1. What is your position on affordable housing?

A diverse community is essential to the long term viability of the entire community.  Currently, 80% of the workforce in the regional area lives in Flagstaff.  A community should care for the very people that live and work here.  A regional approach to housing is essential.  We may need to explore smaller homes, better design, and community planning in creative ways.  Maybe we should build up rather than out?  Maybe we should angle homes on the property, like we did in Railroad Springs?  Maybe we should build smaller, denser communities and focus on infill projects?  Maybe we could gather together with other league cities and advocate for creative funding like financing tools for housing and economic development?  Maybe we should start to address some of the rental housing deficiencies in our community?  As a council and as Mayor, these are ideas that I am considering and will advocate for with affordable housing.  I value a multi-faceted approach to the workforce being able to afford and live in the immediate area.  However, the number one barrier, in my opinion, is the over-regulation of housing and the rising costs associated with a difficult process.   

2.  How do we avoid sprawl?

I don’t want Flagstaff to become another Phoenix.  Land is costly closer to the center of Flagstaff, as the question suggests.  However, it is costly throughout the City.  This means we must wisely use space.  Some communities have agreed, for example, that planting another native plant species on the lot could suffice for removing a tree on the property that may prohibit the most economical design.  While ponderosa pines are difficult to transplant, we could consider a 2 for 1 program— you pull one tree, you plant 2 native species on the property of similar growth ability.  Space must be used to its optimum capacity.   

3. The City did a study on housing called the Nexus Study.  This study suggests specific goals for home ownership.  What is your opinion on this?

Government should enable enhancements— emphasizing what we can do— rather than negate building by a list of what we cannot do.  I have a strong ability to bring the Council together, foster a clear vision and a strong sense of direction.  What is it that we really want to accomplish?  Affordable housing has far reaching benefits:  stability for children and families, job stability and less turn over, and higher levels of community commitment and volunteerism. 

The nexus study suggested that our council leadership immediately facilitate 800 affordable homes for ownership and 800 rental units (we experienced a recent loss of 900 units to condos in Flagstaff).  The total need is 3,600 homes and 2,200 rentals within 15 years.  I would hope that if supply and demand requires such an amount, that it would be established and that government would help that process.  While 67% is a commendable objective, it may not be realistic.  We should do everything we can do get as close as possible to that number. 

4. How can the City facilitate more affordable housing?

I propose the City:

1.  Invest in partnerships with organizations such as Habitat for Humanity and Bothands.  Offering land for affordable housing is a good first step.  The City should share the investment in the required infrastructure to make building these homes a reality. Using energy efficient materials and reducing red tape for planning costs are important. 

2.  An important component of affordable housing is a rental housing plan and policy.  Property maintenance is a step in the direction of a rental housing code, but we can go further.  We may be able to generate modest revenue through the licensing of rental properties, and at the same time monitor landlord-tenant relationships.  The Landlord Tenant Act provides some guidance, but we need a local approach to this emerging issue so that we can encourage people to rent in Flagstaff.  With the apartment to condo conversion trend in Flagstaff, we have a significant need for rental housing. Also, a rent-to-own program might work in Flagstaff, and could be worth considering.

3.  The Land Trust is one tool to keep the cost of housing down in Flagstaff and I support this initiative..  Through the use of a 99 year lease, the cost of land can be subtracted from the price of the home. 

4.  We must make a choice as a community as to design. I propose that we build up and in rather than single level and out.  Single family homes are not the only option for affordable housing, but they are the most desirable.  We know this because there are affordable units in condo conversion form down the street from my house and there remains a great supply of these units.  It really breaks down to supply and demand, alongside a community education and choice that dictates community priorities. 

5.  The process to build affordable housing in Flagstaff has to be easier.  There is quite a bit of red tape at the City and I would hope we could streamline the processes we use to make government more accountable, transparent, and accessible for taxpayers. 

6.  The City may be in a reasonable position to use CDBG dollars or other dollars to facilitate senior citizen affordable housing opportunities.   As a community, we should work to find programs through the State Department of Housing and expand on that relationship.  People who work hard for their entire lives should be commended and receive our care.  We should, as a government, create opportunities for those that work hard in our community.   

5. Is it the role of the City to influence the market in this way?

The land trust is one solution.  Another is a rental housing plan..  The third idea is design and neighborhood layout.  It is sometimes difficult to control the market, and it may not be government’s role to do so.  Yet, we can help median-income families become middle-class families again.  It generally takes two-income families to purchase in Flagstaff.  I know the Chamber of Commerce has an online job bank with local employers.  It could be possible to create a job bank in the greater Flagstaff area among local employers that would solve some of the trailing spousal issues.  If the first member of the household obtained a position with an employer in the job bank, the partner/spouse could obtain a unique password into the job bank database.  When logging in under this password, job bank employers are alerted that this applicant is participating in the program.  In return, the employer could agree to interview the candidate.  Preference in hiring is not required— just creating an opportunity for dual income households to handle the trailing spouse issues.  Employers receive a long term benefit due to increased employee retention and the potential for home ownership.  It is not a promise to hire, it is just an interview.  The cost could be minimal because this could be an online resources, password protected, and potentially supply employers with a valuable tool in evaluating interview opportunities. 

The point is that there must be two approaches:  offering affordable housing and assisting families with increasing wages.  The median income is “$46,073” for a family of “2.5” people.  The AMI is $54,000 for a family of 4.  The nexus study taught our community that the housing market in Flagstaff increased at a very similar rate to Phoenix and Las Vegas during the 2004-2006 period of time.  Yet, home prices in Flagstaff are generally $100,000 greater than these other areas.  The required income in Flagstaff now is $93,000.  This is a two income requirement.  One solution is to establish a job bank to address the wage and income issue.  Arizona is experiencing an overall housing inflation.  I am not sure we can lower the price of new homes, but I am sure we can work to promote professional opportunities and accessibility to housing.  These are some solutions I am interested in exploring.   

6. What is your opinion on impact fees?

Development paying for its impacts it has upon the community is an important value.  I support impact fees and believe this concept is one tool in the tool box. Development should pay for itself.  $7,100 could be sensible for second homes, and maybe more than $7,100 is sensible.  However, under current market conditions, it may or may not be sensible for affordable/workforce housing.  Since the State of Arizona doesn’t allow for the City to assess an impact fee upon only second homeowners, I propose the following to build consensus between those that want impact fees and those that do not want impact fees: 

I am willing to agree that police, fire, and other essential services are a priority.  I think a step-up approach could apply to impact fees based on updated studies and community needs.  This will provide predictability for developers and home buyers, as well as accessibility for an affordable housing market in the immediate future.  A step-up approach where impact fees are limited to essential services for 2008 to 2010 would keep an immediate open market to foster affordable housing development.  From 2010 to 2012, impact fees would step up, across the board for new development projects.  Then, 2012 to 2014 implement another step up increase for new development projects.  We could cap the fees at the proposed $7,100. 

Impact fees are directly tied to the rate of growth.  A sensible, balanced approach is needed.  This plan could facilitate the immediate need for affordable housing and create long term accountability for growth and development.  This may be a better solution than no impact fees and charging all citizens for the consequences of growth caused by a few.  This may not be the solution, but it is an approach to building consensus in this process.  Another solution is to lobby the legislature to modify the policy and allow local government to have more local control.  If we can’t do something now, let’s find out how we can do it, together, and ask the legislature to respond to our needs as a community.

The median home price is 10.7 times greater than the median wage and 8 times the median household income.  Teachers in Flagstaff make around the same as Phoenix, yet homes are $100,000 more in Flagstaff.  Police and nurses generally make less money than their counterparts in Phoenix.  Employers are experiencing recruitment and retention issues— maybe the employer would contribute the value of the impact fee to their employee for retention purposes, participate in down payment assistance, equity sharing, or help with closing costs.  Some employers could even offer rental housing opportunities for employees to save and move into home ownership in our community.  Tax credits for employers who provide these benefits can be achieved by working cooperatively with the League, the State of Arizona, and public-private partnerships to achieve a common good.   

7. What is your opinion on the land trust?

The City has a lot of land in the land trust. I believe we should use the land in the land trust for affordable housing.  If we do not choose to use the land, we should sell it for revenue generation and invest that money into affordable housing.  I’d rather City government follow the regional plan and use the space to its highest potential. 

The lot accounts for about 25% of the total home cost according to the nexus study, but I think it may be more than that.  The development fees are estimated to account for 5% of the total home cost.  Land costs, according to the nexus study, are more than $150k.  The study asserts that this drives the cost of home ownership into the upper $300k.  The cost of land is an issue, and the land trust is one solution toward this effort to permanently keep housing costs down in Flagstaff.  An effort should be made to work with the state land department on reforms that will begin to meet some of our housing needs.   

8. What other ideas do you suggest to add more affordable housing to the City?

The process at City hall should be easier for general citizen use.  For example, variances are strongly discouraged.  Single family homes are a priority.  Sometimes, to establish affordability, we must build up, not out.

Rather than pay outsourced consultants to write studies, we should address this issue with a community task force, town hall meetings, and a community approach to decision making.  It is very costly to order outside consultants to study our affordable housing crisis.  I think it is most essential to spend our administration dollars on properly administering the public will. Let’s meet with property owners and see what they suggest to solve the affordable housing issues in Flagstaff. 

Loan funds for down payment assistance, housing rehabilitation programs, public housing authority, section 8 housing, CHAP, FHAP, low income housing tax credits, and the land trust are all tools we have at the City level to promote affordable housing.  It really must be a comprehensive approach. 

One of the keys to this approach is economic development — easing the process for local businesses to expand and recruiting companies with better paying jobs are two ideas. 

Habitat for Humanity offers a hand up, not a hand out, by working directly with local families to provide affordable housing.  Density bonuses at higher percentages and increasing reductions in slope might be tangible ways to improve the process.  Private sector participation is essential. 

Employer housing assistance plans are emerging as a necessity for business recruitment and retention.  The City can partner with local businesses to benefit employer housing assistance programs. 

Another way to help affordable housing is for the City to keep its own costs down— administering CDBG funds is at 20%.  These costs should be reduced. 

Revitalizing neighborhoods is another way that we can utilize existing land and homes and improve upon them to offer affordable housing. 

The regional plan is up for review in two years— right now is an important time to prepare for this process.  We should start the process to either affirm and/or modify the plan to address our current emerging issues.  We must make a choice, as a community, about our housing in creative ways.  Should we build taller units?  Should we do infill projects?  Should we revitalize our existing neighborhoods?  Should we explore rent-to-own opportunities?  Should we look at solving affordable housing in a regional approach as the nexus study was conducted from a regional approach?  These are issues we should explore as a community and a council, and issues I will explore as Mayor.

The legislature does not permit us to tax in a locally beneficial way.  Therefore, we are compelled to look at fees.  I’d rather that local government look to the State for adequate and fair revenue sharing.  We should balance and stabilize the tax structure with state, local, and rural communities..

These are all areas I am willing to explore as Mayor of Flagstaff.

1.  Why do you support a regional approach to economic development?

I support a regional construct to facilitate and enable economic development. I still feel strongly that businesses will hesitate or choose not to negotiate with the City because of the public construct.  For example, businesses are often skeptical when negotiating at the risk of public information requests.     

We should internally assess, not via an outsourced study, whether we are operating at our most efficient capacity as a City.  Fair leadership is important, and clear direction to staff is a priority.  It is the role of the Council to establish policy.  It is the role of staff to implement that policy.  I am not interested in cutting staff and I would not advocate for hiring additional staff persons.   

We have significant partnerships that the City can grow and encourage.  Flagstaff has tremendous intellectual property with the local educational institutions.  Strengths also include our small business start-up opportunities with NATBI and SEDI.  One example I like from SEDI is to, “establish tourism business alliances to develop multi-destination programming.”  The Chamber of Commerce and other business alliances and organizations should be key players in advising the Council on business priorities and policy.    

I think we have a great opportunity to think creatively about economic development.  A job bank for local families might help bridge the gap with two income households.  I am interested in exploring the idea of offering free enterprise zones for sustainable companies to start-up in Flagstaff.  Small business start-up costs are great—maybe the City can further work to reduce these barriers through tax incentives or other start-up incentives.  I will work to shift the process toward the center and form a private-public partnership to support local businesses and recruit sustainable companies with better-paying jobs to Flagstaff. I will support this process by pledging my efforts toward infrastructure, mutually beneficial opportunities, and continuing to develop a workforce that can meet the needs of the emerging economy. I will diligently work on this issue and create a system that supports returning the middle-class to Flagstaff.   These are all areas I am interested in exploring as Mayor of Flagstaff.   

2.  Do you think we should bring in new business or help exisiting businesses?

I think one economic goal for Flagstaff should be to return the middle-class to Flagstaff.  We can do this by supporting existing local businesses and recruiting companies with better paying jobs.  Generally, it should be a balance.  Given limited resources, there should be prioritization.    

I think the first priority, given the limited resources, should be to support existing businesses.  Business is the core of our economy.  A diverse business mix is important to a healthy business community.  For example, Fourth Street/Sunnyside and Southside/Downtown are two examples of our community that need commercial redevelopment and revitalization.  A third area is along historic Route 66.  First, we have to make sure that there is adequate infrastructure in the area...  This includes caring for our City streets, focusing on neighborhood watch and police partnerships, and supporting the neighborhood association efforts.  Second, we should work to focus on opportunities for children and youth in these community neighborhoods to improve the quality of life and community opportunities surrounding these businesses.  Third, we should encourage local businesses to expand by easing the process and eliminating red tape to foster local expansion and growth.  I want processes surrounding business expansion to be streamlined at City Hall.  Otherwise, we will lose business opportunities to other communities. 

The next priority, given limited resources, should be to recruit companies to Flagstaff that will offer better paying jobs.  I believe this is possible.  I would like the private sector to lead this charge, and the public sector to support it via infrastructure, tax incentives, coalition building, and job training and development.  When we do bring in outside businesses, we should encourage them to offer wages and benefits that contribute to the overall health of our community.  I want to streamline the process to make it easier to establish a business in Flagstaff.  As a community, we can make it easier to invest in Flagstaff, for example, by streamlining the permit and development process.  Government should enable the private sector and business leaders in our community to foster opportunities for future economic development and growth.      

3.  Should the City of Flagstaff offer incentives to private businesses?

I support the City offering tax credits, tax incentives for business expansion, and other financial incentives to some businesses that create certain types of new jobs. 

One of the dilemmas we encounter with recruiting businesses to Flagstaff is both the high cost of living and the issue of a trailing spouse/partner.  Last week, I responded in the newspaper regarding affordable housing, and I welcome a continued discussion on this important issue. For example, we have a community need for a two person household to actually have two persons working at a wage that can support a home in Flagstaff—ownership or rental.  To accomplish this, we have an opportunity to address some of the trailing spouse/partner issues in Flagstaff. I propose an online job bank among local employers.  If the first member of the household obtained a position with an employer in the job bank, the spouse/partner could obtain a unique password into the job bank database.  When logging in under this password, job bank employers are alerted that this applicant is participating in the program.  In return, the employer could agree to interview the candidate.  Preference in hiring is not required—just creating an opportunity for dual income households to handle the trailing spouse issues.  Employers receive a long term benefit due to increased employee retention.  It is not a promise to hire, just an interview.  The cost could be minimal because this could be an online resource, password protected, and potentially supply employers with a valuable tool in evaluating candidates.  There must be a variety of approaches to helping our community:  offering affordable housing and assisting families with increasing wages.  This is one way to assist families with increasing wages. 

1.  I heard advertisements from your opponent that you do not support public transportation.  Is this true?  What is your position on public transportation?

My opponent has a radio and tv spot suggesting that I do not support public transportation.  The advertisements refer to a 2006 ballot issue, then switch quickly to the 2008 ballot issues.  My opponent and I sat together at the Chamber of Commerce Debate where I publicly announced, as I have written numerous times in written surveys, that I support the 2008 public transportation tax increases--all of them. 

The 2006 Mountain Line tax increase was the question in the newspaper.  This is a different voting issue, goal, and community education program than the present 2008 Mountain Line tax increase.  I believe the 2008 plan is more comprehensive, offers collaborative, long-term planning, and is backed by better public information.  I strongly support a comprehensive approach to public transportation, which is now being offered in 2008.

I issued a press release, following the Daily Sun "checklist" to clarify the issue (the paper asked about the 2006 issue), which the paper published online only.  I have put my position supporting the 2008 Mountain Line on paper in numerous surveys and announced it each time at the forums and debates.  I have attended every forum and debate.  Mr. Donaldson has missed three forums due to other obligations, so it is possible he just hasn't had an opportunity to fully hear my position on the issue. 

Let's encourage all candidates to work together and speak the truth.  Don't let politics, fear, or untruths divide the community on this very important issue of public transportation.  It is important to speak the truth so that we can unite the community on transportation, not divide it.  

I will provide positive, enthusiastic leadership for all Flagstaff residents.    Let's work to unite Flagstaff.  I encourage all Flagstaff citizens to vote YES for the 2008 Mountain Line.  

Here are two recent surveys.  Flagstaff Chamber of Commerce survey is available here.  Friends of Flagstaff's Future survey is available here.  Additional surveys available upon request.   

Lists of Campaign Funding Contributors for all candidates are available HERE (report 1) and also here (report 2).  Have additional questions? Contact us.