Updated: Why Are Developers and Housing Insiders Deciding Our Inclusionary Zoning Policy?

Correction: Councilor Knodell has let me know she is not a housing consultant and did not vote on Cambrian Rise. I stand corrected and apologize for the error.

The Inclusionary Zoning Working Group* is the sort of group that makes you want to bang your head against a wall. Approved unanimously by city council, it’s the perfect example of how our local politicians and government currently operate separately from constituents. The group consists entirely of housing developers and insiders, who meet 8 meetings during the morning when everyone is working, in class, or dropping their kids off at school. This group is a great example of a very noninclusive process decided entirely by political insiders – another example of our city using local experts for free advice instead of hiring outside experts who don’t have conflicts of interest.

Should we be worried about the the gaping conflicts of interests among participants, some of which I describe below? Should we be worried that we as a city are gladly letting insiders shape policy that will directly benefit them the most?

Who is on the committee? Local housing experts, as the council required. A City Council Member, who will chair the IZWG, 1 Representative from the Planning Commission, 2 For-Profit Developers, 2 Not-for-Profit Developers, 2 Affordable Housing Advocates, 1 CEDO Director or designee, and 1 Planning & Zoning Director or designee.

  • City Councilor Jane Knodell, a housing developer consultant with Monte and Davis (also in the group), who voted to segregate low income residents on the Burlington College development,
  • Erik Hoekstra, Redstone developer (and small personal landlord), who wants to gut inclusionary zoning,
  • Eric Farrell, Farrell Real Estate, building mega-development Cambrian Rise,
  • Michael Monte, CHT Director, housing developer consultant with Councilor Knodell and John Davis, who worked a deal with Farrell over the Burlington College Land, a deal that included entirely segregating low income residents into their own ‘ghetto’ building, supported the mall redevelopment even when it included a poor door entrance, and has advocating continuing this practice across the city,
  • Nancy Owens, Housing Vermont Director,
  • Bruce Baker, Real Estate Lawyer, Planning Commissioner, who hopefully doesn’t nor has ever worked for Farrell, Redstone, CHT, or Housing Vermont,
  • Brian Pine, former affordable housing director of CEDO who worked under Michael Monte, longtime friend of several people at the table, small landlord, and supporter of the mall redevelopment even when plans included a poor door entrance,
  • John Davis, Housing developer consultant with Councilor Knodell and Monte,
  • City Representation, David White, Planning Director and Noelle MacKay, CEDO Director

Other attendees for the other 7 meetings include Erhard Mahnke, director of the Affordable Housing Coalition (and longtime friend of most folks in the room), and a visit by city councilor Karen Paul. Those are the only people so far, not working for the city, who have had any input on the inclusionary zoning working group.

This group is 100% political insiders – folks who worked together on the Burlington College project, folks who have worked together in affordable housing since the days of Bernie, folks who regularly work on public/private development together. All of them are developers or landlords or directly work with them. All of them are MUCH wealthier than the typical Burlington resident, particularly those who benefit from inclusionary zoning.

Who is not included in this discussion?

  • Renters
  • Anyone from Legal Aid
  • Any case workers from BHA or Howard Center
  • People who live in inclusionary zoning units
  • Anyone living in poverty
  • Anyone who has lived in unsafe or unaffordable housing in the past two decades
  • Anyone who has faced growing housing discrimination or segregation

This is a working group created by industry experts. We wouldn’t want a smoking law to be decided by tobacco sellers and cigarette makers. We wouldn’t want our climate action plan to be decided by oil companies. So why as a city are we allowing this to happen? Why would our city council vote for this?

Thursday, March 8th, at 8am is their final meeting, and I will be there to share my displeasure with the process and what the group has decided on thus far – I hope you can join me.

*(For those who may not know, inclusionary zoning was created so that neighborhoods and buildings would remain economically integrated – the purpose is not to significantly build more affordable housing, an issue of great contention among the developer-class in Burlington.)

The Other Side of Gentrification – A Tale of Two Burlingtons

Last month Seven Days wrote an article about gentrification in Burlington’s Old North End, where expensive new housing was built, and new restaurants popped up. Yet there’s another side of gentrification that is rarely discussed – the loss of affordable services along with the upscaling of previously affordable housing – and I believe that this part of gentrification is what really ends up pushing low income folks out of Burlington.

A Lack of Affordable Retail and Household Goods

The Old North End and Downtown areas no longer have any places to buy affordable used furniture. Myers closed in 2015, Salvation Army closed in 2016, and now Resource will be downsizing. While they will be selling home goods out of their location across the street, it’s hard to believe they will be able to carry the same number of home goods compared to in their current location. What options do low-income families have left in Burlington, especially if they cannot afford a car, to buy affordable furniture and clothing?  Will folks just shop at the city’s only Rent-A-Center, which is located in the poorest part of town, a business with a history of predatory business practices?

A Lack of Affordable Restaurants and Closure of the One Bottle Redemption Center

That’s not all. The one affordable restaurant in the Old North End (and all of Burlington, really), QTee’s, was bought by Redstone and converted into pricey apartments, while a pricier restaurant, Butch and Babes, moved in to the Redstone apartment building across the street. The one bottle redemption center within walking distance of downtown? Bought by Redstone and is now being converted into a restaurant.

A Lack of Affordable Housing

The Bisonnettes recently converted all 306 units of housing they own, the vast majority located in the Old North End, totaling 546 bedrooms, from affordable housing (especially for those with section 8 vouchers) to housing for young professionals. While Bright Street Coop added several dozen affordable apartments, this loss is having a huge effect on low income families in the area. This lack of housing was an argument used by several city councilors to justify selling city property to known slumlords.

How are folks living Downtown and in the Old North End supposed to enjoy the many benefits Burlington has to offer if they are being priced out of their neighborhoods? And what is happening to all these folks being priced out of Burlington?

 

Who Funds Mayor Weinberger’s Campaigns?

Every election cycle, local news organizations mention that Mayor Weinberger has strong financial connections to the developer, landlord, and real estate communities. But how strong are those connections? By scouring old campaign finance records, along with current finance reports, I have discovered that more than half of Miro’s campaign contributions, $150,000, come from local businesses, developers, landlords, folks in the housing community, and lawyers.

I believe that this sort of money can end swaying policy and stacking our commissions in ways that consolidate power, with 40% of our commissioners coming from business owners, developers, landlords, real estate professionals, and lawyers. While I cannot talk for Miro, in my own city council campaign I felt the pull of wealthy donors. A wealthy friend of mine donated $800 to my small campaign, about 16% of my total contributions. I was incredibly grateful to this person, and when they had a suggestion about my campaign or policy, I was willing to listen, even if I didn’t always agree.

When Mayor Weinberger is surrounded by commissioners who are also key donors, are opportunities being missed for commissions to recruit members of the community who may not be able to make political contributions, who may have a very different Burlington experience than those with wealth and power?

Note: I can share my data upon request, but have decided it’s best to keep individual names private.