During the election cycle, informal community groups send questionnaires to candidates, and some make endorsements. I've been endorsed by Takoma for All and our local AFSCME union local for City workers. I’ve posted my responses here to: Community Vision, Native Trees for Takoma, the union, and Takoma For All.
AFSCME LOCAL 2024 4 questions
How would you advocate for city employees? It’s a given that all our city employees should have fair wages, safe working conditions and recognition for their important roles in the City. I will call that out when and if it is not happening. I make a regular practice of thanking city workers, publicly and privately, for jobs well done. I voted for a much-deserved COVID bonus for front line workers. I support renovation of the atrium and ground floor, which is in part a working conditions issue.
Roles of City Council and union in shared decision making and communication? The city council’s role is to approve a budget and union agreements. Outside the negotiating table, as a city council member I am open to communication with union leaders. The challenge arises when issues relate directly to wages and other contract issues, or when individual conversations are taken as council agreement. The move to multi-year contracts allows for less built-in conflict with contract negotiations and more room for dialogue.
What about city workers if the city is faced with budget cuts? We made it through the COVID years, unlike many other communities, without staff layoffs. That says something about my, and our, priorities in budget cuts. If a program must be drastically reduced or eliminated in the future, that of course affects staffing, and I would look first to reassignments and retraining rather than layoffs.
Is there a point when staffing decisions should be considered by the City Council? The city manager has authority over personnel decisions. The city council has authority over budget. The line is not crystal clear, but as a council member I would expect to be consulted about major staffing decisions that affect the budget, such as hiring freezes or changes in FTEs. I note that this city manager has been keeping city council well informed of his staffing decisions.
Friends of Trees In Takoma (FONTT). One question, concerning the city council’s goal of increased biodiversity through a focus on native, and where appropriate climate-adapted, trees. My response:
As one of the authors of the city council’s 2020 resolution on urban forest goals and principles and the 2020 tree ordinance revisions, I pushed for one of our three City urban forest goals to be increased biodiversity and for a focus on native and (where appropriate) climate-adapted trees. So yes, I do support this goal, as well as the actions in the 2020 resolution that hold us to implementing it.
I continue to support (and vote to fund) City action in this area, such as increasing native tree planting both public and private, and adding more native plants (not just trees) in city parks. I appreciate FONTT’s extensive comments during development of the new policy, to acknowledge the realities of native biodiversity and of our changing climate in protecting our urban forest.
One action in the resolution called for the city urban forester to revise the City’s tree planting list to focus on native and climate-adapted species. This revised Approved Species list (posted on the City’s tree removal permits web page) identifies the several criteria used for species-specific selections. While I hear FONTT’s request for a specific definition of native species, and have tried to promote dialogue on this issue with city staff, the approved species list fulfills, in my view, the intent of the 2020 city council resolution. I am most interested in moving ahead on the actions and multi-year plan listed in the resolution.
Takoma For All. 10 questions, primarily about housing, economy and development. My responses below.
Overall Vision for Takoma Park. Since my first term I’ve described a vision for our community that we all want to live in: inclusive –for all our cultures, races, ages; affordable –for a range of incomes, housing types and lifestyles; and sustainable—for our climate, environment, and fiscal health. This cuts across almost all city policies and programs. Some actions I am working toward: to grow our housing options as well as protect our current tenants and improve housing quality; support and expand local businesses; build sustainability in to all these; and expand our city sources of revenue to decrease reliance on single family property taxes.
Inclusion and Consensus Building. I continue to make a priority of seeking the perspectives of all our residents on many issues (not just development) and also engaging a broader range of residents in our civic life and city committees. This is not a solo task, and we must be willing to try different approaches. City council has committed to this priority, and city staff have been expanding the set of engagement tools they use. The report cited, for example, describes work to engage the community right around the New Hampshire Ave recreation center. It is challenging, for sure, but we cannot thrive as a community if only some voices are heard. One specific approach I am working on is to bring to life an ARPA-funded community connectors pilot program to strengthen engagement.
Building consensus is even more challenging. I have extensive city council experience in first seeking common ground, then building from there to help shape a council vote. It may not be possible on all issues, and continuing to seek more input can be used to delay difficult decisions. Perhaps we can focus first not on the most divisive issues, but start with what we can mostly all agree on.
Development and the Minor Master Plan Amendment . I voted for the Plan, as well as a list of adjustments the city council called for. The Plan seeks particular types of mixed-use development, which I would like to see—locally focused and small- scale commerce, and a variety of housing types and price ranges (especially affordable, senior and workforce housing), along with strong protections for current renters and stressing reuse of existing buildings to improve quality. Our community and local economy will be enriched by more and more varied housing choices, more local business opportunities, more residents paying income and property taxes (or rent), and properties seeing greater use. I note that the Plan is just one part of city policies and programs to realize renovation and development, and that projects are still to be proposed and make their way through the county review process.
Economic growth. City council can continue to implement the current city housing and economic development strategic plan I voted for, and continue to fund a city economic development program, modest city incentives, and support for our two community development associations (CDAs). I see opportunities both to strengthen current, and to add more small, locally-owned businesses. This in turn will help us achieve the vision outlined in #1 above. Many nearby communities of similar size rely more on business and less on property taxes. Some barriers: many small businesses are renters, with less control over their location, for example parking lot eateries during covid; and some are not part of a CDA, and struggle on their own.
New Multifamily Development. More important than the reasons for lack of new multifamily development in the past is how we now welcome more investment in new and renovated housing, and what we can do to encourage that. That’s why (for example) I have voted for contributions to a city housing reserve fund, support the Plan (MMPA), and am looking closely at the proposed tax credits. Since we have limited vacant land, encouraging smaller multifamily development is important as well as maintaining solid protections for current tenants.
Proposed tax incentives and rent stabilization. I support the concept of tax incentives based on the city’s foregoing some part of future income from the new housing, as part of an array of tools to address our housing needs. It’s not a new concept in Takoma Park, as (for example) the city in the past has negotiated PILOT (payment in lieu of taxes) for affordable buildings. I am still weighing the specifics and timing of these proposals.
Some tweaks to city rent stabilization may improve it for renters and small local landlords. But I’m not currently interested in major changes to align with the county rent stabilization law (which is very different from ours). I note that the county planning board’s earlier recommendation on city rent stabilization in the MMPA was removed by county council, at the city council’s request.
Safer streets for all. Safe passage for all on our public ways is critical, for safety, health and climate reasons. I would continue and expand the policies and programs of the last two councils, which have laid the groundwork to do even more. I strongly support our new, data-driven approach to new sidewalks and traffic calming on city roads. We continue to push State Highway Administration for action on state roads in our city. And I’m excited about a grant-funded citywide safety action plan so we can consider how lower speed limits and other measures fit together.
Purple Line. Completion of the Purple Line will bring us many benefits, but also brings some concerns. The opportunities are to obtain renovated, expanded and new housing and small businesses, while applying our renter protections. We should continue to work with the Crossroads development authority and our most affected residents to protect tenants and support small businesses, and also to address construction-related safety impacts for pedestrians and residents. The New Hampshire Ave bikeway, for example, will help improve access to stations. Much of the Crossroads area is in a federal Opportunity Zone, offering a way to finance responsible redevelopment. And I’m already a champion of more transportation connections.
Recreation Center. Based on recreation needs across the city and on views of the nearby residents, my vision has been first, a renovated and upgraded recreation center, and second, multifamily housing above. Several attempts to draw in redevelopment partners showed the financial aspects did not pencil out. We need to get more creative in approach and in financing, and be more clear on which recreation center needs are priority.
Takoma Junction revitalization and reconfiguration. I continue to be an advocate for the State Highway Administration (SHA) for make meaningful safety changes and produce a plan for reconfiguring the intersection. Those need to be addressed regardless of any plan to change the current use of the city owned lot. To advance this, we need a strong push with SHA; the groundwork has been laid in the city council’s May meeting with the SHA Administrator and the city manager’s relationship building with the SHA district office.
Community Vision. A 17-item questionnaire (10 Y/N and 7 essay). I respond below to the broader issues raised, and group them to reduce length.
Tenant Protections and Housing: I support all 3 goals of our City Housing Plan: protect current tenants; preserve rental housing quality; and produce more (and more types of) housing for a variety of resident needs, including seniors and workers.
Protecting our low-income tenants continues as a priority for me--from funding emergency rental assistance to enforcing rent stabilization and unit inspections, from our multifamily rehab/electrification program to our temporary displacement law and asking what more we can do.
Major changes to city rent stabilization are not on the table. Our city council MMPA resolution (minor master plan amendment for former hospital site and part of Maple Ave) sought removal of a recommendation about changes to rent stabilization. The mayor followed up with letters to the county planning board and relevant county council committee, and the committee removed it.
Land Use Decisions: Most land use decisions are made by the county planning board. County review of a specific proposed site plan includes environmental, traffic, and equity analyses. (These are not required at the plan level, such as the MMPA). The City can and should comment on proposed site plans, considering all available information.
I support mixed-use development at the former WAH hospital site, especially affordable, senior and workforce housing, and the approved MMPA allows for that. Clarity about the meaning of affordable is key. But there is no proposed site plan yet, and ultimately it is the landowner who decides what to propose.
Budget and Fiscal Health: I favor a multi-pronged approach, including: developing additional sources of revenue; aggressively pursuing grants; continuing to balance City revenues, budget and services; maintaining a level property tax rate; advocating for targeted tax credits for those who most need the help; and supporting and expanding healthy small businesses. I do not see city services that can be easily given up or transferred to the county, yielding savings, but I’m open to a discussion.
Economic Development and Public Space: I supported the economic development portion of our housing plan, and funding a staff person for this effort. Turning local streets in commercial areas into car-free spaces (such as Laurel Ave and Anne St) can boost our local businesses and provide community space. With a successful partial closure of Laurel Ave, I’d first want to test full closure on Sundays or for events, and assess, before a full closure.
This city council adopted a public space plan, addressing both natural areas and creative use of our rights-of-way. Before considering other uses of the city lot at Takoma Junction, I want to push SHA for safety reforms in the intersections, to benefit all businesses and residents.
Equity: We should continue concrete steps to build equity in to City programs and budget. Some examples: recreation and child care scholarships, community events, rental housing policies, more attention to underserved wards. I’m also working to expand the circle of residents active in civic life, for example, by recruiting a wide range of residents to City committees.
Climate: Climate issues should be built into major City policy and program decisions. I want to continue to build strong city programs (especially multifamily buildings), coordinate climate policies with others, expand our resiliency efforts, continue our tree protection and planting efforts; and seek funding for new stormwater projects. Due to budget concerns, I would not want to dramatically expand city programs.
Library: I supported a major renovation of the library, pushed for including energy efficiency measures, and look forward to a city library that serves all of us. I’m disappointed that major delays in county permitting decisions and other factors have led to cost increases. I asked for and council gets regular briefings on library construction and budget. So far, we’ve been able to put together the needed additional funds from sources other than City reserves, and with construction well underway, I think we can continue to do that.
Community Safety: Safe Streets: I voted to adopt a new approach that bases traffic calming and sidewalk decisions on data, and for a transit planner (a repurposed position) to focus on safety. We continue to push SHA for action on state roads in the City. I’m excited about a grant-funded citywide safety action plan. City Police: I want to maintain our current City force, and support them to continue serving as guardians of our community.
Purple Line: We should continue to work with the Crossroads development authority, and our most affected residents, to protect tenants and small businesses. The New Hampshire Ave bikeway will improve access to stations. Much of the Crossroads area is in a federal Opportunity Zone, offering a way to finance responsible redevelopment. During construction, we must continue to push SHA to manage cut-through traffic.
City Related Service: See About Cindy section of this website.
