Allied Drive neighborhood and that the council could serve as an incubator for a CDC.

Finally, if I am lucky enough to be elected, a major priority of mine would be the city’s Community Development Authority (CDA), which has several properties in the 13th District. The CDA is an important housing provider for Madison’s very low-income residents. It is my understanding that Madison has not built a new unit of affordable housing since 1989. I would hope that city leaders would make construction of new units a greater priority in coming years.

Given that affordable housing has been a major focus of my career, I would be happy to sit down with you and talk about how I might approach the various aspects of this important and complex issue if elected. Please do not hesitate to call or email me with any questions.

Thank you again for your interest in my campaign.

Sincerely yours,



Julia S. Kerr, Candidate
Madison City Council

Dorneanu

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 is a big need of affordable housing.. District #10 has a many comunities that are in need : like Allied Drive where the median income is $11400 a year..

Many residents can not afford the rental housing and most of them end up homeless.. In my district this is one of the biggest issue that many residents are complaning about..We strongly need a plan to develop programs and housing projects and to be affordable for all low income levels.

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.]

In my district WHEDA has a tax 42 credit program or you pay 40-50% of your rent.. Those programs work really well but there are not enough to help all those in need.. The programs that we have in my district only serve about 30-45% to those that need affordable housing..

Because we do not have a lot of programs available many of the residents in my district end up in a financial crisis and end up beeing evicted..

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 a member of the community and a landlord I have helped many that where in need of housing.. I have helped many families that where evicted from Allied Drive with a relocation plan and funds from the city..

I have been working with all the agencies and all case workers on helping all residents that can not afford housing .. As president of Allied & Dunn Marsh owner association I have been personally involved in making sure that lanlords took care their tenants and helped them with their problems more on a frienship level..not business only.. There are a lot of residents that owe back due rent and we are working with them to get them the funds and grants in order for them to keep their house..

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 highest need is in low income areas, such as Allied Drive where many residents there live on a $ 683.00 social security monthly check..

My definition of affordable housing is when a resident pays a portion of rent or he does not have to spent all his check just paying bills and rent..Affordable means that you do not have to strugle every month and that you will have a chance to step that next step you always wanted too, it is a word that provides hope for many people in need..

5. Aside from the Affordable Housing Trust Fund and Inclusionary Zoning, what are your additional new ideas for addressing the affordable housing crisis?

Bring to the table developers that work with federal grants and develop affordable housing and senior citizens comlexes..

Also work with WHEDA and CDA to find programs that could make it affordable for many residents and find a way to attract more federal grants to be able to roll again the section8 program..

6. What initiatives in other policy areas could support more affordable housing (for example, transportation, economic development, childcare...)?

I am planning to bring more businesses to my district to create more jobs and more revenue to help with the city budget and programs for affordable housing.. ..I will look into a better more efficient way to work on public transporation for low income areas where not everyone has a car..

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 running my own campaign from my own 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?

These fund should come from developers, city budget and other federal grants ..

9. What percentage of the fund should be used to create affordable housing each year? Why?

I would say about 80% should be used for affordable housing and the rest shoul be there to help with relocation plans and eviction crisis..

Inclusionary Zoning

10. What is your perception of the Inclusionary Zoning ordinance? What changes, if any, would you make to the ordinance?

The Inclusionary Zoning ordinance needs some changes made to it, but I would have to listen to the community on all the things they would like to change, after all I represent them .. I would love to see all developers make make more procentage of their developments affordable and I think that this would be a great tool to deal with affordable housing..

I think that this ordinance is something that would bring homeownership to all income levels.. and it is a tool that would work great an making sure that we can offer from now on an affordable home to a resident that is ready to make that next step..

Fair Housing and Tenants’ Rights

Where are the questions 11- 13? .. I do not have them

Homelessness

14. What is the role of the City in the homeless shelter system?

To provide housing help and provide them with a casa manager to help them to get an apartment and provide assistance to find them a job to help them with the financial responsibilities.. Work with them for as long as it takes..

15. What is the responsibility of the City to provide support services such as case management?

The City should provide many support services and work with each individual on getting them the help they need to improve their lives..

16. What can the City do to prevent homelessness?

Create more shelters but in low income areas where most of the homeless are staying.. work with them with diferent programs and jobs assistance and financial help to get started..

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?

Many of them have a poor credit score or have eviction on their records wich makes the process of getting a home very hard for them..

We need to create programs where it creates a better understanting of how to manage your money..and work on their credit and a better housing references..

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?

Work with all the lanlords that have 40% vacancies and locate them in their buildings so the good tenants would not be displaced..

Assist with city funds for moving and relocating plan ..

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?)

Not right now... maybe 20% homeownership.... too many residents are living on a $683.00 monthly check... it would be to hard for them to make it.. First we should make it affordable then introduce this program of homeownership to them after at least 5 years.. There are very few residents that can afford a home right now, but the idea is great because that would create motivation for all other residents ..

2007 - In the News

(Still adding articles)

2006 - In the News

(Still adding articles)

TIME FOR HOUSING PLAN ACTION

From Wisconsin State Journal, Tue May 30 2006