Showing posts with label We Are New Albany. Show all posts
Showing posts with label We Are New Albany. Show all posts

Monday, May 07, 2018

This just in: "I urge We Are New Albany supporters to back LaMicra Martin in tomorrow's primary."


Moments ago, We Are New Albany posted two social media statements. Above is the list of candidates in tomorrow's primary who have made a public statement addressing the future of pubic housing in the wake of Mayor Jeff Gahan's hostile takeover of the New Albany Housing Authority.

WANA also released a .pdf link to campaign finance reports for Jason Applegate, Democratic candidate for County Commissioner (January 1 through April 13) and for Gahan (Year 2017), stopping short of issuing a formal endorsement for LaMicra Martin, Applegate's opponent.

These are the campaign financial reports filed by Jeff Gahan and Jason Applegate. They both have several of the same donors, but most notably they both have received donations from John Neace. You may have heard of Mr. Neace. He has worked with the city government in Charlestown to force residents of Pleasant Ridge to sell their homes to Neace through the unlawful use of eminent domain.

Also, Jason Applegate received a sizable campaign donation from NAHA interim executive director, David Duggins, under Public Finance Management, LLC (https://indianadb.com/…/…/public-finance-management-llc.html). Jason has not reached out to We Are New Albany and it's clear that city officials are backing his campaign due to the similarity in donors. I urge We Are New Albany supporters to back LaMicra Martin in tomorrow's primary. Apathy toward public housing residents' concerns is unacceptable and Applegate's acceptance of contributions from questionable donors is unconscionable and disqualifying.

Who knew Duggins had his own campaign finance laundromat?

In fairness to candidate Applegate, we recently chatted by phone, and his position on NAHA was that it's too early to tell one way or another until studies are completed and the board releases its plan for downsizing/rebuilding. This said, WANA is correct, in that the candidate made no public statement of which we're aware.

Election Day draws near. Find out which candidates have issued public statements about Deaf Gahan's public housing acreage takeover.


Another name stands out: Ed Jolliffe of Indianapolis, president of HWC Engineering, who also gave $500 to Applegate -- and $5,000 to Jeff Gahan in the year 2017.

You'll recall that by sheer coincidence, HWC got the contract from the city for the auto-centric two-way street grid design -- and established a branch office for HWC within spitting distance of Gahan's office window. Gahan also was given $5,000 by Neace in 2017.

Two donors, ten grand ... a full YEAR before the campaign machine gears up for term number three. We'll take a closer look at Gahan's Year 2017 donation record later this week.

Tuesday, May 01, 2018

Election Day draws near. Find out which candidates have issued public statements about Deaf Gahan's public housing acreage takeover.


Quite early in the "Election 2018" season, NA Confidential took the stance that any primary election contestant who'll actually make a public statement addressing Democratic mayor Jeff Gahan's hostile takeover of public housing, and Gahan's ongoing assaults on our city's most vulnerable populations, at least merits consideration for voting -- as opposed to the ones who have refused to comment at all.

The word "public" cannot be emphasized strongly enough. This is about openness and transparency, which were utterly lacking in the run-up to Gahan's putsch. 

We've passed along many candidate statements harvested by Aaron Fairbanks of We Are New Albany, and some may have been inadvertently omitted. If so, Aaron, please send updates and this post will be revised.

As to the quality and content of these statements ... well, that's something for you, the voter, to judge.

Did the candidate seem honest?

Did he or she really address the issue?

Here's a list of candidates, organized by the office being sought, who have made statements. There have been no statements from candidates running for Floyd County Council, Prosecuting Attorney, Auditor, Sheriff, Assessor or the various township boards.

US Representative 9th Congressional District
Democrats Dan Canon, Rob Chatlos and Liz Watson have made public statements. Republicans Trey Hollingsworth and James Dean Alspach have not.

State Senator District 46
Both incumbent Ron Grooms (R) and Democratic candidate Anna Murray have made statements. 

State Representative District 72
Incumbent Ed Clere has responded with a statement. Chris FitzGerald (D) also has contributed a statement. Sam Charbonneau (D) has not.

County Commissioner District 1
District 1 comprises all of New Albany, city and township. LaMicra Martin (D) replied with a statement. Jason Applegate (D) and Shawn Carruthers (R) have not.

New Albany Township Trustee
Republican Steve Burks (the incumbent) offered a statement, as did Christina Estill (D). David Brewer (D) did not.

Below are links to their statements. Pending further updates, this is where we stand with early voting well underway.

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Previously:

Read township trustee candidate Steve Burks' statement about affordable housing in New Albany.

Fairbanks: "It is crucial that candidates use their platforms and their voices to shine a light on this issue, because the people most impacted by this issue are often left invisible in the political decision-making process."

Liz Watson's statement about public housing concerns in New Albany focuses on the federal.

Kudos to congressional candidate Rob Chatlos for his direct and honest support of public housing residents threatened by Jeff Gahan's putsch.

Read Dan Canon's statement about the issue of public housing in New Albany.

Three more candidates (Martin, Estill, FitzGerald) have provided statements to We Are New Albany about their positions on Jeff Gahan's public housing demolition fetish.

Grooms, Murray join Clere in addressing public housing concerns during NAHA candidate forum.

We Are New Albany press release, Part Two: "We Are New Albany endorses Republican candidate Ed Clere of Indiana State House of Representatives, District 72."

Democratic State Senate candidate Anna Murray replies to our question about the New Albany Housing Authority.

Monday, April 09, 2018

Read township trustee candidate Steve Burks' statement about affordable housing in New Albany.


We're passing along these candidate statements as Aaron Fairbanks of We Are New Albany harvests them.

From the start, NA Confidential's stance has been that any primary election contestant who'll actually make a public statement addressing the Democratic mayor Jeff Gahan's hostile takeover of public housing, and Gahan's subsequent assaults on our city's most vulnerable populations, at least merits consideration for voting -- as opposed to the ones who have refused to comment at all.

As to the quality and content of these statements ... well, we'll get to that when there's time, but dear reader, your thoughts are welcome in the interim.

With only a month to go, who are we missing? As for the Democrats, I'd personally like to hear from Sam Charbonneau, Jason Applegate and Tom Pickett. Among the Republicans, Trey Hollingsworth is notably absent. Fairbanks continues making the rounds, so perhaps a few more candidates will opt for openness.

Steve Burks (R), the incumbent candidate for township trustee in New Albany, submitted this statement prior to WANA's political social on April 7, and I'm told that Burks and Republican Party chairman Shawn Carruthers (himself a candidate for county commissioner) attended the New Albany Housing Authority board of commissioners meeting on Monday.

Let's hope they wore their hip boots.

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“First, I know what it is like to be in need of an affordable place to live. I grew up in a single mom home spending time in public housing. My mother worked two jobs and we eventually were able to move. I was 16 at the time of her death and with an absentee dad I found my self living with relatives until I was 17 and then needing a place to live. I worked two jobs myself to keep a roof over my head. What does this have to do with affordable housings? I know the emotions connected to not knowing where you might be laying your head. That being said I am opposed to any displacement of individuals without a comprehensive plan to “help” individuals with the basic necessity of affordable living. I use the term living on purpose because it is more than just a roof over a person. Living means being engaged in the community to make it a better place for all the citizens of New Albany. We are God’s creation and should be treated with dignity and respect.”

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Previously:

Fairbanks: "It is crucial that candidates use their platforms and their voices to shine a light on this issue, because the people most impacted by this issue are often left invisible in the political decision-making process."

Liz Watson's statement about public housing concerns in New Albany focuses on the federal.

Kudos to congressional candidate Rob Chatlos for his direct and honest support of public housing residents threatened by Jeff Gahan's putsch.

Read Dan Canon's statement about the issue of public housing in New Albany.

Three more candidates have provided statements to We Are New Albany about their positions on Jeff Gahan's public housing demolition fetish.

Grooms, Murray join Clere in addressing public housing concerns during NAHA candidate forum.

We Are New Albany press release, Part Two: "We Are New Albany endorses Republican candidate Ed Clere of Indiana State House of Representatives, District 72."

Democratic State Senate candidate Anna Murray replies to our question about the New Albany Housing Authority.

Councilman Al Knable: "I haven't given a formal public statement on NAHA but I'm happy to respond here."

Fairbanks: "It is crucial that candidates use their platforms and their voices to shine a light on this issue, because the people most impacted by this issue are often left invisible in the political decision-making process."


Aaron Fairbanks of the We Are New Albany campaign states the case beautifully. Without his persistence, it is doubtful that many candidates in the upcoming primary would have issued statements about Mayor Jeff Gahan's non-Democratic hostile takeover of public housing in New Albany (links here).

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I cannot express in words how appreciative I am of any candidate that has taken it upon themselves to respond to requests for statements on the City of New Albany and New Albany Housing Authority’s plans to demolish approximately half of the City’s public housing stock in phases over 10 years. It is crucial that candidates use their platforms and their voices to shine a light on this issue, because the people most impacted by this issue are often left invisible in the political decision-making process. Unfortunately, this reality makes it politically viable to make decisions that disparately and negatively impact those with the quietest voices.

At the end of the day, We Are New Albany is a grassroots effort to provide a voice to those who have typically found it difficult or unproductive to exercise their voice in public discourse. I’ve canvassed public housing residents on several occasions and I’m often met with the same sentiments. I had one resident suggest to me that “gentrification is going to happen whether they do anything or not.” Another resident dismissed the issue all together stating, “This is just politics.” Before convincing another resident that his voice does matter—even if he only decides to register—he attempted to dismiss voting with the understandably pessimistic view that politicians “are all crooks.”

I can certainly empathize with this perception. Being bounced around over a dozen homes growing up, I always felt like the deck was stacked against my family and me. I’ve seen some of the worst traits in people, while being directly exposed to the consequences of wage theft, employment misclassification, predatory real estate practices, etc. I know what it’s like to rely on public housing assistance for a roof over my head. I understand the realities of needing food banks and SNAP to put food on the table. I’ve been fortunate enough to have benefited from Medicaid growing up, and have multiple surgical operations covered that would have crippled my family financially otherwise. I’ve grown up with the realities of poverty following my family and me wherever we went, and I hated everything about living in poverty and the stigma that came with it. But it wasn’t until after high school that I knew that my passion was to shine a light on these issues, so that maybe someone would consider reconciling them.

With that said, I preach that empathy is an incredibly important trait for any person seeking public office. I’ve heard the axiom that “no question is a stupid question” too many times to count, but I’ve always wondered how that works when you don’t know the right questions to ask. Quite frankly, that’s why resident input is invaluable for a proposition that seeks to significantly change the outlook for and availability of affordable housing in New Albany. It’s also invaluable for candidates who will be tasked with making many decisions that directly impact those residents.

The statements from the candidates made it clear to me that I needed to re-approach many of them to relay some of those concerns, which I looked to do with my time at the political social. What I understood from reading some of those candidates’ statements is that they missed the mark on the concerns levied by our group, which I felt might have been attributable to lacking the right questions.

The focus of candidates has largely been aimed solely on whether any “current resident” will be made homeless during relocation as a direct result of demolition, not whether demolition will reduce the long-term housing security of current residents. It has been largely void of a discussion of the disruptions this could cause current residents in their livelihoods, their access to the social service infrastructure put in place under former Executive Director, Bob Lane, and their continued residence in New Albany.

While legitimate concerns have been levied about tenant-based voucher as a stable, long-term alternative to public housing, under Section 18 of the U.S. Housing Act of 1937, public housing agencies are required to provide for “comparable housing… which may include… tenant-based assistance, except that the requirement under this clause regarding offering of comparable housing shall be fulfilled by use of tenant-based assistance only upon the relocation of such family into such housing.” Nothing under Section 18, however, requires that housing be made available in the community from which a resident is displaced, and the lack of one-for-one replacement unit requirements for low-income dwellings and a guaranteed right to return necessarily means that current residents will be forcibly displaced from New Albany in the process.

Furthermore, it is understood by the academic community involved in housing around southern Indiana and the Louisville Metropolitan Surrounding area that such housing is not available in New Albany. Last May, experts who have spent decades collectively in advocating and researching housing, public policy and homelessness put out a letter to the editor of the News and Tribune addressing the Memorandum of Understanding between the City of New Albany and the New Albany Housing Authority. In their letter, they point to the City’s 3.4 percent rental vacancy rate across all price ranges. This rate was calculated prior to the loss of 100 rental units in the Breakwater fire, which presumably reduced the number of vacancies even more so.

The City’s commitment to a minimum 8% affordable housing requirement in residential developments using City money falls far short of what is necessary to make up for the number of affordable housing units slated for demolition pending HUD’s approval of the New Albany Housing Authority’s Inventory Removal Application following the ongoing physical needs assessment. Cathy Hinko of the Metropolitan Housing Coalition is quoted by the Courier Journal as asserting that the City is “basically saying they’re going to double the size of New Albany or redo half the rental units in New Albany to get that 8 percent.” It is unrealistic to suggest that the current plan’s 8 percent requirement will make up for the increased gap between the demand for affordable housing in New Albany and the limited supply of affordable housing.

This, of course, brings me to the stark realities of homelessness in southern Indiana. Upon visiting Haven House, an emergency homeless shelter in Jeffersonville, I was made aware of just how bad this issue is in and around our communities. Reducing the City’s public housing stock would come at a time when homelessness is an ever-present issue impacting New Albany and surrounding communities. Individuals sit on waiting lists for public housing and vouchers that fall far below the existing need. Unlike anti-poverty programs like Medicaid and SNAP, it is not enough to be eligible for housing assistance to get a roof over your head. Housing assistance must be made available, which is why nationally just 1 in 4 of those who are eligible for housing assistance actually obtain housing assistance. Our chairperson and many current residents have been homeless before receiving public housing. I cannot imagine any resident supporting any plan that would make it more difficult for those who are homeless to receive public housing assistance.

We have to be cognizant of all of the concerns that exist with the current plan. We will continue to work diligently to provide a platform by which those who follow our group can better understand those concerns. We appreciate everyone’s support and all of those who have taken it upon themselves to engage in this discussion with us. Thank you all!

Saturday, April 07, 2018

Liz Watson's statement about public housing concerns in New Albany focuses on the federal.


We're passing these candidate statements along as Aaron Fairbanks of We Are New Albany harvests them; all along, our stance at NA Confidential has been that any primary election contestant who'll actually make a public statement addressing the Democratic mayor Jeff Gahan's hostile takeover of public housing, and his subsequent assaults on our city's most vulnerable populations, at least merits consideration for voting -- as opposed to the ones who have refused to comment at all.

As to the quality and content of these statements ... well, we'll get to that when there's time, but dear reader, your thoughts are welcome in the interim.

Late Friday evening, Fairbanks published the long-awaited statement of 9th district congressional candidate Liz Watson (D). At Facebook, this was followed by a brief and revealing discussion between Fairbanks and Mike Bainbridge, former Director of Finance and HUD Compliance at the New Albany Housing Authority. For background on why Bainbridge left, there's this:

Gahan's NAHA putsch continues to dazzle the DemoDisneyDixiecrats, so let's ask Irving Joshua about zero threshold, employee drug testing and the status of "interim."

Watson's statement comes first, then the follow-up conversation, followed by links to previous installments in this series.

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Public Statement of 9th District Congressional Candidate, Liz Watson

AFFORDABLE HOUSING

Working Americans are facing a housing crisis. Eleven million of us pay over half our income for rent, and by 2025 that number could be at over fifteen million. At the same time, low-income housing has fallen by more than 60 percent since 2010. Housing is too expensive, and there’s not enough of it to go around. ​Long waiting lists for public housing leave people homeless or living in substandard conditions for years. The shortage of public housing has reached crisis levels.

The Low-Income Housing Tax Credit ​(LIHTC) gives states and localities the ability to make almost $8 billion in tax credits for the acquisition, rehabilitation, and new construction of low-income rental housing. It is our most important tool in increasing the stock of affordable housing, is capped far below the level of need for millions of Americans.

We can do better. ​I support Representative Suzan DelBene’s Access to Affordable Housing Act, which would increase the LIHTC by fifty percent. That would result in as many as 400,000 more affordable housing units over the next ten years, easing the shortages that force families and communities to make impossible choices. I also support the bipartisan Affordable Housing Credit Improvement Act; that would increase the program’s ability to serve Americans who are most in need, and it would help to preserve existing affordable housing stock. And I know that we need to boost funding​ for the National Housing Trust Fund, so that we can provide desperately needed assistance to families.

It is heartening that under the spending bill passed in March of 2018, HUD received an increase of $3.9 billion for FY 2018, for a total of nearly $43 billion in funding (which was $12 billion more than the President’s budget request).

And while the reduction in the corporate tax rate had the indirect effect of diminishing the attractiveness of the housing tax credit to investors, the spending bill boosted allocations for the Low-Income Housing Tax Credit by 12.5% over the next four years, repairing that damage.

Our public housing has $26 billion in unmet renovation needs, and our fellow Americans are suffering in winter when their worn-out heating systems fail. I would work to ensure that funding levels at HUD are substantially increased to provide adequate funding for the needed rehabilitation of public housing.

New Albany, for example, is currently struggling with underfunding and poor conditions in many of its federally funded public housing units. The New Albany Housing Authority is in the midst of assessing the state of public housing to determine the physical conditions of existing units. The city is also in the midst of taking inventory of existing housing stock for which housing choice vouchers could be used. Any changes to public housing – even the best improvements – will inevitably be challenging for public residents who are directly affected.

That is why it is so important that federal law provides key safeguards for public housing residents during any demolition or renovation. To receive federal funding to support any needed improvements to public housing, local housing authorities must first submit a plan to the federal government for approval.

Moreover, federal law provides protections for public housing residents who are displaced due to renovation or demolition. The Uniform Relocation Act’s protections and assistance apply to the acquisition, rehabilitation, or demolition of real property for federal or federally funded projects. Under the Uniform Relocation Act of 1970, people who live in federally-supported housing cannot be required to move unless at least one “comparable decent, safe, and sanitary (DSS) replacement dwelling is made available to you.” As a member of Congress, I would work to ensure that the rules of the Uniform Relocation Act are followed whenever federally-funded public housing is being demolished or rehabilitated and that HUD exercises appropriate oversight over changes to existing public housing.

The public housing crisis in our nation is one we can solve. In the richest country in the world, no one should have to choose between paying for food or paying rent. ​With the right leadership in Congress, we can make housing affordable again for millions of Americans.

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Mike Bainbridge: 
"The problem with this statement related to NAHA's situation is that the Uniform Relocation Act doesn't apply to Section 18 (of the Housing Act of 1937) demo/dispo activities and a Section 18 application is exactly what they are planning to submit to HUD. So all those tenant protections under the Uniform Relocation Act that Liz mentions will not have to be provided to NAHA's displaced tenants (if Duggins and Gahan are able to push the Section 18 application through HUD's approval process)."

Aaron Fairbanks:
"I noticed the same thing, Mike. While I'm all for getting the candidates to open up a dialogue on this subject after over a year of complicit, public silence, I'm disappointed that some of the candidates took the statements as an opportunity to repeat talking points and rally behind the local administration's narrative.

"There were certainly better ways to navigate this issue, while working to get a better understanding of it. I'm extremely thankful to the candidates that navigated this a bit more carefully. Many of the candidates took the opportunity to issue preliminary statements, while working to better understand the issue at hand. I commend them for using their platform to shine a light on this issue."

Aaron Fairbanks:
"I had a misstatement, similar to Liz's misstatement. The URA doesn't have a one-for-one replacement unit requirement, just a requirement that comparable housing be made available as Liz's statement suggested.

"I, also, went back and checked on Section 18 demolition and disposition, and there's a comparable unit requirement.

"As best as I can understand, it's unlawful for a public housing agency to make "current residents" homeless by execution of demolition under Section 104(d), RAD, Section 18 or the URA. That doesn't mean that PHAs cannot significantly disrupt current residents' lives by forcibly displacing families from New Albany, costing them access to services that they rely on where they currently live, etc.

"It, also, doesn't stop a PHA from jeopardizing the long-term housing security of current residents, those on waiting lists and future applicants of housing assistance. Candace sent me a message from one of the former NAHA residents relocated with a voucher before the demolition of some of the Broadmeade units last year. According to that former resident it has been extremely difficult finding landlords that will so much as accept the voucher, which is one of the concerns of the multitude of housing advocates that have commented on this issue. The City and the New Albany Housing Authority are determined to demolish more than half of the public housing stock in the middle of an affordable housing shortage for the entire Louisville Metro Surrounding area. While "current residents" may not be found homeless through relocation, they may certainly find themselves homeless thereafter with some 500 or 600 fewer units of affordable housing left available."

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Previously: 

Kudos to congressional candidate Rob Chatlos for his direct and honest support of public housing residents threatened by Jeff Gahan's putsch.

Read Dan Canon's statement about the issue of public housing in New Albany.

Three more candidates have provided statements to We Are New Albany about their positions on Jeff Gahan's public housing demolition fetish.

Grooms, Murray join Clere in addressing public housing concerns during NAHA candidate forum.

We Are New Albany press release, Part Two: "We Are New Albany endorses Republican candidate Ed Clere of Indiana State House of Representatives, District 72."

Democratic State Senate candidate Anna Murray replies to our question about the New Albany Housing Authority.

Councilman Al Knable: "I haven't given a formal public statement on NAHA but I'm happy to respond here."

Thursday, April 05, 2018

We Are New Albany's Political Social is this Saturday morning, April 7, at 11:00 a.m.


We Are New Albany came together last year as the principled local counterweight to Mayor Jeff Gahan's putsch (the hostile takeover of public housing), and to give public housing residents a voice in their future.

Gahan acted as he did because he had the power to do so, reasoning there would be only token opposition to his opportunism. He was mistaken; there's nothing especially "democratic" in any of it, and the best way to remind him of this fact is the exercise of one's vote.

April 9 is the last day to register to vote in the May 8 primary. Here's the information about WANA's event this Saturday, one in a series of mobilizations aimed at delivering a message to Gahan and his functionaries: "No demolition without a plan to replace!"

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It maybe the first time you've ever registered to vote or the first time in a long time. This is the time to be heard.

We are New Albany is sponsoring a one time event. The Political Social is a relaxed social that will be the best thing you've done. Come talk to State and Local Candidates about topics and concerns that effect you and your Community. Enjoy appetizers and light refreshments. Volunteers will be on site to help you get registered to vote. Transportation provided if needed.

April 7th, 2018
11:00 a.m. - 1:00 p.m.
800 E 8th Street (Clean Socks Hope)
New Albany, IN 47150

Sunday, April 01, 2018

Kudos to congressional candidate Rob Chatlos for his direct and honest support of public housing residents threatened by Jeff Gahan's putsch.


9th district congressional hopeful Rob Chatlos (D) has provided a strong statement about public housing to We Are New Albany, but first, let's clarify a portion of District 72 House of Representatives candidate Chris FitzGerald's testimony from yesterday evening's post.

FitzGerald wrote:

For those not aware, NAHA currently operates 1,200 housing units. With underinvestment from the Federal government going back decades, we have a price tag of nearly $140,000,000 in deferred maintenance costs. This is a situation that cannot continue as is. Continued deterioration will only harm NAHA residents.

I asked FitzGerald to refer me to the source of the $140,000,000 figure. Thus far he has not, but Mike Bainbridge, former financial director of the New Albany Housing Authority, picked up the ball on social media.

The $140,000,000 of maintenance needs is taken out of context every time Gahan & Co. use it. That was the estimated total cost to bring all 1,000 units to a like new condition. It included all costs of rehabbing units/complexes that could be salvaged, and tearing down and rebuilding all units/complexes that couldn't. That was NOT an estimate of "deferred maintenance" costs. That's just what Gahan & Co. have morphed it into. Obviously tearing down and rebuilding 500+ units goes far beyond deferred maintenance costs.

Further, Bob Lane had a viable plan that did make one-for-one placement feasible even with the $140,000,000 estimate (which was the highest-end estimate). As the former finance guy I can assure you it's not a lack of funding that makes one-for-one replacement unfeasible. It's the agenda and desires of the current administration ... masked as a lack of funding.

It may be true that Chatlos has little chance of winning the primary. However, as Aaron Fairbanks of We Are New Albany reveals, Chatlos addresses the crux of the public housing putsch directly, with passion, force and logic.

I commend him.

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We have yet another huge public statement. This is our second statement by a congressional candidate, and we really appreciate his strong show of public support for the residents of the New Albany Housing Authority and We Are New Albany.


Public Statement of 9th District Congressional Candidate, Rob Chatlos (D)

rob@chatlosforcongress.com

We Are New Albany has asked me to weigh in regarding the public housing issue that will displace current residents in low income housing. Politics is a dirty business, and in the absence of truthful factual information I question the credibility and authenticity of any public servant unwilling to be completely transparent on issues that clearly require complete disclosure to the public.

The expectation of full disclosure has been rendered to a halt encompassing this issue and I for one side with the citizens of We Are New Albany until it is clear what the sincere intentions and motives are of those pushing for the demolition of these public housing units. The reason this is so important is that it has been established that there are not enough affordable housing options to compensate residents that will be displaced throughout the city or adjacent communities using housing voucher programs.

It really boils down to simple logic. You don’t pick something up to move it unless you already have a new place to set it down. Right now that standard of logic has been largely unheeded and I encourage the citizens of We Are New Albany to continue fighting for full disclosure until an acceptable and fair outcome has been reached. I will be happy to assist in this matter in any capacity that I can as I have not always had a roof over my head. Housing first.

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Previously: 

Read Dan Canon's statement about the issue of public housing in New Albany.

Three more candidates have provided statements to We Are New Albany about their positions on Jeff Gahan's public housing demolition fetish.

Grooms, Murray join Clere in addressing public housing concerns during NAHA candidate forum.

We Are New Albany press release, Part Two: "We Are New Albany endorses Republican candidate Ed Clere of Indiana State House of Representatives, District 72."

Democratic State Senate candidate Anna Murray replies to our question about the New Albany Housing Authority.

Councilman Al Knable: "I haven't given a formal public statement on NAHA but I'm happy to respond here."

Read Dan Canon's statement about the issue of public housing in New Albany.


Without further ado, here is 9th district congressional candidate Dan Canon's statement about the issue of public housing in New Albany. It is a thoughtful, nuanced response, and I appreciate it very much.

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As readers of this page may already know, my friends at NA Confidential have criticized me more than once for not commenting on New Albany's housing situation as it stands. Though I've often talked about housing broadly, even in New Albany, there are a few reasons for my relative silence on the specifics of this issue thus far.

First, I have been waiting for release of a finalized, official plan to see what it looks like. Housing advocates generally agree that decentralized public housing is, on the whole, a good thing. I'm hoping to see a plan that ensures no one loses their home, and that puts the folks who are currently in public housing into a better situation.

Second, there is an ever-present concern of appearing to use the poor, or any marginalized group, as a political pawn. My campaign has canvassed and called public housing residents in New Albany. For the folks we've talked to, this doesn’t seem to be a top issue (many were not aware of it at all), and so commenting on this felt almost artificial. I realize now that this is the wrong way to think about this issue - I’ll discuss that more below.

Third, there are some details I shouldn’t publicly comment on because I learned them wearing my lawyer hat, which complicates things a bit.

In the aggregate, this issue has created a unique challenge for me and for my campaign. There’s a lot of messaging power wrapped up in a race like this, and the people of my hometown are important to me, so I’ve been tinkering with an official statement for a while. The long and short of it is: none of the above reasons are good enough to maintain silence on the issue as it presently stands.

As detailed in a video my campaign produced late last year, Charlestown has run scores of people out of single-family homes in the Pleasant Ridge neighborhood by levying outrageously high fines for alleged code violations. The owners, unable or unwilling to pay fines that total more than the value of the house itself, are coerced into selling their houses to a developer for a pittance. Houses sit vacant, boarded up, falling in on themselves, while the remaining residents' property values plummet. It now looks like a scene out of the Walking Dead. The transparent - and practically admitted - goal of Charlestown's Mayor is to run enough people out of Pleasant Ridge so that the neighborhood may be bulldozed and replaced with a new subdivision; one filled with homes in the $400k range. The Mayor is on record suggesting that the residents of Pleasant Ridge, who "don't contribute anything," can simply move to a different town. I've called it the starkest example of class warfare I have ever seen in Indiana.

There are other contenders, of course. A few years ago in Indianapolis - a city which then had no secular homeless shelters - a tent city was dismantled. Around 70 refugees, veterans, seniors, people suffering from mental illness, and other vulnerable individuals were dispersed, then-Mayor Ballard expecting that they would simply vanish. Ultimately, he was right - those affected had little means, little political power, and no voice.

Prior examples such as these should be a cautionary tale for any halfway compassionate executive, legislative, or administrative body that seeks to do anything that dramatically affects housing: things often go very badly for those who are most vulnerable. So naturally, as I listen to the people in the know who would be directly affected by a plan to demolish public housing in New Albany, it seems the real torture is the fear of the unknown. Imagine being told "someday, in the near future, you will lose your home." "When?" you ask. No one knows. "Where will we go?" No one knows that either. For the poor, many of whom have been repeatedly cheated by the various institutions that govern their daily lives, not much will help ease the fear that comes with that news. Chalking it up to the usual complications of urban planning and administration doesn't help. Arcane legalese doesn't help. Pointing to the federal government’s lack of support doesn’t help. Saying "just trust us" doesn't help. Even a concrete plan, clearly put in writing for all to see, might not help. These minds will not be eased until a specific remedy is explained - as in "you will move to x address at y date and time" - and perhaps not until that specific remedy is fully implemented.

The damage is done in Charlestown. People have been displaced. Lawsuits rage on, but the neighborhood will never recover. The former residents of Pleasant Ridge will likely never be made whole, rich developers will go on being rich, and it’s unlikely that anyone will be made to account in any meaningful way. New Albany might yet be given the benefit of the doubt; Charlestown cannot. I should be clear that I haven’t spoken with Mayor Gahan or Dave Duggins prior to this statement, but I hope to. I am, generally speaking, an optimist, and so my expectation is that they and other city officials are earnestly working on a fix that will not leave anyone homeless. I understand that the folks who read and contribute to this page may not be so optimistic, but perhaps that’s as it should be. The time to ensure no one is left homeless is now; not after a neighborhood has been swallowed whole.

As such, I recognize the need for maintaining a robust public discourse on an issue like this. The fact that not many public housing residents seem to be engaged in this struggle is, in fact, more a reason to speak up than not to. When powerful interests anywhere feel like they are not being watched, they tend to run roughshod over folks who have the quietest voices. I learned this important lesson early on as an activist, I relearned it as a lawyer, and it would seem I'm learning it yet again as a politician. This is what organizations like We Are New Albany are for, to be sure. But politicians who are frequently in the public eye - and that's me these days, I guess - have a duty to speak up, too. To the extent that I've failed in that duty, I apologize to the readers of this page and to the affected residents. I grew up with you folks, I care about you and I am listening.

A final point on this: We Are New Albany has endorsed Representative Ed Clere, a Republican, as a candidate who will presumably protect their interests. Likewise, Senator Ron Grooms has had some strong language for New Albany’s Democratic administration. But GOP politicians have consistently voted for decades to keep wages low, sabotage organized labor, gut housing programs, and generally screw the working classes in every way imaginable. NA Confidential’s contributors have characterized the silence of my colleagues and me as leaving a leadership void. Perhaps they are right. While I respect Ed, I am inclined to look at both his stance and Grooms’ comments as part of a cynical ploy by Republicans - who, on the whole, are openly antipathetic to the poor - to fill that void. Naturally, I am concerned as to what they might fill it with.

Apart from voting records, in Indianapolis, we saw an example of a Republican administration’s effort to make the homeless disappear. In Pleasant Ridge, we've seen an example of how Republican administrations treat low-income residents of private housing. Maybe Ed is different, but he still plays for the same team. Right now, that's a lot like playing baseball in hockey gear, insisting that you're somehow going to change the game. Still, Ed at least shows up and puts on the gear, and there is something to be said for that.

And I get it; there are plenty of Democrats who would do, and have done, the same as the administrations in Charlestown and Indianapolis. Abuse of the poor and the vulnerable is not, and has never been, a purely partisan affliction. We can combat such abuses with vigilance, which is the promise of We Are New Albany. I can make that promise as well. The good people in my hometown deserve as much. We will be watching.

Saturday, March 31, 2018

Three more candidates (Martin, Estill, FitzGerald) have provided statements to We Are New Albany about their positions on Jeff Gahan's public housing demolition fetish.


We're passing these statements along as Aaron Fairbanks of We Are New Albany harvests them; all along, our stance at NA Confidential has been that any candidate who'll make a public statement addressing the Democratic mayor Jeff Gahan's hostile takeover of public housing, and his subsequent assaults on our city's most vulnerable populations, at least merits consideration for voting -- as opposed to the ones who have refused to comment at all.

As to the quality and content of these statements ... well, we'll get to that when there's time, but your thoughts are welcome in the interim.

In this update: LaMicra Martin, Christina Estill, and Chris FitzGerald.

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LaMicra Martin prepared a preliminary statement today. We owe her our gratitude for speaking on this issue.

LaMicra Martin for Floyd County Commissioner

I understand the emotions and worry when you are about to loose your home especially when you have not planned on moving. I am hopeful when the plan comes in that there are accommodations for families.

I am asking for those who own houses that you consider in taking housing vochures. I was once on NAHA section 8 program so I understand how hard it is to find a home and the emotions that come along. I am thankful that we were blessed to have a person to accept the vochure to accommodate my family. Be a blessing to someone. Families have enough stress and worry of trying to make ends meet because of low wage jobs, the worry of the safety for children in school, now adding the worrying about a place to live.

This is the time and I am hopeful that we as a community can help each other.

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Christina Estill released a statement. I cannot express how pleased I am that we have candidates speaking up for this group. We have not even seen the tip of the iceberg of what we're capable of achieving.

Christina For New Albany's Trustee

After my experience today visiting with residents of NAHA, I was faced with many questions to the Housing Demolition proposal. As a former resident this hot topic is definitely of necessary concern. I will be advocating for people to ask more questions. Get educated on the past and current proposals. Please don't go in with blind eyes and trust just anybody. Please don't let yourself or others be persuaded.

My beliefs and values on this subject are that each resident should not have to fear being displaced or uprooted from a strong community full of thriving support. We have great unity with a variety of resources that are conveniently located and easily accessible. Why should any resident have to fear having to take a voucher outside of New Albany to find adequate housing because we don't have enough private landlords willing to take them? We need to be cognitive of what it looks like to have to move to a new town and get reacquainted with the whereabouts of the resources and transportation issues.

So what I will do is ask these tough questions! What I will do is unite with the residents of NAHA and be a voice for their concerns! What I will do is make sure we are educated on the funding available from the Federal funds and make sure they have a plan to be accommodating for ALL residents!

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Just in ... Chris FitzGerald (D) state representative candidate of Indiana's 72nd District, comments on the New Albany Housing Authority situation.

Chrisforindiana

tl;dr I am looking forward to the completed NAHA assessment, and we need to invest more in affordable housing

After speaking at the New Albany Housing Authority (NAHA) ‘Meet the Candidate’ event this week, residents asked my stance on housing in general and the current situation facing current NAHA residents. I would like to share my thoughts:

As a child I grew up experiencing housing insecurity; I understand the stress an untimely move can cause. I know what it is like to move from one sub-standard apartment to another, and finally settling at Cross Creek Apartments for nearly a decade. I benefitted from the Section 8 program. I’m sure that 10-year-old me would be nervous at the thought or rumor of being evicted for any reason. As our region gains more population, the need for affordable housing grows. With a 12% poverty rate in Floyd County, that need only increases. Our residents work hard (Floyd County has a 3.1% unemployment rate), but still cannot afford to live in quality housing. This, in turn, places greater strain on our public programs and social safety net. All of this is a backdrop to the current situation at NAHA.

For those not aware, NAHA currently operates 1,200 housing units. With underinvestment from the Federal government going back decades, we have a price tag of nearly $140,000,000 in deferred maintenance costs. This is a situation that cannot continue as is. Continued deterioration will only harm NAHA residents. NAHA is currently doing an assessment of the its housing stock to figure out the full extent of the issue. When that assessment is complete, a 10-year plan will be drafted that will determine which units will be renovated, which can be maintained, and which may need to be demolished. This plan, according to media reports, will include resident input and would be conducted in phases. This is important so that there will be as minimal disruption to the residents as possible. I look forward to the completion of the assessment and will work with all parties to ensure a plan that will bring about the most good.

If there is an overall reduction of units throughout the 10-year plan, there may be an increase in both tenant-based and project-based Section 8 programs. As your State Representative I will work to find ways to better incentivize property owners and developers to accept the Housing Choice Vouchers. Potential renters should not be viewed as a housing risk due to their voucher. I will also work with TARC to see how bus routes could be expanded to connect our communities.

Again, this is all with a backdrop of an increased demand for affordable housing. As your State Representative, I want to increase the money Floyd County gets in affordable housing funds. Currently, Floyd County is categorized as a more rural county and has to share affordable housing funds with eight other counties. Ed Clere has done nothing to change that. I want to increase the ability to redevelop vacant properties and turn them into affordable housing, whether to be used as rental property or to be owned. Mayor Gahan and the City Council rightfully included a mandatory minimum of 8% affordable units in any development that includes city money within the comprehensive plan. This is a great way to help increase the stock for our young families and our increasing senior population. It is important to pursue a reclassification of Floyd County as a more urban county, as we are in the Louisville metropolitan area, which could incentivize more developers to create affordable housing.

We need to continue to alleviate poverty and strengthen opportunity for all Hoosiers in Floyd County. I look forward to helping strengthen our affordable housing stock and stabilize our public housing for future generations.

Friday, March 30, 2018

Grooms, Murray join Clere in addressing public housing concerns during NAHA candidate forum.


We Are New Albany was well represented at last evening's candidate forum at the New Albany Housing Authority's gym. The advocacy organization's Aaron Fairbanks has given permission for us to reprint his report.

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This is why our political voice matters:

"I oppose any plan that vacates anyone from public housing that they are now living in. We will at the state level make that not happen. You will not be evacuated unless we have another plan that puts you in a position where you want to be."
-- 46th District State Senator Ron Grooms (R)

(This comes after Candi and myself blasted Grooms at a town hall in New Albany).

"I'd like to start tonight by addressing an issue that is critically important, which is affordable housing... I don't want to see any families put on the street making it even harder for them to get back on their feet. So it's important that we make sure we have an adequate supply of affordable housing that meets at least minimal standards."
-- 46th District State Senate candidate Anna Murray (D)

Anna had been in contact to notify me of her preliminary comments before she releases a pending statement on the local housing issue. She's also agreed to follow up by getting some questions answered regarding the city's plan:

  • to ensure that demolition doesn't forcibly displace NAHA residents from New Albany or leave them at risk of homelessness.
  • to ensure that demolition does not reduce NAHA's ability to meet future housing needs for those on waiting lists and housing assistance applicants.
  • to ensure that the City and NAHA work to meet the dire need for rental housing and affordable housing options, while knowingly facing an affordable housing shortage.

"We are at the New Albany Housing Authority, so I'm going to briefly mention housing issues. First of all, I'm grateful to be endorsed by We Are New Albany. I'm honored to have their endorsement ... It's been a privilege ... learning more about the situation here at the [New Albany] Housing Authority, which unfortunately hangs as a dark cloud over many of the folks in this room. And I will continue to oppose any plan for the [New Albany] Housing Authority that could displace current residents without stable, long-term alternatives."
-- 72nd District State Representative candidate Ed Clere (R)

Thank you, Ed Clere, for standing with this group since day one. The use of your platform to stand by NAHA residents and We Are New Albany has absolutely helped to give public housing residents a voice when no one would listen and no one would speak on such an important discussion as affordable housing.

Unfortunately, our work is not done yet. I will not rest until the "dark cloud" is gone, and no one is in fear of being forced from their homes and their community. It's most unfortunate that candidates that I have met and have respected avoided talking about housing at the New Albany Housing Authority (You have got to be kidding me?).

I'm appalled by the silence of people who should be representing you and me.

I can tell you now that many of them are calling our "bluff." They have calculated that the NAHA residents affected by this plan won't vote, and they have decided that even so much as entertaining a conversation with us is unnecessary because of this lack of participation. So many other candidates attended the forum tonight (with requests for public statements I might add), yet they avoided our concerns that we have been making public for several months.

We absolutely need help to leverage these conversations, and there's no better way to do that than to get involved and vote!

Saturday, March 17, 2018

We Are New Albany press release, Part One: "A CITY WHERE WE ALL CAN LIVE: A report prepared by the We Are New Albany Campaign."


We've just received a two-part press release from We Are New Albany.

In Spring 2017, New Albany, Indiana Mayor Jeff Gahan announced his intention to demolish more than half of the town's public housing stock. Apart from vague promises of housing vouchers, residents have been told almost nothing about the plan or what will become of them. Sign the petition: No demolition without a plan to replace!

Part One (below): "A CITY WHERE WE ALL CAN LIVE: A report prepared by the We Are New Albany Campaign."

Part Two (click link): We Are New Albany March 17, 2018 Press Release (endorsement of Ed Clere).

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A CITY WHERE WE ALL CAN LIVE

A report prepared by the We Are New Albany Campaign

One year ago, I was confident in the New Albany Housing Authority’s plan. 



At the beginning of 2017, NAHA planned to construct dozens of new units of supportive housing. Its goals were to improve service quality, decrease housing density, meet the needs of residents like me, and foster sustainable communities. The plan was put forward by NAHA’s then-Director Bob Lane.

Before I met Mr. Lane, I felt like a complete failure: I had just managed to get myself and my two granddaughters out of a homeless shelter, I was working a low-wage job, and I didn’t know how ’d gotten to such a low point. But Mr. Lane turned my life around, telling me, “The only thing separating you from me is a paycheck. We’re not failures.” Once, when I was pending disability, he contracted with me to do work at NAHA. And when some NAHA housing was demolished, he personally took displaced residents to look for suitable housing. So it’s not hard to see why we residents trusted Mr. Lane’s plan to support our families and community. Mr. Lane’s plan cleared all the hurdles—legal, financial, and political. The funding was practically in Mr. Lane’s hand: all he needed was Mayor Jeff Gahan’s signature.

But Mayor Gahan had other plans.

In May 2017, Mr. Lane nodded and smiled at me as he entered the NAHA Board meeting. But he didn’t leave smiling: at that fateful meeting, Mr. Lane was publicly fired, prohibited from entering a statement into the record, and instructed to clear out his desk and be gone. My stomach sank. I just sat there with my mouth open, wondering if I was having a nightmare. For weeks after, I was in a state of shock and grief.

That was the day my confidence in NAHA collapsed.

Since then, NAHA has applied for the right to demolish more than half of the public housing stock. Interim Director David Duggins has publicly stated that he would rather not rebuild any of it.

It’s plain to see why: the land, situated near Baptist Hospital and the city’s prime commercial corridor, is attractive to land speculators and for-profit developers. In his previous role as the city’s Director of Redevelopment, Mr. Duggins handedout lucrative contracts to real estate interests: the Breakwater developers received millions of dollars in tax credits, infrastructure, and free land, and a 20-year waiver of property taxes -- plus public bonding of its debt. What goodies could be offered on the land where the NAHA units slated for demolition now sit?

Instead of articulating a plan, the Gahan Administration has simply insisted that none of us NAHA residents will be homeless when all is said and done.

We are skeptical about this promise — this report illustrates why.

Vouchers are no guarantee of stable, decent housing.

• Vouchers expire. In 2015, 28 percent of the vouchers issued through the New Albany Housing Authority expired because voucher holders were unable to find housing.1

• They’re not good everywhere. Landlords don’t have to accept Section 8 vouchers, and many can’t pass the required health and safety inspections.

• They don’t cover everything. Even when a Section 8 voucher is accepted, renters often need to be able to afford deposits and extra utility costs on sub-standard units.

• They don’t last forever. Rents rise, and when they do, renters might find that their vouchers no longer cover our costs. We may find ourselves homeless down the line, even if we have housing initially.

There is an extreme shortage of affordable housing in this area.

• We have nowhere to go. There are only 45 units of affordable housing for every 100 low-income renters in Clark County. The numbers are even worse in Floyd County, where there are only 42 units for every 100.2

• We are not alone. Between Clark and Floyd Counties, 4,000 households are housing insecure. Tearing down public housing will add to that number; building up the public housing stock would provide a safety net thousands need.3

• Most units are unfit to live in. In 2016, 57 percent of Housing Choice Voucher units failed initial inspections. Meanwhile, 51 percent of units previously approved failed their annual inspections.4

• Housing need continues to skyrocket. In recent years, foreclosures have surged. Clark County had 455 foreclosures filed in 2005; they peaked at 750 in 2010, declined, and then surged again to 741 in 2012. Floyd County, with a smaller population and slightly higher median income, peaked at 424 in 2008 and saw another high mark of 423 in 2012.5

There are no plans to build more affordable housing.

• Plenty of talk, no action. The Vision 2025 report says more affordable housing is needed—but lays out no steps for achieving it.

• “Not in my backyard!” runs rampant in our area, and there are no inclusionary zoning requirements. New Albany’s most enthusiastic development projects, like Breakwater apartments, provide affluent renters with luxury units, raising rents all over town and contributing to housing insecurity.

• Drowning in rent. Fair Market Rent for a two-bedroom apartment is $705—61 percent of the monthly income of an individual working full time at minimum wage.6

• Kicking out the poor. Almost all of New Albany’s prized economic development relies on low-wage labor. With housing vouchers that amount to one-way tickets out of the city we call home, the administration undermines its own accomplishments.

Recommendations

We believe New Albany can and must be a city where we all can live. From the beginning of our campaign, we’ve been clear in our call to Mayor Gahan and Interim Director Duggins not to demolish a single unit of public housing without a plan to replace it.

Here are some paths forward to heeding our call—preserving New Albany’s identity as a beautiful city that’s welcoming to all, and devoted to the people who make it what it is.

Re-adopt Bob Lane’s plan

Mr. Lane is a highly-respected, longtime expert in public housing administration, and his plan was met with approval by all parties concerned—not least by the residents who know that Mr. Lane was working in good faith, and with respect for the lives of NAHA residents.

Right to Return

The city could guarantee that the NAHA residents whose homes are slated for demolition have a right to return to comparably-sized units in whatever housing is to be constructed on the land in question.

Infill 1:1

For every unit it proposes to demolish, NAHA could develop a unit in a new property either on an empty lot in town, or where landlords have allowed their properties to become dilapidated.

Develop truly affordable housing.

New Albany can adopt inclusionary zoning requirements and develop properties where landlords are required to accept housing vouchers, and are publicly overseen to ensure that they maintain the units sufficiently to pass annual inspections.

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1 Beilman, Elizabeth. “New Albany Housing Authority residents, activists plead with city to change course.” News and Tribune, Nov. 16, 2017

2 Fry, Melissa S. Vision 2025: A Strategic Plan to End Homelessness in Clark and Floyd County. Jeffersonville: 2015, p. 29.

3 ibid, p. 26 

4 Beilman, Elizabeth. “New Albany aims for significant changes of public housing stock over next decade.” News and Tribune, Mar. 6, 2017 

5 ibid, p. 26 6 Fry. Vision 2025, p. 33

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