The Affordable Housing Action Alliance asked the City Council candidates their views on several housing questions. Here are their answers for District 16.
JAEL CURRIE
Describe what you see are the main housing problems in Madison.
Being able to afford housing in Madison is a huge problem. While many advertisements boast affordable rates, few apply the most affordable option of households paying no more than 30% of their monthly income towards rent. Housing is also no stranger to disparate outcomes (in terms of racial equity) that we see citywide. In particular, Black single men and Black female headed single households make up a significant percentage of the homeless population in Madison although they account for nearly 8% of the cities overall population. Racist housing policies (both private and corporate), limited access to free/affordable legal representation, and the rising criminalization of those experiencing homelessness are just a few of the elements that contribute to racial disparities in housing. The competition for funding to provide homeless services also contributes to housing problems we see. Too many times, organizations that provide similar services compete against one another for already limited resources and many times do not receive adequate funding to be successful in supporting vulnerable populations entering housing from homelessness.
Give your opinion of the site for the new men’s shelter, which is proposed for the East Towne Mall area.
The need for a permanent men’s shelter has been a desperate need in our city for many years so I am supportive of the new proposed site. I am also aware it’s extremely difficult to find a location that meets all the criteria needed to host a shelter. With one already failed proposal, our city needs to move towards the identified site in the East Towne area. While I’m aware this location will provide temporary housing through nightly shelter, I would like to see services being available on-site such as case management, housing navigation, treatment services (counseling etc), and employment/vocational training opportunities. These services are crucial in reducing barriers that can lead to continued and/or future episodes of homelessness.
Due to COVID, some residents without housing set up camp at McPike Park in Madison and had been staying there since last summer. The City of Madison is no longer allowing camping in that park and made the people staying there leave. Do you support this decision by the City of Madison? Please explain your position
To my understanding, the McPike Park site was no longer in compliance with the emergency order Mayor Rhodes-Conway put into effect earlier this summer in regard to city approved encampment sites. Overall, I feel this issue points to a larger unaddressed issue in our community; we do not have shelters to accommodate every need of individuals experiencing homelessness right now. We break our shelter system into 3 categories; families, singles, and unaccompanied youth. Right now there are no options for couples experiencing homelessness who wish to stay together, as well as limited options for a pregnant youth under age 18. As a proponent of addressing root causes, I feel what we saw occur at McPike Park is an overdue call for our city to make efforts towards addressing the lack of safe and equitable shelters, racial disparities in housing practices and policy, and the overall housing crisis. This is also a prime reason why we need to support the proposed site of a permanent men’s shelter.
Please provide your opinion of AHAA’s housing agenda outlined in the attached flier. Below, write next to the corresponding number for each proposal whether you support it and give your reasons.
1 – Tenant right to counsel for evictions; I support this; having legal representation for eviction proceedings and other legal matters is crucial. The current (landlord/tenant) law is tilted in favor of landlords and many renters don’t fully understand their legal rights in these situations.
2 – Support permanent affordability; I support this; being able to afford housing is a mounting issue many households cannot manage comfortably. I especially like the opportunity to transfer expiring LIHTC (low income housing tax credit) to nonprofits that are able to preserve affordability for renters.
3 – Incentivize good landlord behavior; I support and like this idea. Ideally, these incentives will lead to an increase in accountability in behavior and practices for property owners and their staff. It would also serve homeless services providers as a tool to determine best fit for individuals seeking to move into housing from homelessness and ideally increase trauma informed knowledge, language and practices among housing providers.
4 – Support non-profit capacity building; I support this. Building and maintaining capacity is another tool to equip the many dedicated and passionate individuals, departments and organizations currently doing the work to continue their support and build momentum.
5 – New homeless services position; I support this. Currently our community is only able to prioritize those who meet the HUD definition of literal homelessness. Increasing the capacity and prioritization for doubled-up populations has also been an unaddressed call for far too long. Everyone experiencing homelessness and/or housing insecurity should be able to access resources no matter where they are staying.
6 – Start a social housing pilot; I like the idea of municipality financed, developed, and owned housing, especially as the Council has taken recent action to redefine city zoning ordinances. This could also start movement towards equitable distribution of low income housing as well as having local stakeholders invested in seeing Madison residents prosper and thrive. I would also like to learn more about how this can be achieved and/or its implementation in nearby and similar communities.
7 – Opportunity zone code of conduct; I support this. Madison, specifically the south side, has seen rampant gentrification over the past decade. We need to preserve the history and rich cultures of our communities while also empowering populations
MATT TRAMEL
Describe what you see are the main housing problems in Madison.
A lack of affordable housing is an issue vexing not only Madison, but growing cities nationwide. And while we continue to work on this dynamic on a local level, we also need more aggressive resources beyond just the current City of Madison programs. We can dig deeper to leverage additional Federal resources through the Department of Housing & Urban Development (HUD) and State resources through Wisconsin Housing & Economic Development Authority (WHEDA).
To attract additional funding, however, we need much better data and analysis of current housing and demographic trends – so I’m very encouraged to see that Dane County will be closely studying this issue as it looks for ways to create new partnerships to address the critical housing shortage we’re facing.
I recently talked to a former business associate and housing industry leader, who pointed to positive momentum on the issue nationwide. He believes this is perhaps the best environment for federal support for affordability issues in a generation, based on the Biden administration’s bold infrastructure plans. So, Dane County’s regional housing study will be critical as we seek to hopefully leverage additional federal funds in the years ahead to help solve the problems.
But we should also acknowledge another important issue. The most significant factor that negatively affects affordability is a lack of supply of multi-family housing – whether rental apartments, co-ops, condos or townhouses. Simply stated, we need a significant increase in the supply of multi-family dwellings across all parts of Madison. Currently there are proposed changes to sections of Madison’s General Ordinances to allow small and medium multi‐family housing as a permitted use in certain zoning districts to increase housing units, housing choices, and reinvestment in older housing stock and neighborhoods. I’m supportive of that kind of change, which can increase housing density in some areas where it’s desperately needed.
Here in District 16, we have some critical thoroughfares – like Cottage Grove Road and Monona Dr. – that can evolve into more pedestrian-friendly, livable communities by emphasizing more density and multi-family housing options, along with ground-level retail. I think a good idea of what’s achievable – what we can continue to work toward – is the partnership with the Elvehjem neighbors and Movin’ Out – a partnership that’s reflective of the Royster Commons/Movin’ Out project further west on Cottage Grove. These are innovative public/private partnerships that add new housing to the community in a coordinated way.
Give your opinion of the site for the new men’s shelter, which is proposed for the East Towne Mall area.
Homelessness is an ongoing battle that isn’t won until every single person has shelter. Unfortunately, the issue is even more acute due to job losses from the Pandemic. The proposed new men’s shelter near East Towne Mall could be a good solution longer-term, assuming the City and Dane County can get the deal done.
That location is unique – in that it’s a large facility, that could be expanded, and that it’s close to public transportation. But while I’m supportive of this plan, we need to keep working on homelessness in a more comprehensive way.
We should be taking a proactive approach within each district to mobilize every non-profit and state and federal resources that can help alleviate the problem – whether that’s funding for new and better transition housing options or mental health services – which can be a significant part of the challenge. But then in our communities, we need sustained conversation and activism that moves toward solutions and upward mobility. We have to keep working hard to find housing solutions for our less fortunate neighbors.
Due to COVID, some residents without housing set up camp at McPike Park in Madison and had been staying there since last summer. The City of Madison is no longer allowing camping in that park and made the people staying there leave. Do you support this decision by the City of Madison? Please explain your position
I do support this difficult decision, because long-term camping in city parks becomes a public safety and sanitation issue, particularly when the ‘permanency’ of an encampment leads to it growing. Ultimately the City allowed the camp to remain throughout the harshest part of winter, but now needs to continue working on more permanent solutions. Working with local housing advocates and non-profits, many of the people camping there were able to find more suitable housing at shelters and hotels citywide. But we need to be prepared to continue working hard on new indoor shelter solutions – even as the weather turns warmer.
Please provide your opinion of AHAA’s housing agenda outlined in the attached flier. Below, write next to the corresponding number for each proposal whether you support it and give your reasons.
1 Tenant Right to Counsel for Evictions – While I like this approach, I cannot commit to this idea until I understand both the cost of the program and the city’s budget situation. It is possible that it could be prioritized, but again, I would need to understand the full cost and funding it shouldn’t diminish other important city services. As federal funding comes to Madison as part of the American Rescue Plan, the Council can work closely with the City to invest in programs such as this – which support citizens who have been disproportionately affected by the Covid pandemic.
2 Support Permanent Affordability – I am supportive of this initiative, particularly as it seeks to provide long-term assurances of funding in a way that contributes to solutions. Again, however, cost of the program is an important consideration.
3 Incentivize Good Landlord Behavior – I am supportive of this initiative. Anything we can do to ensure that Landlords are complying with good behavior – and to the extent that we can ‘reward’ them for doing it with public recognition – is a smart approach.
4 Support Non-Profit Capacity Building – I am supportive of this initiative, but only inasmuch as we’re able to induce private financial support by interested stakeholders. There could be an opportunity for the City to create more incentives for land-owners to donate property and services.
5 New Homeless Services Position – I am supportive of this approach, because I do think the cost of one new full-time position is not high, relative the efficiencies and positive outcomes it has the potential to create. I view this as a force-multiplier, that the City would be wise to leverage for the expansion of more effective homeless services.
6 Start a Social Housing Pilot – I am supportive of any long-term planning efforts and pilot programs that can help address long-term affordability. Key to a successful pilot would be bringing all stakeholders to the discussion, to truly understand the best way to incentivize this important public-private effort.
7 Opportunity Zone Code of Conduct – Opportunity Zones are an important tool that incentivizes new development in places that might not otherwise experience economic growth. We certainly should be discussing within the community what kinds of real estate development is appropriate for designated Opportunity Zones, but at the same time we need to ensure that we’re not creating overly restrictive policies that disincentivize development and capital investments.
