Incumbent didn’t answer the questions, very frustrating – I guess Sue Ellingson doesn’t think we have housing issues in this city? We dual endorsed Zach Madden and Damon Terrell. Two really great candidates that the city is lucky to have.
OTHER ENDORSEMENTS
Progressive Dane also dual endorsed Zach Madden and Damon Terrell.
The Green Party endorsed Damon Terrell. Zach also sought the endorsement.
I endorse Damon Terrell, but am really glad Zach Madden is running as well. As I said above, the city is lucky to have good candidates to choose from that clearly outshine the incumbent.
ANSWERS
1. Do we have an adequate supply of affordable housing in Madison? (“Affordable” means that the rent or mortgage does not exceed 30 percent of the household income.)
Would you advocate for increasing funding for the City Affordable Housing Trust Fund? What other ideas would you have to increase the supply?
SUE ELLINGSON: No answer.
ZACH MADDEN: It is clear we have a housing crisis in Madison. We have waiting lists that are full with people sitting on a list for a year to two years or more at a time. Meanwhile we have nearly 500 homeless people on the streets of Madison unsheltered. This is an issue that is at the top of my priority list, and from knocking on hundreds of doors in the district it is an issue residents of district 13 want to see the city prioritize. I would advocate for increased funding for the City Affordable Housing Trust Fund. I really want to see and, if elected, be a part of increasing the City Affordable Housing Trust Fund’s outside funding, looking at more grants and programs that can assist us in expanding our current housing. At the same time, the City needs to take a more direct role as well, not only offering low interest loans to develop affordable housing, but also considering an investment in public housing in ways that work against the stratifying neighborhoods by income.
DAMON TERRELL: We absolutely have a shortage of affordable housing and yes I would advocate for increasing that trust fund. In my opinion there are two ways to increase the supply of affordable housing. First and most direct, we must increase access to more affordable units. This can be accomplished through increasing the affordable housing trust, tying TIF funding to affordable housing units and incentivizing cooperatives as well as other forms of low cost housing. Secondly we must continue to increase the take home pay of our own employees and encourage businesses to do the same.
2. Do you support the city facilitating the use of vacant properties for affordable housing, and if so, what do you think the city’s role should be? Would you support a vacant property registration ordinance?
SUE ELLINGSON: No answer.
ZACH MADDEN: Yes, I think we can utilize vacant properties for affordable housing. I would support a vacant property registration ordinance. But I would like to explore it even farther. If a property is vacant for a certain period of time that the property owner has a choice to either a. turn their property into affordable housing or b. start paying an annual fee. These funds would then be allocated to the City Affordable Housing Trust Fund. I think the city should also look at the feasibility of purchasing foreclosed properties at auction. If the house is occupied by the foreclosed owner, sell it back to them at a more favorable rate. If the occupant doesn’t want it or it’s vacant, it goes to CDA. I would support looking at buying properties in good condition. We have to realize the risk involved and the fact that the city is not in the business of flipping houses, but it would be a way to expand our affordable housing program. There are also federal funds administered by city staff that can help buyers in the above situation to afford improvements to their homes.
DAMON TERRELL: I staunchly support the use of vacant properties to house people. I think the city should not only consider registering, but perhaps even taxing vacant properties, as well as work with existing landlords to encourage the development of low income housing opportunities.
3. The rental housing market in the Madison area is very tight right now, with a 2.07 percent vacancy rate reported for the last quarter of 2012. Do you think the city should get involved in planning to make sure there is enough housing for its residents, and if so, what should its role be?
SUE ELLINGSON: No answer.
ZACH MADDEN: The city has a policy interest in ensuring adequate housing for all residents.
We should be using our conditional use permitting and TIF procedures to encourage the development of affordable rental properties. We should also ensure through the approval process for PUSID implementation that the number of affordable units demolished is exceeded by the number created by the new project. Basically, any opportunity we have to dangle a carrot or wave a stick, we should.
DAMON TERRELL: There are many proposed apartment buildings all over the city of Madison and I think we will continue to see an influx of such project proposals as long as our housing market is so strained. What we need to do is focus our energy on demanding that these new units be made available at prices that current community members can afford. The city can also prioritize development of residential spaces that are more flexible. The Aug15-Aug14th one year standard exploitative leasing that is the model for downtown Madison is not nearly as accommodating as other models such as cooperative housing. We do ourselves no good building massive shiny buildings that will displace current residents.
4. Given that both the city and county provide funding to homeless shelters, do you think the city/county should play a role in making sure the shelters are adequately operated and meet standards for service and habitability? Would you support efforts to increase transparency and accountability through an improved shelter grievance process?
SUE ELLINGSON: No answer.
ZACH MADDEN: Absolutely. I think the city and county should play a much better role. It seems to me the attitude now is that the city writes a check, so the responsibility is over. This is not how I see it. I want the city to be highly involved in making sure that we don’t just fund shelters, but they are functional, healthy and meeting the needs of the population who needs them. I definitely agree that improving the shelter grievance process would help bring more accountability and transparency to the process. As an alder, I will take an active role in conversations with the County. The current situation, where we see an either/or attitude toward responsibility between the City and the County is unacceptable. I will work toward moving forward in the spirit of partnership.
DAMON TERRELL: Homelessness is still a crime in the City of Madison. That must change. I have been shocked and appalled by how little effort is made on the part of most Alders and Supervisors to understand the systems that they regulate. I am continually amazed at the testimony offered to the homelessness issues committee by members of the homeless and highly mobile community, not only by the standards to which they are subjected, but also by the way they all point to similar holes in the system that must be addressed. The culture on our current local governing bodies of doing the bare minimum sufficient to claim we are helping must be abruptly replaced with a culture of supporting whatever we possibly can in order to best help these members of our community stabilize their lives. Third party grievance mechanisms are a great start, and housing first programs show great benefit. Many folks in our community are already experts on being and serving the homeless community, we just have to start listening to them.
5. It is estimated that there are 300-400 unsheltered persons living in the Madison area. Shelter stays are subject to annual limits of 60-90 days, depending on the shelter. Would you support making a downtown City building available to unsheltered persons to allow them to sleep in safety and access 24 hour restrooms?
SUE ELLINGSON: No answer.
ZACH MADDEN: Absolutely. It is unbelievable that this isn’t being done already. At a minimum, we should do an inventory of adequate space and become part of the overflow shelter system.
We also need to expand infrastructure that benefits a cross-section of the populace. We as a city can create projects that benefit the homeless, but bring together people of different incomes; things like a community bike hub where there would be a place to safely lock up a bike, lockers to keep items in and even showers. Access to public showers and drinking water is an important service we can offer that would also be popular with bike commuters and people using the central city for recreation. By packaging services for homeless city residents with other uses, we can make them more broadly popular and more politically difficult to neglect.
DAMON TERRELL: I can not think of a better use for an empty building than keeping someone out of the Wisconsin winter. If we can not make our own spaces available then it will be hard to get the community at large to participate in solving these issues.
6. Would you support expanding local equal opportunity ordinances to prohibit discrimination in housing and public accommodations against person who have animals which a qualified professional has recommended as providing a beneficial service or support?
SUE ELLINGSON: No answer.
ZACH MADDEN: Yes. This is a simple measure that everyone should support.
DAMON TERRELL: I think that homelessness should be added under the protected classes of oppressed individuals in this society. While it is certainly more difficult to house someone with a dog or another service animal, we need to start planning to make such accommodation possible instead of blaming the individuals who need such support for asking to be accommodated.
7. AHAA is part of a coalition that is working to advance housing as a human right. Are you aware of the Housing as a Human Right resolution that was passed by the Madison City Council? Can we count on you to help implement the resolution? If so, what would be your priorities? Will you include implementation of the resolution in your priorities for the 2014 City Budget?
SUE ELLINGSON: No answer.
ZACH MADDEN: Absolutely, I am glad that the Common Council passed this resolution.
I feel the issue of affordable housing and specifically the fiscal notes within the Housing as a Human Right resolution should be a priority within the 2014 City Budget.
I would love to see an emphasis on projects that improve the physical infrastructure for providing services because of the inherent stimulative effect of such spending. A strong, sustainable local economy will generate more jobs and a broader tax base so that we can spend more on direct services. In addition, the agenda we need to move forward is addressed in these questions. As already stated, we need emergency access to shelter for all; more transparency in the administration of shelters and a better approach to providing care, including trauma-informed care; and a more active role for the city in expandable housing, both through building and rehabilitation of existing properties and through the possible use of foreclosures.
DAMON TERRELL: I believe in the values of the document and would love to act forcefully to improve access to housing in this city. I have experience struggling to make rent, many of my friends and much of my family has or does struggle currently to afford the roofs over their heads. I would be excited to actively defend all human rights including the right to a place to call home.
8. Our state legislature recently enacted 2011 Wisconsin Act 108, which attacks local ordinances expanding equal opportunity for lower income tenants. The law can be found here: https://docs.legis.wisconsin.gov/2011/related/acts/108 The legislature also enacted 2011 Wisconsin Act 143, which makes changes to landlord/tenant practices. It can be found here: http://docs.legis.wisconsin.gov/2011/related/acts/143 If 2011 Acts 108 and/or 143 are repealed, will you support full restoration of our fair housing and tenant protection ordinances?
SUE ELLINGSON: No answer.
ZACH MADDEN: In fact, all of Chapter 32 of the Madison General Ordinances is still “on the books.” That means that upon restoration of municipal home rule, we could begin enforcement immediately. I support exploring the option of licensing landlords or using the zoning code to recreate the protections lost with the preemption of Chapter 32. Whatever we can recreate under the banner of “health and safety,” zoning or licensing should be done.
DAMON TERRELL: I would jump at the chance to restore Madison’s progressive housing protections and then look forward to improving upon them. These laws block ordinances but Madison has a duty to pursue all avenues available to protect its residents. I would love to see Madison aggressively push for our old housing policies to become binding and necessary conditions for future development project approval and in particular projects funded through TIF monies. At a minimum I would like to see the council demonstrate the courage to withhold support from predatory landlords seeking new development. Frankly, I believe it was unconscionable of our legislature to restrict so heavily the power of municipalities to protect their citizens and it illuminates a vile and perverse set of priorities on the part of those that passed such legislation. I would actively advocate for the repeal or judicial nullification of these acts while I waited to reinstate our housing ordinances.
