Mayoral candidates discuss housing costs

This week the Gazette question to the two mayoral candidates is: Do you believe or have evidence that we do or do not have a lack of affordable housing in Wake Forest? If there is a lack, what do you propose as strategies to provide more affordable housing? Keep in mind that Wake Forest has one of the largest concentrations of low-income housing – the three Wake County Housing Authority-operated units on North Allen Road, North White Street and West Oak Avenue – in the county. Does the town need homes, apartments and townhouses that the teachers, etc., can afford to either buy or rent?

Also, town residents should mark their calendars for the candidates’ forum sponsored by the Wake Forest Area Chamber of Commerce on Tuesday, Nov. 24, from 7 to 9 p.m. at the Renaissance Centre. All the candidates plan to attend. If you have a question for the candidates to answer that night, send it to Chamber President Ann Welton at ann@wakeforestchamber.org.

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Vivian Jones: The price of houses in Wake Forest continues to rise and when you see the new developments, they all are above what I would call affordable. At this point, the Town of Wake Forest has not committed any resources to solving the affordable housing shortage other than to collaborate with Habitat for Humanity. Habitat has built several homes in Wake Forest over the past two to three years with help from the town and area churches. The town owns some property we purchased in conjunction with paving Caddell Street and we will be giving that property to Habitat to build six or seven more homes.

Town homes and apartments are another way to provide more affordable housing in the community. We need to allow adequate density in some town home developments to make it possible for developers to build with the amenities we require and still have affordable prices.

I know for the past two or three years the Wake County Housing Authority has been trying to get a grant to completely redo their housing located here in Wake Forest. I have worked with them on their application to HUD. It would be great if that could happen but that is a long way off, I am afraid.

Fortunately, we haven’t seen the “gentrification” here in Wake Forest that is happening elsewhere and that is a good thing. We have always been a town that welcomes everyone with a variety of housing types and prices and I believe we should work hard to be sure we stay that way.

At a recent conference, I learned of some initiatives they are using in other North Carolina towns and I hope to be able to discuss these ideas with the board and staff to determine if they might work here. If we decide to put some effort in this direction, I believe it would be great to have a task force of citizens to help us develop a plan.

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Jim Thompson: We​ ​have​ ​had​ ​the​ ​issue​ ​of​ ​affordable​ ​housing​ ​on​ ​our​ ​strategic​ ​plan​ ​for​ ​several​ ​years​ ​and​ ​no action​ ​has​ ​really​ ​been​ ​taken,​ ​so​ ​I​ ​am​ ​glad​ ​to​ ​see​ ​the​ ​Wake​ ​Forest​ ​Gazette​ ​challenging candidates​ ​to​ ​think​ ​and​ ​talk​ ​about​ ​this​ ​issue.​ ​The​ ​question​ ​that​ ​first​ ​must​ ​be​ ​answered​ ​is​ ​what defines​ ​affordable​ ​housing​ ​and​ ​what​ ​is​ ​needed​ ​for​ ​our​ ​community.​ ​The​ ​U.S.​ ​government​ ​defines affordable​ ​as​ ​spending​ ​no​ ​more​ ​than​ ​30 percent​ ​of​ ​a​ ​person’s​ ​income​ ​on​ ​housing.​ ​So,​ ​if​ ​you​ ​are making​ ​$45K​ ​annually,​ ​you​ ​should​ ​spend​ ​no​ ​more​ ​than​ ​$13,500​ ​a​ ​year​ ​on​ ​housing.​ ​If​ ​you consider​ ​the​ ​average​ ​sales​ ​price​ ​in​ ​Wake​ ​Forest​ ​is​ ​over​ ​$400,000​ ​and​ ​the​ ​average​ ​household income​ ​is​ ​$83,000​ ​then​ ​the​ ​average​ ​should​ ​be​ ​ok.​ ​However,​ ​you​ ​have​ ​to​ ​remember,​ ​those figures​ ​are​ ​just​ ​that,​ ​an​ ​average.​ ​There​ ​are​ ​citizens​ ​in​ ​Wake​ ​Forest​ ​whose​ ​annual​ ​household income​ ​is​ ​well​ ​above​ ​$83,000​ ​and​ ​those​ ​that​ ​are​ ​significantly​ ​below.​ ​And​ ​yes,​ ​there​ ​are​ ​those who​ ​work​ ​in​ ​Wake​ ​Forest​ ​who​ ​can’t​ ​afford​ ​to​ ​live​ ​here. One​ ​of​ ​the​ ​challenges​ ​we​ ​have​ ​as​ ​it​ ​relates​ ​to​ ​affordable​ ​housing​ ​is​ ​something​ ​we​ ​can’t​ ​do anything​ ​about​ ​and​ ​it’s​ ​one​ ​of​ ​the​ ​challenges​ ​that​ ​come​ ​along​ ​with​ ​growth.​ ​As​ ​more​ ​people move​ ​to​ ​our​ ​area,​ ​it​ ​creates​ ​a​ ​supply/demand​ ​issue.​ ​According​ ​to​ ​a​ ​recent​ ​editorial​ ​in​ ​the​ ​News &​ ​Observer,​ ​“newcomers​ ​are​ ​driving​ ​up​ ​rents​ ​and​ ​overall​ ​housing​ ​costs​ ​and​ ​those​ ​of​ ​lesser means​ ​are​ ​struggling​ ​to​ ​keep​ ​or​ ​find​ ​affordable​ ​housing.” The​ ​one​ ​positive​ ​thing​ ​with​ ​Wake​ ​Forest​ ​is​ ​we​ ​have​ ​many​ ​housing​ ​options​ ​-​ ​single​ ​family homes,​ ​townhomes,​ ​condos​ ​for​ ​sale​ ​or​ ​rent​ ​and​ ​multi-family​ ​apartment​ ​rentals,​ ​etc.​ ​And​ ​I​ ​know it​ ​may​ ​seem​ ​crazy,​ ​but​ ​we​ ​do​ ​have​ ​a​ ​demand​ ​for​ ​more​ ​housing​ ​(of​ ​all​ ​types)​ ​based​ ​on​ ​what exists​ ​today​ ​and​ ​is​ ​being​ ​planned. It​ ​will​ ​be​ ​interesting​ ​to​ ​see​ ​some​ ​of​ ​the​ ​recommendations​ ​from​ ​the​ ​Wake​ ​County​ ​Affordable Housing​ ​Steering​ ​Committee.​ ​One​ ​thing​ ​must​ ​be​ ​realized​ ​is​ ​these​ ​recommendations​ ​are​ ​just​ ​the beginning​ ​of​ ​the​ ​conversation.​ ​​ ​Affordable​ ​housing​ ​is​ ​a​ ​regional​ ​concern​ ​and​ ​It​ ​has​ ​to​ ​be​ ​a conversation​ ​we​ ​have​ ​with​ ​our​ ​neighboring​ ​municipalities​ ​(and​ ​not​ ​just​ ​those​ ​in​ ​Wake​ ​County). We​ ​have​ ​to​ ​be​ ​talking​ ​to​ ​Franklin​ ​and​ ​Granville​ ​counties,​ ​too. Some​ ​of​ ​the​ ​things​ ​that​ ​will​ ​likely​ ​be​ ​addressed​ ​in​ ​their​ ​recommendations​ ​will​ ​be​ ​conversations around​ ​land​ ​use​ ​and​ ​planning.​ ​As​ ​I​ ​have​ ​mentioned​ ​before,​ ​Wake​ ​Forest​ ​has​ ​been​ ​at​ ​a disadvantage​ ​for​ ​a​ ​number​ ​of​ ​years​ ​without​ ​having​ ​the​ ​benefit​ ​of​ ​a​ ​comprehensive​ ​land-use plan.​ ​In​ ​addition​ ​to​ ​helping​ ​with​ ​economic​ ​development,​ ​its​ ​tool​ ​for​ ​planning​ ​as​ ​it​ ​relates​ ​to affordable​ ​housing​ ​and​ ​transportation.​ ​Another​ ​recommendation​ ​that​ ​will​ ​likely​ ​come​ ​out​ ​of​ ​the steering​ ​committee​ ​will​ ​be​ ​conversations​ ​around​ ​density.​ ​If​ ​it’s​ ​true​ ​that​ ​Wake​ ​County​ ​could double​ ​its​ ​population​ ​in​ ​the​ ​next​ ​15​ ​years,​ ​then​ ​we​ ​better​ ​be​ ​ready,​ ​And​ ​with​ ​projects​ ​like​ ​the Capital​ ​Blvd./US1​ ​expansion,​ ​it​ ​certainly​ ​will​ ​happen​ ​in​ ​our​ ​area,​ ​much​ ​like​ ​what​ ​happened when​ ​540​ ​was​ ​connected​ ​to​ ​Capital.  And​ ​speaking​ ​of​ ​things​ ​on​ ​a​ ​community​ ​level,​ ​one​ ​thing​ ​that​ ​might​ ​be​ ​beneficial​ ​also​ ​would​ ​be the​ ​creation​ ​of​ ​a​ ​Franklin/Granville/Wake​ ​Community​ ​Development​ ​organization.​ ​This​ ​could​ ​be a​ ​private-partnership​ ​with​ ​board​ ​members​ ​from​ ​the​ ​community​ ​and​ ​city/county​ ​governments​ ​that would​ ​focus​ ​on​ ​community​ ​development.​ ​This​ ​could​ ​be​ ​housing,​ ​employment,​ ​financial assistance,​ ​etc.  I​ ​look​ ​forward​ ​to​ ​continuing​ ​to​ ​have​ ​this​ ​crucial​ ​conversation​ ​and​ ​help​ ​bring​ ​some​ ​real​ ​solutions to​ ​meet​ ​this​ ​challenge​ ​head-on.​ ​With​ ​your​ ​support,​ ​we​ ​can​ ​“Bring​ ​the​ ​Future​ ​to​ ​Wake​ ​Forest Today”.​ ​Visit​ ​​www.electjimthompson.com​​ ​for​ ​more​ ​information.

 

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5 Responses

  1. I read the recommendation of the candidates! When we ask a question, we expect an answer! Don’t tell us what we already know and give us a character overload, answer the question! Thank you Mayor Jones for answering the question!

  2. Developments over a certain number of units says 80-100 lots, a percentage needs to be smaller and priced accordingly.

  3. When a builder appts for permit for apt or townhouse, should make them have a certain percentage set for low income. Look at capital crossing, there must be a thousand apts there. They could have put 100 for low income. Same for all the others.
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  4. Let’s partner with Habitat for Humanity and create a pocket neighborhood with 6 to 8 cottage or bungalow style homes at the Cadel Street site if space permits. Average of 1,200 SF each. Some a little smaller and some a little larger so each is unique. Fit them on the site so each has front and rear porch privacy from adjacent neighbors. All the cottages would face a shared green common space. Keep the designs simple for construction cost management. Rear driveways accessed by a one way loop alley. Protect each home and the residents with a residential fire sprinkler system in each home at a cost of about $1.50 per square foot.

    1. Excellent idea Ed! Candidates should not believe that they do not control the destiny of their/our Town! We have elected them to represent us and that is what we expect them to do! After all, we control the lever in the ballot box. We are spending a lot of money downtown but right next door is “Shanty Town”, build affordable housing!