Will’s Platform

Make rent and property tax less financially burdensome.

The PROBLEM: Shelter has become an excessive economic burden on Burlington residents.

  • Rent is rising rapidly, while wages remain largely stagnant.

    • Around 25% of Burlington renters pay between 30% and 49% of their income in rent. Roughly a third of Burlington renters have to pay over 50% of their income each month in order to stay in their homes.

  • Property tax valuations for homeowners shot up with the last reappraisal, and the property tax rate is due to increase in the near future thanks to our approval of the bond for the new Burlington High School.

  • Apartments and houses are both in short supply on the market, especially at rates that are affordable for those of us with low incomes.

    • Burlington has a consistent rental vacancy rate of less than 3% and a home vacancy rate of less than 1%. This short supply of available housing not only makes finding a place to live more difficult, but increases the price that landlords are able to ask. The median price of a single-family home has reached at least $450,000 month to month.

    • This low supply not only makes it more difficult to find a place to live, but allows landlords to rent at ever-higher levels. Working-class people are leaving Burlington because they cannot afford to live here, and the city is becoming inaccessible to everyone aside from the wealthiest families. This does not portend a sustainable future for the social fabric of our city.

The SOLUTION:

There is no silver-bullet or quick-fix solution to the housing crunch. If there were, we would have already done it.

Instead, we should think about what kind of city we want to live in, then implement policies that we know will lead us to achieve that long-term goal, based on available evidence.

Will believes that our city should be one in which everyone has a place to live, and has the opportunity to pay an affordable rate (30% of their income or less) in order to live here. This is not a radical policy, but one consistent with President Biden’s Blueprint for a Renter’s Bill of Rights.

Our city will not become more strong or more vibrant by becoming an exclusive haven for the wealthy.

So how do we do it?

  • Increase housing supply

    • Free up more areas across the city for Residential Medium and Residential High zoning. Including in Ward 6. We cannot continue to say “Not In My Back Yard”!

    • Upzoning across the city should emphasize walkability to services and retail, and access to public transit.

    • Upzoning in Ward 6 should center around the core institutional employer for Ward 6- the University of Vermont. Any opportunity to allow denser rental housing within walking distance of a part of the UVM campus should be taken.

    • Prioritize rapid new construction over inclusionary zoning. Provide exemptions where possible in order to increase the supply of rental housing. As this list of priorities will explain, we can build our stock of affordable housing by leveraging existing properties, while encouraging developers to build more by allowing market rate apartments.

  • Introduce and enforce rights for renters

    • Pressure the legislature and Governor Phil Scott to approve the Just Cause Eviction charter change that Burlington voters approved. We cannot just give up on our charter change. We must make the Governor demonstrate his prioritization of landlord profits over the rights of renters and the voice of the citizens of Burlington, over and over until Just Cause Eviction is law in Burlington.

    • Pass and implement a charter change creating a rent stabilization ordinance. Based on evidence from other cities, the most effective strategy for protecting tenants from rent increases without creating adverse effects for the housing stock is to cap annual rent increases, and increases for the signing of a new tenant’s lease, at a percentage calculated by adding a small percentage point (between 1% and 3%) to the increase in the Consumer Price Index.

      For example, if the fixed maximum increase was set at 2%, and a tenant was renewing their lease with a monthly rent of $1300 in November 2023, which recorded an annual CPI increase of 2.5%, the maximum monthly increase the landlord would be able to impose would be $58.50

      Critics often argue that rent stabilization discourages landlords from improving their buildings. While this is true in theory, our policy can preempt the issue by allowing exemptions for improvements that were agreed upon in advance by landlord and tenant. Additional exemptions can be made for problems that required unexpected repairs.

      Critics often argue that implementing a rent stabilization policy disincentivizes developers from building new rental units in a community subject to the policy. While this is true in theory, our policy can preempt the issue by exempting new construction from rent stabilization, either indefinitely, for a fixed period, or for a period determined by the percentage of units that are designated as affordable at construction.

    • Ensure first right of refusal for tenant cooperatives, whether through a charter change or through the creation of a program to support such cooperatives following the passage H.430 by the General Assembly.

  • Reform the property tax

    • Change the calculation of residential property tax so that each valuation is based on ability to pay, with the index being based on household income, and status of property as owner-occupied residential or non-owner-occupied residential. In other words, implement an income-based credit system mirroring that of the state education tax, while simultaneously raising the rate of revenue that is required from owners of properties where they charge people rent to live.

    • Along with increasing housing stock, this system will mitigate the increased financial burden that will be imposed on single-family homeowners by the high school bond, as owners will now pay an amount that is derived not solely from their property value, but by their ability to pay.

    • In addition to shifting the balance of revenue towards non-resident owners of residential properties, we should carefully analyze the ability of commercial property owners to pay a share of property tax more similar to that required prior to the 2021 reassessment, which ended up requiring ~$900,000 less in revenue from businesses- a figure undoubtedly skewed by decreased revenue streams from the COVID-19 pandemic that have since recovered.

  • Adopt and support a ‘social housing’ model

    • We need to acknowledge that the principal strategies implemented in Burlington to allow people to live in apartments with affordable rents- tax incentives, inclusionary zoning, and income-restricted public housing, are not doing nearly enough to keep rent affordable in Burlington. The former two strategies are far too slow at bringing new units into the affordable fold, and while the Burlington Housing Authority, Champlain Housing Trust, Vermont Housing Finance Agency and Vermont Housing and Conservation Board do provide a critical supply of housing for neighbors with limited income, the amount of continual investment required to maintain these properties without a market-rate rent stream means they have not had the ability to invest in new construction or other significant expansion of their public housing.

    • The city of Burlington, through a funding partnership with these affordable housing providers, can adopt a model of municipal social housing similar to those implemented in European cities.

      The core premise of this model is that municipal housing should charge a variety of rents, reflecting the full economic diversity of our city. Apartments charging higher rents effectively subsidize those with lower rents, not only making the municipal portfolio financially sustainable, but building capital to allow the purchase and exponential expansion of the portfolio.

    • Instead of attempting to build new apartments that are designated for less than market-rate rents, a social housing model would attempt to purchase existing buildings, lowering their rents perpetually to levels that represent 30% or less of the income of the tenants. This policy would work synergistically with rent stabilization and property tax reform, encouraging apartment building owners to sell to the municipal authority and invest in new market-rate construction.

Help everyone be more safe, more healthy, and more confident in the stability of their future.

The PROBLEM: Burlington residents are unsafe in our city, whether it be due to personal involvement with substance use disorders and violent crime, or being in proximity to people experiencing these crises simply by virtue of living here.

  • Insufficient mental health, social work, and substance abuse treatment resources have led to outsize pressure on the police, hospitals, and institutions of community aid to mount a sufficient response.

  • The police department is operating at suboptimal staffing levels, preventing them from providing enough officers to respond to serious reports from the public, or enough officers on patrol to act as a deterrent to public violence and drug use.

  • Illegal drugs in Burlington have become more plentiful, more lucrative, more addictive, and worst of all, more deadly. Overdose deaths and violence related to drug trafficking have climbed substantially since the 2020 pandemic.

  • Jails and courts are beyond capacity, and more often than not, when punishment is handed down, it is ineffective, if not counterproductive, in helping people become contributing members of the community.

  • Homelessness, poverty, substance use disorders and crime have entered the public view as never before. While it is true that everyone in our city is less safe because of this, it is important to remember that for people who are actively experiencing these problems, there is a clear and present danger to their lives day in and day out. Our solution ought to be focused primarily on ensuring everyone has the resources they need to live a happy, healthy, and stable life, rather than on hiding suffering people away from public view, through incarceration or otherwise.

The SHORT-RUN SOLUTION:

  • Continue the reconstruction of the Burlington Police Department, including the restoration of staffing to a level of 87 to 100 officers as soon as possible.

    • Continue the growth and development of the BPD’s Crisis, Advocacy, Intervention program, including the Community Support Officers and Liaisons. Mandate a collaborative effort between BPD crisis intervention and teams deployed by the Fire Department and the Howard Center. Develop a program to furnish the ranks of trained interventionists with volunteer citizens and students.

    • Budget additional resources towards the Fire Department’s overdose pilot program, and directly link overdose prevention efforts with responses from BPD and community organizations.

    • Advance dialogue between police officers, our neighbors, and officials including the Police Commission, in order to better understand how community oversight over the BPD can be implemented in a way that allows citizens to address their concerns with police culture and conduct, without adverse effects on officer morale and/or attrition.

  • Expand and reinforce the efforts of Racial Equity, Inclusion & Belonging to establish a community alliance dedicated to the elimination of gun violence.

    • The 2nd Amendment specification that the right to bear arms ‘shall not be infringed’ creates a near-insurmountable roadblock for Burlington to create municipal laws preventing gun ownership. Although efforts on the state level have been increasingly successful, they have still been limited to the extent that immediate action is needed in our neighborhoods to stem the inclination and ability of people to fire guns at others, or, far too often, themselves.

    • A community alliance must feature leaders from every neighborhood, and represent as fully as possible the cultural and economic mosaic that makes up our urban population. These leaders must work together to give the City, Police, and associates of the Chittenden County Gun Violence Task Force a full understanding of why and how gun violence has become prevalent in their community.

    • Outreach efforts by an alliance will not only provide the City Council with information it needs to devise a long-run solution, but immediately connect people who might otherwise become involved in criminal activity to the resources that our community has to offer.

  • Target locations that enable criminality, while supporting and creating those that strengthen the bonds of community.

    • Strengthen code and building ordinances, and the enforcement of those rules, while providing support to landlords where necessary, in order to put a stop to illegal drug operations being staged from rental units.

    • Strategize with BPD to keep officers continually placed in ‘hot spots’ around the downtown area, including City Hall Park, the Downtown Transit Center and it’s immediate surroundings, in order to ensure the safety of all transit riders and employees, and encourage ridership of the bus system.

    • Accept a proposal for the redevelopment of Memorial Auditorium as a space that everyone here can enjoy, including spaces for activities, classes, performances, and other events.

    • Begin a program to create community centers in every neighborhood where they do not currently exist, including the Hill Section, South End, and Riverside-Centennial.

  • Embrace a multifaceted paradigm of treatment for addiction in order to better address the substance abuse crisis.

    Addiction affects everyone differently, so as of yet, there is not a one-size-fits-all solution to address the increasingly deadly drugs that our neighbors turn to out of despair. In order to best mitigate the damage that substance abuse disorder causes for victims and the community around them, we need to adopt and fully support an approach that incorporates multiple strategies that have proven to be successful.

    • Harm reduction strategies seek to help people use drugs in a way that satiates their addiction, while ensuring they use them in a way that is safe for themselves and others. Adopting the harm reduction strategy would mean working to prevent drug overdoses and the spread of disease associated with intravenous drug use. The Howard Center is already leading the way on these efforts, and should act as a hub for knowledge and resources as the city works to unite institutions, responders, and community members as we try to save the lives of people struggling with addiction. This means coordinating a city-wide syringe exchange and cleanup program, and mitigating overdoses not only by expanding the Crisis Response efforts of the police, fire department, and other institutions, but by establishing one or more Overdose Prevention Centers, also known as safe use sites, should their creation be approved by the legislature.

    • All harm reduction-related services should aggressively attempt to link people with substance abuse disorder to resources for recovery. We can save people’s lives by ensuring their drug use is safe, while also providing the resources needed to help people recover from addiction completely.

    • The most effective recovery strategies are centered around the provision of medications that help people overcome their addictions, like buprenorphine and methadone, and perhaps even more importantly, access to homes that have recovery policies, such as sober houses. Although Burlington does already have a number of institutions that provide these resources, centered around the Howard Center, city government should endeavor to draw on state and federal resources to increase our availability of detox beds, recovery housing, and medication that can be helpful in beating addiction.

    • Provide any and all resources possible to the BPD and state and federal law enforcement partners to stop the trafficking of illicit drugs into Burlington. The most dangerous drugs are not being made here- they are brought from out of state, marked up in price, and sold to poison our most vulnerable neighbors. We need to ensure that Burlington has a national reputation as a city where, if you come to sell drugs, you will be captured and imprisoned.

    • Throughout all these endeavors, the City Council must work to coordinate the substance abuse response in the city. Eliminate redundancy of programs, create efficiencies, enable the sharing of knowledge, and above all, connect people who benefit from one resource to the benefits of another, for example, ensuring that anyone who accesses harm reduction resources is introduced to the available support for recovery.

      The LONG-RUN SOLUTION

  • Stay the course on aggressive, progressive housing policy. When we relieve the economic pressure that people face to survive, we can relieve the desperation that leads our neighbors to crime and reliance on substances for escape. Simply put, crime tends to increase in situations of wealth inequality, and exclusion from opportunity of economic advancement. It should not be difficult to see how the economic toll of the pandemic, as well as the ongoing breakdown our nation is seeing in social norms, has contributed to the dramatic increase in criminal activity and substance use disorder in Burlington.

    Our long-term goal for making everyone more safe, happy, and healthy should be to level the economic playing field, and the single biggest economic pressure that we are facing- as well as the area in which our City government has the strongest policy levers- is our acquisition of shelter.

  • Advocate for carceral reform on the state level until our criminal justice system is effective at helping people who break the law become contributing members of our community.

    • Prison in Vermont is not succeeding in any regard other than creating a Hell on Earth for people that have, more often than not, fell into one or more of the cycles of poverty, substance use disorder, domestic and/or sexual abuse, which eventually led them to breaking the law. The corrections system is costly to taxpayers, but what are we getting in return?

      Over 44% of prisoners return to prison within three years of their release.

      40% of correctional officers and over 50% of prisoners have developed Post-Traumatic Stress Disorder since entering their facility. Even more disturbing results are present throughout the Vermont Prison Climate Survey.

    • The state of Vermont must change it’s strategy for incarceration, and shift towards a Norwegian model of community integration, education, and employment training. Available evidence suggests that, post-transition, annual costs would be roughly similar to what they are now, while the long-term benefits to the economy by helping people leave prison with better education, training, and health would be massive.

    • This is a long-term goal that the Burlington City Council cannot itself enact, but the critical nature of the issue, and the responsibility Burlington has as the state’s largest city and epicenter of crime means that the Council needs to be constantly advocating for carceral reform to Montpelier, starting with the proposal for a new women’s correctional facility. We cannot let our state make an investment of this magnitude that doubles-down on the current system.

Self-sustaining local ecology,

all-inviting local economy

The PROBLEM: Our systems are designed in such a way that allows people to maximize their wealth, at the expense of other people, the ecosystem, and the planet Earth itself. The process of industrialization, and our maintenance of the highest standard of living in human history has left the planet exploited of resources to the extent that the biosphere, the atmosphere, our economy, and our society are all descending rapidly into crisis. Burlington has been a leader in changing local systems to be more sustainable, but we have an internal need and an external responsibility to strengthen that leadership.

  • Carbon emissions from our vehicles, homes, factories, and farms have led to the heating of the atmosphere.

  • Global biodiversity, and fragile ecosystems everywhere are collapsing under the ecological pressure that our lifestyles require.

  • Our food is sourced in large part from factory farms in distant states, which is cruel to animals, and creates an unnecessary burden on the atmosphere and ecosystem.

  • In our economy, the rich become more rich, while the poor face cost burdens too great to allow them to ascend the ladder of generational wealth. Racism has made this disparity especially stark between white people and people of color.

    The SOLUTIONS:

  • Make it more convenient to live car-free or drive a non-gasoline car.

    • Increase route distribution and frequency for bus service

    • Work with BPD to target law enforcement efforts with the goal of helping GMT riders feel safe on buses

    • Support infrastructure for bike and pedestrian safety

  • Help more homes and apartment buildings get their heating through renewable energy.

    • Expand on BED programs for heat pump subsidies

    • Create a CEDO program for insulation based on the function of the CEDO lead program

    • Create a CEDO program for solar energy based on the function of the CEDO lead program

  • Build capacity for renewable energy production with the goal of eventually shutting off the wood-burning McNeil Plant.

  • Deploy and coordinate resources for urban farms and forests.

    • Implement iterations of the ISGOOD urban agriculture model in each neighborhood, in consultation with the neighborhood planning assemblies.

    • Work with UVM to deploy students and researchers to find innovative new projects for urban farms, forests, and habitats. Fund the most successful projects as they emerge.

  • Foster support for small businesses, with a focus on those that help bring prosperity to marginalized communities, and those that can demonstrate ecologically sustainable business practices.

  • Encourage economic and cultural connection with Quebec and the city of Montreal, as well as with rural New England and New York.

    • Advocate ceaselessly for federal support for the deployment of fast, frequent rail service to Montreal and Boston.

    • Begin a grant program for businesses and creative ventures from Quebec to deploy in Burlington, with a simultaneous track for Vermonters to bring their projects to Montreal. Fostering cultural and economic exchange is sure to bring new resources into our city.

    • Begin a French-language immersion exchange in Montreal for Burlington students.

    • Form partnerships with the Montreal city government and the Quebec provincial government to facilitate exchange.