Yeah . . . I think I see the problem here . . . affordable housing, tenants rights, homelessness . . . apparently they’re too busy to be bothered answering questions about such things . . . sigh . . . thanks to the 5 out of 25 candidates that answered the questions. Even though there are some gross mis-statements of fact in a few of the answers. Honestly, tho, in all my approximately 20 years doing this with the Affordable Housing Action Alliance, this might be the worst ever in terms of quality of answers and lack of response.
The Affordable Housing Action Alliance sent out the questionaire, and we got very little response. The volunteer who sent them out said this “Out of all the candidates, and despite several reminders, five responded to our questionnaire.” Those who did not respond include:
1 – Barbara McKinney (I)
3 – Amanda Hall (I) unopposed
4 – Mike Verveer (I) unopposed
5 – Shiva Bidar (I) unopposed
6 – Marsha Rummel (I) unopposed
7 – Steve King (I) unopposed
8 – Zach Wood (I)
9 – Paul Skidmore (I) unopposed
10 – Steve Fitzsimmons (challenger)
11 – Bradley Campbell (challenger) Answered late, answers are here.
12 – Larry Palm (I) unopposed
13 – Sara Eskrich (I) unopposed
14 – Sheri Carter (I)
14 – Jose Rea (challenger)
15 – David Ahrens (I) unopposed
16 – Denise DeMarb (I) unopposed
17 – Samba Baldeh (I) unopposed
18 – Rebecca Kemble (I) unopposed
19 – Mark Clear (I) unopposed
20 – Matt Phair (I) unopposed
Here’s the questions and answers:
How would you rank the need for more affordable housing with other priorities/needs of the City/County?
Maurice Cheeks (District 10, Incumbent, challenged by Steve Fitzsimmons)
We are a city that is growing rapidly and attempting the manage the transition from being a place that people once regarded as a “college town” to being a medium sized city. There are both challenges and opportunities that come with this transition. Housing, employment, transportation and issues related to public safety are the areas that will experience the most evolution as we grow. The affordability of housing is fundamental to the livability of a city, and thus will naturally rank towards the very top of considerations.
David Handowski (District 1, challenging Barbara McKinney)
The need for more affordable housing is high. As the population of the County grows, housing must continue to grow to meet that need. We must look at the population dynamics on where the population will expand and begin to work on long range development and zoning plans to accommodate this growth. There must also be awareness of the same growth of surrounding communities such as Fitchburg, Middleton, Sun Prairie, Verona and Waunakee as each of these communities are growing as well and space to expand will become limited. The City must have a strategic plan in place on how to build our own approach while understanding and incorporating the similar growth of surrounding communities.
Arvina Martin (District 11, running for an open seat against Bradley Campbell)
Affordable housing is an essential part of our community. But the quality of affordable housing shouldn’t be compromised either. Basic infrastructure needs like Fire and Police Protection, Mass Transportation, Road Construction, along with having a strong economy and job market are also a vital part of having Madison continue to be a great place to live, work, and play.
John Terry, Jr. (District 8, challenging Zach Wood)
I think the city council as a whole ranks very poorly, the Mayor on the other hand does very well. the city planning commision it seems is always backing down to the various neighborhood associations, they have the not in my backyard mentality. I also read in the paper that the council turned down a chance to build a unit, I cannot think of the neighborhood, by the Madison Kip factory, they were afraid of the toxic fumes coming from there. I think that the council overthinks problems and under thinks solutions. I grew up in Janesville by the GM plant and I and others did not suffer any ill effects from the plant. and this is well before the EPA.
Ledell Zellers (District 2, unopposed)
General Comment: Your questions raise profound and complicated issues for which there are not simple answers. Given the limited time frame allowed for responding, my answers address your key concerns yet are necessarily brief. To fully respond would require additional research and review of information as some of these items are ones for which I do not currently have an extensive background.
That being said, I believe that providing adequate housing for all is a key metric of a strong community and I look forward to working with interested individuals and groups to move this forward. [I would rank the need for more affordable housing with other priorities as] Relatively high. Despite the boom in new residential construction, the supply of affordable housing remains tight. This impedes efforts to avert homelessness and makes Madison a difficult place for working families to find good quality housing that is large enough yet still affordable.
2. What strategies and incentives would you suggest to create more affordable housing? Also, please include what the roles should be for TIF, CDBG, and other funding sources.
Maurice Cheeks (District 10, Incumbent, challenged by Steve Fitzsimmons)
Sitting on CDBG for the past four years I see up close how important that work is. Our city currently has a commitment to build 1000 new units a year for the next 5 years, with a percentage of those being affordable. That may seem like an ambitious goal, but the primary strategy we need to employ is raising the bar for our ambitious. The current goal would only keep us growing with the rate of inflation and would not make a dent in getting us ahead of our unacceptably low rate of vacancy, nor our lack of sufficient options for affordable housing.
David Handowski (District 1, challenging Barbara McKinney)
We must look at all options to support the financing for housing developments which include TIF, CDBG, City of Madison Affordable Housing Fund and WHEDA tax credits. Information and education should also take place for any federal or local aid for homeowners (such as the Madison Homeowners Assistance).- There must be a focused effort to address the base cost of housing and how to increase income to approach ‘affordable’ from both ends of the spectrum. The City of Madison can have a significant bearing on cost as cumbersome and repetitive planning and approval processes contribute to the basic cost of development as multiple iterations and delays all add cost to basic plans. We must also evaluate our park fees and building codes to align with national standards as to not further burden development costs unnecessarily. – We must continually work on how to drive upward income mobility to help renters and homeowners afford the housing that best supports their family. Economic development and bringing higher wage paying jobs to Madison must be one of the most important focal points for the City.
Arvina Martin (District 11, running for an open seat against Bradley Campbell)
I would like to make sure landlords know about CDBG grants and loan programs to motivate them to take on affordable housing projects. Regarding TIF projects, when the project closes, the money can be used for housing. The city should look into using existing and available structures and making sure they are up to code and energy efficient.
John Terry, Jr. (District 8, challenging Zach Wood)
I would like to see more buildings use what is offered with TIF, and any and all funding sources that are available. also I would like to see Madison use rent control, like NYC does, I asked the city commissioner of New York to send me information on who they implement it, it contains 62 pages and alot it is in legalise, from what I was able to understand is any new apartment construction that uses TIF for funding has to set aside 5 – 10% of their units for low income residents, rent control. Wisconsin has never tried this, I think it is something that should be explored. this also means any capital improvements. downtown is getting way to expensive for the students and for anyone making less than $30,000 a year.
Ledell Zellers (District 2, unopposed)
The Affordable Housing Fund can help to support more housing, specifically for low-income residents in the bottom tier, but is limited in the funds available for disbursement. There is also a great need for affordable housing for those with somewhat higher incomes. For both of these groups a focus on rehabilitating existing housing stock is likely to result in a greater expansion of supply than will a strategy focused on only building new. – The city, through its role in land use planning, facilitates opportunities for expanding housing stock. Both in developing area plans and in the review and approval of new developments the city can and should encourage the expansion of diverse housing stock with a range of price points. – Not all of the expansion will occur within the city itself. The broader region presents opportunities, some of which are likely to be more affordable. These opportunities have the potential to alleviate some of the affordable housing shortage, but only if the city and region ensure that there are reasonable transportation options providing connections between home, work and services. While these outlying neighborhoods can provide solutions, developing and maintaining diverse neighborhoods should be a city goal, regardless of their location. – Using the final year of TIF increment is absolutely something the city should do and is doing. It is a good source of funds and it is sensible to tap into it.
3. Supportive affordable housing developments play an important role in providing housing for people who had been living on the streets or in shelters. This saves money for our community by reducing the cost of services including shelter, crisis help, police services, emergency room use, and other homeless services. Where would you find funding to help pay for the operating expenses of supportive housing?
Maurice Cheeks (District 10, Incumbent, challenged by Steve Fitzsimmons)
Assuming a development like this would be County owned, I still believe Madison tax payers realistically benefit from contributing our share to the cost of operating expenses for such a facility.
David Handowski (District 1, challenging Barbara McKinney)
While I have reviewed capital and operating budgets for the City of Madison I will simply need more understanding of the budget flexibility between capital and operating expenses and what year to year trends have been by line item expense to provide a more qualified answer. I believe that overall operating expenses will likely involve county, city and private funding and each of those avenues will need to be explored.
Arvina Martin (District 11, running for an open seat against Bradley Campbell)
We should work in a collaboration with city services and Nonprofit organizations like the Homeless Services Consortium of Dane County who deal with the city’s homeless population to find funding sources.
John Terry, Jr. (District 8, challenging Zach Wood)
Most of the money comes from the private sector, PorchLight is a good example of that. I may be moving to one of the Meridian Buildings, where I will pay 30% of my monthly income for rent, Meridian is reimbursed by HUD. but that may change giving the current administration. same with the State. they believe the homeless do not exist. or if they do they and I mean me, 8 years ago, they should be kept out of sight.I am sorry if I sound bitter, but the homeless situation is the main reason I decided to run for the alderman position here in the 8 th district. the city tried very hard with their housing first initiative, but with out any outside help it is just to hard to accomplish, we have to see a better understanding from Madison and Washington D.C.
Ledell Zellers (District 2, unopposed)
Throughout Madison and surrounding communities there are people who for a wide variety of reasons do not have a safe, clean, warm place to call home. Partnerships are important to address this issue. As the question correctly states there is a reduction in costs of services when people have stable housing. These savings occur to a variety of entities most of which are not directly connected to providing housing. Partnerships will be required between the city, county, housing providers and non-profit agencies who provide supportive services.
4. What are your views on desegregating racial/income disparities across Madison by integrating affordable housing into more affluent or better-resourced neighborhoods/communities?
Maurice Cheeks (District 10, Incumbent, challenged by Steve Fitzsimmons)
Past decisions to develop affordable housing in isolated areas of the city has repeatedly proven to be poor planning to create opportunities for people, and ultimately costs more tax dollars to service. It is more efficient to find opportunities to promote mixed income communities in areas of the city that are well connected & well serviced with public resources.
David Handowski (District 1, challenging Barbara McKinney)
I believe some of the critical success factors of the integration of low income housing into neighborhoods are the resources that are immediately available to serve that community of people. Successful integration into any community likely dependent on immediate access to jobs, transportation, child care, health care, social services and the basic fabric of a social community that they can identify with and become a part of.
Arvina Martin (District 11, running for an open seat against Bradley Campbell)
If we add affordable housing projects in the city, we must be mindful on making sure these neighborhoods have the access to affordable health care, shopping centers, and public transportation.
John Terry, Jr. (District 8, challenging Zach Wood)
I think it is a very good idea, especially in the downtown area, but once again the various neighbor associations will fight it tooth and nail, the planning commission has to get some back bone on this. as more and more people from the south side decide they want to move where the schools are , downtown and the Truax Campus they will need an affordable place to live.
Ledell Zellers (District 2, unopposed)
Affordable housing is critical for a sustainable, thriving city. A diversity of housing options in all neighborhoods adds to the vitality of those neighborhoods. We can’t continue to demolish affordable housing for buildings that are not affordable for so many of our residents. We are fortunate to have a diversity of housing options in District 2 including co-ops, rooming houses, both low and high cost condos, a variety of rental opportunities and owner occupied homes. I am committed to retaining the district’s diversity of housing options. This kind of diverse mix of options would be desirable for all areas of the city. – I initiated a mapping project to show where supported affordable housing is located. This will be a tool to help distribute and integrate affordable housing throughout the city.
5. The numerous evictions in Dane County negatively impact our community and individual families. In your view, what role should the City/County play in addressing eviction prevention?
Maurice Cheeks (District 10, Incumbent, challenged by Steve Fitzsimmons)
I’d like the city and county to have an even more robust effort to help tenants to defend themselves against unfair evictions.
David Handowski (District 1, challenging Barbara McKinney)
Eviction prevention should be focused on the root causes of eviction and how to exhaust all options before such a decision is made. City and County services and aid should be explored, such as job training and placement, health services or transportation assistance as possible alternatives to eviction. Other private agencies or assistance that could be made available should also be incorporated.
Arvina Martin (District 11, running for an open seat against Bradley Campbell)
As I understand it, there is currently a program through the county called ReachOut, where there is a grant for individuals/families trying to prevent evictions with they are able to help the cost of one month’s rent to help prevent evictions. Here in Madison, people can come to the Central Library on Fridays to talk to a representative from this program to potentially obtain this resource. So, in my view, the county has a role in working towards eviction prevention with tenants and landlords.
(ACKKKK!!!!! There is so much wrong with this I don’t know where to start . . . sigh. Sorry, I just can’t let this go, almost everything about that answer is inaccurate and should not be followed as eviction advice by anyone. There are slight inaccuracies in others statements, but I can only take so much. I can’t have outright inaccuracies on my blog. ReachOut is supposed to be STREET outreach for people without homes. I know they sit in the library . . . but they don’t do eviction prevention . . . that is the DIGS program. Here is the accurate information on that program. Both programs are run by Porchlight.)
John Terry, Jr. (District 8, challenging Zach Wood)
I can only answer from my personal experience, I live at one the PorchLight Buildings, here on North Brooks Street. we are about 50/50 here. last year we had some people of color evicted, and they were evicted because of behavior reason, starting fights, being drunk in the common areas, drugs, and we had one lady who was prostituting herself. If txhere is a legitimate reason that some on e cannot pay their rent, PorchLight will work with you, I know this from personal experience. most people who own rental will work with you. I do not believe there is a conspiracy to evict people of color. I know you will not like my answer, but I believe in being truthful
(Whoa. This question was about eviction, not race or disparities. Wow. Of course those saqme disparities exist as in every place else in Dane County, but yeah, I am troubled by this answer.)
Ledell Zellers (District 2, unopposed)
In many situations counseling and education for residents can help them to avoid situations that lead to eviction and to better understand their responsibilities and rights if an eviction process has begun. The city and county should be supportive of organizations that provide residents with these types of services.
6. What support should the city/county provide to insure a successful housing development at the county owned Messner property (1300 block of East Washington Avenue in Madison) and other such developments in the area?
Maurice Cheeks (District 10, Incumbent, challenged by Steve Fitzsimmons)
The County’s affordable housing fund seems to be the source of support for this project. That is ideal, and it is wonderful that the neighbors in this area seem to be supportive of this project moving forward.
David Handowski (District 1, challenging Barbara McKinney)
Both City and County need to be on the same page regarding the approach and development of the property. Given the need for low and affordable housing in the greater Madison area, I would hope that pre-existing processes and communications about individual projects and joint opportunities are in place. If such processes are not in place then those should be established to explore opportunity at both county and city levels to determine what location(s) are best suited for development.
Arvina Martin (District 11, running for an open seat against Bradley Campbell)
The city has limited funding for assisting the county in affordable housing and the county could work with a private developer to tap into a TIF project that closes out.
John Terry, Jr. (District 8, challenging Zach Wood)
I believe they could do more when it comes to low income housing in the new developments, as I sted earlier some form of rent control.
Ledell Zellers (District 2, unopposed)
A vital role for both the city and the county is to embrace an open dialogue with the residents of neighborhoods where new housing developments are proposed. The success of any proposal is greatly enhanced when people come together about a new proposal and work on the details to ensure the best possible project.
7. Should the Community Development Authority and the Dane County Housing Authority play more active roles in financing and developing affordable housing? And if so, how would you get this to happen?
Maurice Cheeks (District 10, Incumbent, challenged by Steve Fitzsimmons)
It seems to be a consistent truth that our community could do a better job of breaking down silos – and CDA & DCHA is another example of this. I know that there is overlapping experience between CDA, DCHA & CDBG, so where there is room to improve collaboration, I’d like to start by sitting down with folks from these groups and discuss ways that staff could help facilitate better communication and increased ambition to make a dent in housing.
David Handowski (District 1, challenging Barbara McKinney)
This is an area that I am unfamiliar with. I will certainly seek out how prioritization takes place between the two respective agencies and how decisions are made between which agency takes the lead in either financing or developing of particular types of housing. I might assume this interagency cooperation would fit into the process of funding options described in question 2.
Arvina Martin (District 11, running for an open seat against Bradley Campbell)
I think there needs to have an open dialogue between city staff, landlords, and tenants on how we can create more affordable housing and having more landlords accept Section 8 vouchers.
John Terry, Jr. (District 8, challenging Zach Wood)
Yes definitely, downtown is becoming less, and less inclusive, and that is not fair to all involved, I have talked to students who have told me that rent is more than 50% of their monthly budget, as I stated if not for PorchLight where would I live? if I am elected I would make this a high priority, telling the neighborhood associations to back off, just because someone is poor or is trying to get off the streets, that they are less of a citizen than you are. in my opinion the status quo is unacceptable.
Ledell Zellers (District 2, unopposed)
I’m not aware of a gap in what they are doing and what they could do. That said, if there is information about this I would welcome learning more.
8. More than 50% of Madison households live in rental housing. Should the city use its funding contracts to enhance tenant protections and reduce barriers to access housing, and if so, how?
Maurice Cheeks (District 10, Incumbent, challenged by Steve Fitzsimmons)
Yes. State law prevents us from many of the ways that we would want to protect tenant rights. If there are ways that we can use our contracts to circumvent these restrictions, I am interested in learning how we can do that.
David Handowski (District 1, challenging Barbara McKinney)
I understand the concepts of tenant protections but would like to understand when the use of city funding contracts is applied to enhance the protections. If a private development is completed and operating, when and how would City funding contracts be leveraged to enforce protections? I would need to see a scenario to better determine how the use of funding contracts would be used in this context.
Arvina Martin (District 11, running for an open seat against Bradley Campbell)
The state legislature has limited tenant protections at the City level. The city could increase funding for those purposes, however that would take away funding from other important city services.
John Terry, Jr. (District 8, challenging Zach Wood)
Well unfortunately Gov. Walker and the Republicans made sure that Madison can not use it’s influence to make sure that people are living in slums. just look at the housing on Dayton, West Mifflin, etc. people should not have to pay good money to live in a basement room, with no or very little heat in the winter, mold in the summer. I know, I used to live in a place like that. I would like to see better protections for the tenants and less for the landlords. a lot of places do not meet the minimum building code requirements the city once had. I would love to take on the Management Property associations and have them tell me why they should be allowed to rent out places that their children would not live in. I am very passionate on this issue. The city should also say if you want our money, our help you will meet out requirements, not the state. if only they could.
Ledell Zellers (District 2, unopposed)
Since the State negated most of the tenant protections the city had in place, other options should be explored/implemented to enhance tenant protections. All new and renewing contracts should be reviewed for opportunities to strengthen tenant protections.
