Affordable Housing Questionnaire Responses:
Longmont City Council Candidates, 2022

ECHO invited all candidates running for the Longmont City Council in 2022 to complete a questionnaire on Affordable Housing issues. Their responses are compiled below, in the order that the candidates appeared on the ballot.

Candidate: Mitzi Nicoletti

ECHO: What is your 10 year vision for affordable housing in Longmont?

MITZI NICOLETTI: My 10-year vision is to ensure that every citizen in our community, regardless of their economic status and ability to earn a living wage, has safe, decent and affordable housing choices and has an opportunity to reach his or her fullest potential. I plan to communicate, collaborate and focus on increasing the inventory of affordable housing that our community members need and can afford. I recommend that we provide information, education, support and training to city staff and stakeholders concerning the city’s vision for affordable housing. My vision also includes providing services to the unhoused population which includes outreach services, an emergency shelter, permanent supported housing, and supportive services for individuals living with disabilities and health challenges (including those who have mental health challenges, addictions and those coming out of incarceration and emergency care).

Longmont has a goal of achieving 12% affordable housing by 2035. Is this the right goal?

I believe it is a good goal, but I would support increasing the goal to 15% by 2035.

What concrete proposals would you add to city policies to meet or exceed that goal?

Change the policy regarding affordable housing requirements on new construction that requires 12% to 15% affordable housing. Currently, affordable housing is available for households at or below 80% of the Area Median Income but really it is still not affordable becausing housing and rent pricing has gotten so expensive. The City might consider offering more supportive services to support marginalized residents and to avoid evictions and homelessness as other cities have implemented.

What changes would you make to the inclusionary housing ordinance in Longmont, if any?

Longmont has a strong inclusionary housing ordinance. I would support increasing the affordable requirement from 12% to 15%. We still have a shortage of affordable housing, so we need to improve our availability of affordable housing. It is also important that new housing developments are close to or in walking distance to transportation and groceries stores.

Will you proactively promote more affordable housing at transit stops designed to get people out of their cars, including greater density at those locations?

Yes near transit stops and using public transportation.

What does smart growth mean to you, and how would you ensure that all new developments are “smart”?

Smart growth means creating homes for families of all income levels alongside one another in locations where community services and retail businesses are nearby. Smart growth means diversifying our transportation system so community members have a choice about how they get around. Smart growth means building streets that are safe for people whether they are walking, bicycling, using an assistive transportation device, or driving. Smart growth also means protecting our open green spaces for generations to come.

What do you understand about the history of racism that has led to People of Color owning less property, and thus having less wealth than white people?

Unfortunately, we have a history of wealth inequality in this country. African American and Latino families have historically struggled to be economically secure and have had fewer opportunities for mobility. Housing has been built to keep minorities out and unattainable for the working class. This is becoming more publicized and obvious so we are just beginning to address it. We need to make this a priority in our city planning and development.

What policies would you actively support to make up for years of racism in housing policy?

Much of the wealth gap can be traced to people of color having significantly less access to important savings vehicles—such as housing and retirement accounts—than their white counterparts. Changing this access would help people of color to save, pay down debt, and own property. I would support these changes by working with the financial and educational entities in our city.

Do you think neighborhood opposition should be able to derail development projects that are consistent with the pre-approved goals and values of the City? Please explain.

Depending on the neighborhood, homeowners purchase properties because of the amenities located near their homes. In some instances, they should be able to participate in decisions to approve or modify the construction of developments and buildings that interfere with their family’s safety, access to roads and open spaces, access to a view, and traffic issues, for example. When making development changes conversations need to take place by including the city, the developers and builders and community members.

Do you see a role for the City in limiting vacation rentals and investor-owned property as a way of keeping housing costs down? Please explain

I support planning to provide a healthy balance between income producing properties and owner occupied properties. The increase of short-term rental properties has reduced our long-term housing supply and the quality of life in many neighborhoods.

Would you support lifting the state statute banning rent control?

___yes _X__no. Explain.

From my research across the country this has not always been successful and has led to inequality in housing.

Is there a role for the local government in enforcing Colorado’s warranty of habitability laws?

_X__yes ____no. Explain.

People deserve to live in safe places that are habitable and provide amenities such as heat, running water, and security. This is an opportunity for licensing and inspection on rental properties, especially in the current housing environment we find ourselves in. Licensing would protect not only the renter, but also the property owner.

Would you support changing height restrictions to create more affordable housing?

I would support developments which would enhance and respect the character of existing neighborhoods where appropriate and would create vibrant, dynamic, and livable community places. Changing height restrictions might work in some areas of Longmont, but not others.

Candidate: Gary Hodges

What is your 10 year vision for affordable housing in Longmont?

I will use the term affordable housing to generically cover all the different housing categories, e.g. workforce housing.  This is a tough nut to crack, and I’m not sure it is possible to do so in the comprehensive way I hear the topic discussed.  The big problem in attempting to do so is that it generally violates well understood economic principles.  We only need to look at the just released results of the annual Longmont satisfaction survey.  Overall Longmont scored rather well.  It’s a great place to live, good working options, nice weather, vibrant neighborhoods, a variety of shopping options, relatively low crime rate, etc.  Against this backdrop of compelling reasons to live here we also want affordable housing?  It reminds me of the saying that goes…  “One can have any two of inexpensive, well-made, or fast, but never all three.”

The desire for affordable housing is easily understood.  Every person would like their housing to be more affordable.  It would mean more disposable income providing the ability to drive a nicer car, eat at better restaurants, and take more vacations.  It’s such a universal truth that it lends itself to bumper sticker politics.  Who could be against it?  Can it be comprehensively achieved without making Longmont a worse place to live?

We moved to Longmont in 1997, and in a general way this issue was already being discussed.  “Soon, no one will be able to buy a home.  How can our children ever be able to move back?  Workers can’t live here.  Etc.”  At the time we couldn’t afford a home in Boulder where I work, so we looked elsewhere and ended up in Longmont.  It should be noted Boulder has been pursuing the affordable housing goal during the 25 years I’ve been here and likely prior to that as well, and the medium price of home there is now $1.075M.  How is the affordable housing pursuit working out for our sister city?  My career remains in Boulder, and I still can’t afford to live there.

Longmont does not exist in a bubble.  It’s an easy commute to many surrounding communities and employment areas.  Let’s imagine we can wave a magic wand and create the exact proportion of affordable housing we require for our city.  In short order every person searching for housing in nearby cities would descend on Longmont and that affordable housing would immediately cease to exist.

If fortunate to be elected I’m happy to listen to ideas on this subject, and if a good idea is proposed that I believe is valid and sustainable I might support it.  In the end though, I think the best option is to use thoughtful zoning and with an eye toward modestly priced single family neighborhoods that would benefit young families.

Longmont has a goal of achieving 12% affordable housing by 2035. Is this the right goal? What concrete proposals would you add to city policies to meet or exceed that goal?

I’m not a fan of the 12% goal, and in particular how I see it being executed, which is primarily by requiring 12% of units in new apartment complexes to meet the threshold.  The fundamental problem with this is it doesn’t eliminate a burden, it merely shifts the burden those above the 12% threshold.  It’s the government affirmatively picking winners and losers, and that leads us down paths with poor outcomes.  I have met many residents during this campaign.  I’m not sure I have met a single person happy with the propensity of the city to approve so many apartment complexes.  When this subject comes up, the vast majority would prefer single family home developments, with some of those being of modest size so that young families can benefit.  It appears the city has lost sight of the desires of the majority living here.

What changes would you make to the inclusionary housing ordinance in Longmont, if any?

If my understanding of inclusionary housing is correct, it seems in-line with my idea of using thoughtful zoning to build neighborhoods of modestly sized homes that would benefit young families.

Will you proactively promote more affordable housing at transit stops designed to get people out of their cars, including greater density at those locations?

No.

What does smart growth mean to you, and how would you ensure that all new developments are “smart”?

Smart growth in the way I use it is building out the city in a way that makes sense to those living here, and not the way government officials think it should be.  Everyone I speak to has an opinion on growth, but no one supports growth for growth’s sake.  Single family home developments build communities in a way that apartment complexes don’t.  Apartment complexes certainly serve a valuable role in a city, but the feeling I hear is that they are being used as a single-minded goal of achieving the 12% affordable threshold.  It is highly unlikely that the city could ensure all new developments are “smart,” whatever the definition is.

What do you understand about the history of racism that has led to People of Color owning less property, and thus having less wealth than white people? What policies would you actively support to make up for years of racism in housing policy?

I’m aware of our city’s history.  If someone can show me current policies and/or ordinances that have the perverse effect of dissuading any person from living here, I would work to amend, remove, repeal, etc such policy.  I have asked this specific question to different groups and no one can point to anything specific.   

Do you think neighborhood opposition should be able to derail development projects that are consistent with the pre-approved goals and values of the City? Please explain.

Absolutely, especially when it involves the county colluding with the city to terminate perpetual conservation easements.  The “city” is the people, so the people comprise the values of the city.  Just because Council establishes a goal doesn’t mean existing residents have to suffer merely because the “goal” must be pursued.

Do you see a role for the City in limiting vacation rentals and investor-owned property as a way of keeping housing costs down? Please explain.

Possibly, but I’m very wary of limiting what an individual can do with their property.  I would not support policy goals to limit short term rentals merely to keep housing costs down.

Would you support lifting the state statute banning rent control. ____yes ____no. Explain.

No!  Rent control is a disastrous policy.  There isn’t an economist in this country that thinks rent control is worthwhile.  Every college microeconomics textbook clearly explains why rent control is a horrible idea.  One unintended consequence is it encourages otherwise latent bigotry and racism.

Is there a role for local government in enforcing Colorado’s warranty of habitability laws? ____yes ____no. Explain.

I don’t think so.  How would it work if Longmont took this on?  Would it fall into Code Enforcement’s lap?   During this campaign the little I’ve been exposed to issues surrounding Code Enforcement, I’d say they have enough on their plate.  Plus it would assuredly require additional training, so valuable time and treasure that is always in short supply.

Would you support changing height restrictions to create more affordable housing? ____yes ____no. Explain.

I’m not a fan of changing ground rules once established.  Not that I’m completely unwilling to do so, but it would have to be done with the overwhelming majority of affected residents.  If the only reason is to pursue affordable housing, it is unlikely I would be supportive.

Would you support a program to create deed restricted accessory dwelling units?

___ yes ___ no

Probably not, but it might be suitable in limited areas of the city.

If yes, what would you do to make this happen in our community? If no, why?

Because it changes the long established “rules” of a neighborhood that every owner understood to be perpetual when purchasing a property.

Would you support changing single-family zoning to allow for more homes? ____ yes ____no.

No

What commitment would you make to ensuring this happens, and in what time frame?

N/A

Would you support procurement policies in housing that create a preference system for minority and disadvantaged businesses? _____ yes ____no.

No.  I oppose any policy or program that awards or withholds government largesse, in any form, based on immutable characteristics of the person.

Would you take a leadership role on this? __yes __ no

N/A

Should our city create an eviction legal defense program like the one in place in Boulder? ____ yes _____no

No

If not, what other means do you see for addressing the needs for supporting renters in our community?

We have civil solutions available now that work well enough, e.g. small claims court.

Candidate: Sean P. McCoy

What is your 10 year vision for affordable housing in Longmont?

My 10 year vision for affordable housing in Longmont, is that we build back the inventory we lost in 2009 when the affordable housing requirement was removed by the city council. I feel that the only way of doing that is to increase the percentage that we ask of all new development. We need to take a much more aggressive stance so my proposal would be to bring the affordable housing requirement to 15%. I would support a city ordinance that establishes just that.

Longmont has a goal of achieving 12% affordable housing by 2035. Is this the right goal? What concrete proposals would you add to city policies to meet or exceed that goal?

I believe that in these current times we need to bring the affordable housing requirement to 15%. I would support a city ordinance that establishes just that. An additional concrete proposal is to require all apartment housing to be sold as owner occupied purchasable units/condos for a minimum of Two-to-Three years before they could be sold as investment properties and if they are sold before those years are up the property must continued to be owner occupied and the clock would restart for that specific unit.

What changes would you make to the inclusionary housing ordinance in Longmont, if any?

At this point I don’t see any changes I would make to the inclusionary housing, for the exception of bringing it to 15%. As I expressed in the above question.

Will you proactively promote more affordable housing at transit stops designed to get people out of their cars, including greater density at those locations?

I believe that this is a smart growth goal that should be the only type of development we allow in our community. We need to explore bike and scooter sharing programs, walkability as well as a Trolley system to keep people from getting into their cars or eliminating the daily need for a car as much as possible.

What does smart growth mean to you, and how would you ensure that all new developments are “smart”?

Proactively focusing on affordable housing at transit stops designed to get people out of their cars, including greater density at those locations. This is the only development we as a community should be allowing to be developed at this time. This is why, developing the 40-acre Kanemoto Estates property is development we absolutely should NOT develop. It is not near a transit stop nor is it walkable to schools or ecental services and leisure as well as recreational facilities.

What do you understand about the history of racism that has led to People of Color owning less property, and thus having less wealth than white people? What policies would you actively support to make up for years of racism in housing policy?

I honestly believe that our Housing and Human Services Commission as well as our Longmont Landlord and Tenant Training Alliance, together with our communities cooperative work with El Comite as well as our recent work with Longmont Latino/Latina Voices has helped Longmont improve its policies. When we are either informed of racist housing policies that are on the city’s books or that a landlord/property management company is engaging in racist behaviors we need to take immediate action and shut it down as well as fine them harshly! We need to make an example of them so all others know that, will not be tolerated in the city of Longmont.

Do you think neighborhood opposition should be able to derail development projects that are consistent with the pre-approved goals and values of the City? Please explain.

Yes, as long as the rational motivations is that it does not fit the character of the neighborhood and that other issues like the lack of transit stops as well as the potential damage to other surrounding properties in the constriction of the property, or after the development is built it would cause flooding because the natural flow of rain water is disrupted or other controversial issues in other neighborhood(s). Then those are reasonable reasons to rethink whether a development is good for everyone involved and justified. Development MUST pay its own way and MUST be a Win-Win for everyone involved especially the neighbors. The Bohn Farm development is just such a development and I would not support it going forward in its most current iteration. We cannot build our way out of the current housing shortage. It is a nationwide issue and the clientele of every city council member is those who are living here NOW!

Do you see a role for the City in limiting vacation rentals and investor-owned property as a way of keeping housing costs down? Please explain.

I see that the city needs to keep tabs on the level of inventory of vacation rentals in Longmont. I am in favor of limiting vacation rentals as they have notoriously been used for nefarious activities that later endanger the health of future occupants. But, maybe there is some way to register them like the county does in unincorporated Boulder County. and logistically keep track of the number of days rented.

Would you support lifting the state statute banning rent control?

____yes __X__no. Explain.

I believe in encouraging more landlords to participate in the Section 8 program. That is defined in the following: “In Colorado, eligible applicants locate a unit in the private rental market. Rent must be within the current allowed Payment Standards. The tenant pays between 30% and 40% of their gross income for rent. Participants are required to have an annual inspection.” As a former landlord that has rented to section 8 qualified tenants, I feel that the arrangement is more than fair and equitable to all contractually bound parties. I feel that rent control takes the capitalistic incentive out of the equation and disadvantaged the property owner. Like me, my rental was the product of hard work and saving as well as a lot of doing without.

Is there a role for, local government in enforcing Colorado’s warranty of habitability laws?

 ____yes __X__no. Explain.

The driving question I believe is: Why? Why are we doing this? If there is a serious and real issue that we need to address with the majority of property owners and property management associations because they are abusing tenants, as well as not adhering to municipal regulations, then there is cause to be alarmed. Then enforcing a licensing or regulating a habitability law as a requirement between when one tenant leaves and another comes into the house or apartment is appropriate. I do not think that is the case. I know like in any sector of industry and the economy there are a few bad apples. We can deal with them on a case-by-case basis. I believe that the vast majority of property owners and property manager associations have the best intentions to try to adhere to municipal regulations and equitable legal leasing contracts. I believe that we do not need to grow government for the sake of growing government and in this case, I believe that this would be the result. Longmont would need between five to ten new inspectors just to handle the workload. This will not do anything but be a revenue creator for the city. I believe that it is best to have a real-estate rental expert, like Susan Spaulding, our current city staff member, who can help educate new and current property owners maneuver through our city’s practices and policies as well as help mediate when necessary. I do not want to have a warrant of habitability/licensing requirements in place that scares the property owners into thinking the only way to stay in compliance is to use a property management company. I believe this would overwhelm even the most robust property management company. Thus, we would likely get more complaints and conflicts between tenants and landlords.

Would you support changing height restrictions to create more affordable housing?

____yes ____no. Explain.

 I think there are areas where an exception would be logical. So yes would be my answer if it fit the conditions like maybe on Main Street. There are areas that my answer would no, if it was like out near Silver Creek HS where the view corridors are much more impacted and a structure would clearly look out of place.

Would you support a program to create deed restricted accessory dwelling units?

_X_ yes __ no If yes, what would you do to make this happen in our community? If no, why?

I would support this but, I am concerned that we do not have enough code enforcement officers or building inspectors to keep the oversight that this requires, but I obviously support accessory dwelling. I was on the Longmont Planning and Zoning Commission when we approved the Prospect neighborhood so I am on the record for supporting this type of housing concept. That is something that neither of the other candidates can own.

Would you support changing single-family zoning to allow for more homes?

 ____ yes __X_no. What commitment would you make to ensuring this happens, and in what time frame?

 I believe we cannot grow our way out of this problem, because there is a national housing shortage and Longmont is already the least expensive community in Boulder County to purchase a home. Building more single-family housing units is not environmentally sustainable nor does it usually meet the targeted growth focus of being close to transit stops or walkability.

Would you support procurement policies in housing that create a preference system for minority and disadvantaged businesses?

__X__ yes ____no.

Generally, would you take a leadership role on this?

 _X_yes __ no

I firmly believe we need to give mor support to minorities and disadvantaged people and businesses. I believe that is why I attended the Working Families Party training in March of 2019 so I could be a more understanding advocate for minorities and women's cause and business ventures.

 Should our city create an eviction legal defense program like the one in place in Boulder?

____ _X__ yes _____no If not, what other means do you see for addressing the needs for supporting renters in our community?

This would certainly make sure landlords and property management companies played by the rules.