Issues
Affordable housing is a tricky term. Obviously, it's relative in that what is affordable for some is not affordable for others. I think that the most honest measure of affordable housing is to say that if you work here, you should be able to afford to live here. There's some nuance in that definition since it doesn't mean that working at a coffee shop means you can afford to buy a house here. But it does mean that working that same job, coupled with a roommate, there should be apartments you can reasonably afford. Our current housing market simply doesn't have enough housing that is affordable to people with lower incomes. So when I talk about affordable housing, I primarily mean more housing that is affordable to people with lower incomes.
Rent Control
As for rent being too high in the first place, rental rates are a product of the market in which we live. Government is not able to set those rates and, as you may know, local municipalities in WI are statutorily prohibited from enacting rent control or inclusionary zoning to control rents. This is why lots of affordability takes the form of one subsidy or another; the government usually can't suppress rent rates but they can approach it from the other direction by subsidizing some rents for lower income people.
Zoning
Regarding zoning, I support modest changes in zoning that would gradually allow slightly greater density in some areas that don't allow it now. In some areas, like along main bus routes, it makes sense to further modify zoning to allow for greater density like apartment buildings. This is a natural pairing because in many cases the people in those apartments won't need to drive cars to work every day. That supports the population growth without making congestion worse. What is more, those higher density corridors tend to support more of the amenities that people want - things like local businesses and services that need more local customers to sustain them.
Taxes
I agree completely that the increasing tax burden on fixed income people who've lived here a long time is a major problem. This has much to do with local municipalities' over-reliance on property taxes but they have very limited authority to raise funds in other ways. Even so, this is an area that desperately needs attention since many residents are literally getting priced and taxed out of their ability to stay in their homes.
TRAFFIC
I've learned that traffic calming is of huge importance to many of you who I've talked to these past weeks. The speed of drive-thru traffic. Noise. Danger for pedestrians and bike riders. The City of Madison has identified a few key streets (Dempsey Rd (Capital City Trail to Milwaukee St), Walter St, and Dawes St) as candidates for SafeStreets projects. This is very important to me and I know it is to you. Let your voices be heard!
Affordable Housing Action Alliance
https://docs.google.com/document/d/1kka9HtOT_2ew5R7fJNsmmM8dn0Q0OFJXk0CrPV-6NK0/edit
Brad Hinkfuss
Candidate for District 15 Alder
Questions & Answers:
1. The City of Madison continues to put money into affordable housing, but we can't develop affordable housing fast enough or in a large enough quantity for people with incomes that are at or below 30% of the Area Median Income (AMI). What new ideas would you bring to the table to assist us in getting more affordable housing for people at or below 30% AMI?
I would advocate for any of our affordable housing programs to have increasingly larger subsidies for deeper levels of affordability. The current Affordable Housing Fund gives subsidies for units below 60% AMI and doesn’t give sufficient funds for units below 30% AMI. The lower level of affordability (</= 30% AMI) is the area where there is arguably the greatest need but also the least interest among mainstream developers. Targeting larger incentives to the lower income brackets could promote the creation of more housing at the levels that it is most needed.
2. Much of the affordable housing that is currently being built in our area is Section 42 tax credit housing in which the Area Median Income (AMI) is used to determine rent amounts. And because the AMI is so high in Dane County the rent for many of the units ends up being close to market rate. What can we do to make sure that the affordable housing we build ends up being affordable enough to reach lower incomes? Should Section 42 developments that receive city funding be required to have more units affordable for those at or below 30% of AMI than they do now?
Yes, I would advocate that City policy prioritizes deeper levels of affordability, especially when they have already secured LIHTC (Section 41) funds.
3. We need more nonprofit developers who are willing to build affordable housing and keep it affordable for longer periods of time. What can we do to get more nonprofit developers in our community and support their growth and success?
The City of Madison should provide more technical assistance and capacity building funds for nonprofit housing providers to build capacity to be able to develop more housing. This could take the form of workshops and targeted sessions that focus on technical assistance in areas such as specific funding opportunities, city development process, facility management, and renewable energy systems.
4. Most affordable housing is only affordable for a period of 40 years or less, meaning our investment in affordable units is lost after a set time. Please discuss any ideas that you have for keeping affordable housing in Madison affordable long-term?
The City has begun doing more deed restriction, which I believe takes us in the right direction. The City should further incentivize or require permanent affordability with deed restriction when they offer funds to affordable housing projects. The City can and should also offer further maintenance funds for developments that remain affordable after 40 years, to ensure they remain in good condition if they remain affordable.
5. Tenants in the city and county have had access over the last couple of years to eviction prevention and security deposit funds thanks to the federal government’s COVID relief funding. These funds – the CORE program – likely will end in 2023. Do you think the city should prioritize providing more funds once the COVID money ends and if so, please give some ideas of sources of funding?
I would not prioritize the extension of the CORE program using City funds because it is a limited and non-curative solution to our affordability problem. The City should use the limited resources we have to create permanently affordable housing like tiny home parks and support eviction prevention and legal counseling services, rather than using our limited dollars to pay rent to landlords. What is more, there is evidence that the CORE program is being abused in some cases as some tenants intentionally stop paying rent because they have learned that the CORE program will pay rent for the purpose of preventing eviction. The CORE program was operating more as intended during the height of the pandemic. The current circumstances suggest a reworking of the guidelines as well as a reappropriation of these funds to longer-term solutions.
6. Are there any changes that the city could make – zoning requirements, paperwork, etc. – that could make affordable housing development and operation easier and more attractive to nonprofits and businesses, and also less burdensome for tenants who have to complete a lot of paperwork and meet reporting requirements?
While I support any zoning changes that would help increase the supply of housing, I realistically don’t think they will make a large difference in affordability or access to those with the lowest incomes. The biggest barriers to housing security are economic and we need to focus on producing more affordable units.
Why are you running for City Council?
My work in housing and homelessness has also taught me incredible lessons and given me deep understanding and compassion for those who struggle to make ends meet.
Becoming an Alder feels like an extension of much of the work I am already passionate about. I am dedicated to connecting residents to issues and cultivating local participation, and I have been very effective, but I feel I can get more done as an Alder.
What are the most pressing issues to address in your district?
District 15 is undergoing growth and development pressures that require an Alder who can keep the residents updated and facilitate their involvement in local development. I also hear residents with concerns about property taxes, which is why I will work toward greater fiscal responsibility in the city. We also have a need to protect our natural resources, including tree canopies, park land and water quality to cultivate a healthy urban environment.
What differentiates you from your opponent(s), if you have any?
I have been involved in neighborhood planning issues since I moved to the east side 20 years ago, and have worked in the field of affordable housing for 25 years. Through this experience, I know much of what the job entails and understand the city’s role in development.