Dr. Terance Ruth

Sep 7

The income of many households in Raleigh is too high to qualify for income-restricted/subsidized housing, yet these residents are cost-burdened by climbing prices and rents across market-rate housing. Explain at least 2 policies you will seek to implement to address the rising costs of market-rate housing in Raleigh.

Rental Assistance and Housing Vouchers Expansion
Another key policy is the expansion of rental assistance programs and housing vouchers. While Raleigh already participates in federal programs like Section 8, there is a growing need for local initiatives that can bridge the gap for those who are income-constrained but do not qualify for federal assistance.

One approach would be to establish a city-funded rental assistance program aimed at households earning between 80-120% of the AMI, often referred to as the "missing middle." This program could provide direct subsidies to renters, helping to reduce their rent burden and allowing them to remain in their homes. Additionally, partnering with local nonprofits ( and housing organizations could help administer these programs efficiently and ensure that they reach those who need them most.

To fund this expansion, Raleigh could explore options such as leveraging public-private partnerships, implementing a modest increase in property taxes specifically earmarked for affordable housing, or reallocating funds from other budget areas where cost-saving measures can be implemented.

The Disparity Study's Role in Increasing Economic Mobility
The Disparity Study, which evaluates the participation of minority- and women-owned businesses in city contracts, plays a crucial role in addressing economic disparities and promoting economic mobility among underrepresented populations in Raleigh. By identifying gaps in participation and recommending policy changes, the study provides a roadmap for creating more equitable economic opportunities.

One specific policy could be the implementation of targeted procurement strategies, where a certain percentage of city contracts are set aside for minority- and women-owned businesses. This approach not only helps these businesses grow but also fosters job creation and economic development within historically marginalized communities.

Another policy could involve providing technical assistance and resources to help minority- and women-owned businesses compete for city contracts. This could include workshops on navigating the bidding process, access to capital, and mentorship programs. By empowering these businesses, we can create a more inclusive economy where everyone has the opportunity to thrive.

These policies, combined with a focus on affordable housing, would help ensure that Raleigh remains a city where all residents, regardless of income or background, can live and prosper.

Increase Density Bonuses and Incentive-Based Zoning
Although Raleigh cannot mandate inclusionary zoning, it can offer density bonuses as a voluntary incentive for developers to include affordable housing units in their projects. Under this system, developers are allowed to build at higher densities or with fewer restrictions (such as reduced parking requirements) in exchange for including a certain percentage of affordable units within their development.

For example, if a developer agrees to include 10-15% of their units as affordable housing for households earning below a certain percentage of the Area Median Income (AMI), they may be permitted to build additional stories or increase the number of units on their property beyond what current zoning laws would typically allow. This voluntary, incentive-based approach can help increase the stock of affordable housing without requiring a change in state law.

Increase Public-Private Partnerships (PPP)
Raleigh can leverage public-private partnerships to foster affordable housing development. The city can collaborate with private developers, non-profits, and financial institutions to create mixed-income housing projects. The city could contribute land, offer tax incentives, or provide infrastructure improvements in exchange for a commitment from developers to include affordable units within their developments.

For instance, the city could offer surplus land at a reduced price or provide infrastructure improvements (such as streets, utilities, and public spaces) in exchange for the inclusion of affordable units. These partnerships can also involve financial institutions offering favorable financing terms for projects that include affordable housing.

Increase Housing Trust Fund
Establishing or expanding a Housing Trust Fund (HTF) can provide a dedicated source of funding for affordable housing initiatives. Funds can be used to provide gap financing for affordable housing projects, offer low-interest loans to developers, or assist with down payment or rent assistance for low- to moderate-income households.

The Housing Trust Fund could be funded through a combination of sources such as dedicated tax revenue, developer fees, or contributions from public-private partnerships. These funds can be strategically deployed to ensure the creation or preservation of affordable housing in areas where it's needed most.

Increase Land Banking Efforts
Land banking involves the city acquiring and holding land for future development, particularly in areas at risk of gentrification or where affordable housing is needed. By controlling key parcels of land, the city can ensure that these properties are developed with an emphasis on affordability.

Land banking allows Raleigh to assemble parcels for larger affordable housing developments or to sell the land to developers with specific affordability requirements attached. This strategy can also help the city maintain control over the pace and type of development in rapidly changing neighborhoods.

What is an issue in Raleigh that deserves critical attention, but isn't talked about much in the media or the community because it's not sensational or obviously apparent?

One critical issue in Raleigh that deserves more attention is the city's ongoing struggle to pass a comprehensive disparity study. This issue may not capture headlines or evoke strong emotions like other more sensational topics, but it has profound implications for the city's long-term affordability and economic equity.

A disparity study is essential for understanding and addressing the systemic inequities that disproportionately affect minority-owned businesses in Raleigh. The study examined whether there is a significant difference in the awarding of city contracts to minority- and women-owned businesses compared to their non-minority counterparts. This data is crucial for developing policies that ensure fair access to city contracts, which can significantly impact the economic mobility of underrepresented populations.

The struggle to pass the disparity study in Raleigh last year reflects a broader challenge in addressing systemic inequities. Without this study, the city lacks the data needed to create targeted interventions that can help close the wealth gap and ensure that all businesses have a fair chance to thrive. This is not just about fairness; it's about sustaining Raleigh's affordability by ensuring that economic opportunities are available to everyone, particularly those who have been historically marginalized.

By acting on its findings of the study, Raleigh can create a more equitable business environment, which in turn can support the city's overall affordability. When minority-owned businesses have greater access to city contracts, they can grow, create jobs, and contribute to the local economy, which helps keep housing and living costs in check. This is a crucial step in ensuring that Raleigh remains a city where all residents, regardless of their background, have the opportunity to succeed.

The connection between the disparity study and housing affordability in Raleigh is more profound than it might initially seem. At its core, the disparity study is designed to identify and address systemic barriers that prevent minority- and women-owned businesses from fully participating in the local economy. By understanding these disparities, Raleigh can implement policies that promote economic inclusivity, which is directly linked to the city's ability to maintain affordable housing.

When minority-owned businesses have greater access to city contracts and economic opportunities, they can grow, create jobs, and contribute to the local economy. This economic empowerment can increase income levels for underrepresented communities, making housing more affordable for those who have historically been marginalized. A thriving small business sector that includes diverse entrepreneurs leads to a more robust local economy, which can help keep housing prices in check by ensuring that a broader segment of the population can afford to live in the city.

The disparity study also has implications for wealth building, particularly in terms of homeownership, which is a key factor in housing affordability. Homeownership rates among minority communities are often lower due to historical and systemic barriers, including discrimination in lending and unequal access to economic opportunities. By addressing these disparities through targeted policies informed by the study, Raleigh can help increase homeownership rates among minority populations. This not only supports individual wealth building but also contributes to stabilizing neighborhoods and maintaining housing affordability citywide.

Moreover, the disparity study can inform broader city planning and development policies that are essential for sustaining affordability. For example, if the study reveals significant barriers in the construction industry for minority-owned firms, Raleigh can create initiatives to support these businesses, leading to more inclusive development practices. This inclusivity can ensure that as the city grows, it does so in a way that benefits all residents, not just a select few, which is crucial for preventing gentrification and displacement that drive up housing costs.

In summary, the disparity study is not just a tool for promoting equity in business—it is a critical component of a broader strategy to ensure that Raleigh remains an affordable, inclusive city. By addressing economic disparities, the study can help create a more equitable and sustainable housing market, where all residents have the opportunity to thrive.

How will you balance the interests of individuals with those of the general public? Especially when voting on an issue that will negatively impact a small, but vocal group of residents, but which offers significant benefits to the general public?

Balancing the interests of individuals with those of the general public is a critical challenge in governance, particularly when decisions may disproportionately affect a vocal minority. As Mayor, my approach to this balance would be grounded in principles of equity, transparency, and broad-based community engagement. We have yet to reach the majority of residents with our existing community engagement efforts and this leaves room for a narrow perspective to dominate community perspectives. I will address this is a few ways: maximizing community engagement, data-driven decision making, and equity.

Maximizing Community Engagement: One key strategy is to ensure that community feedback reflects the diversity of perspectives across the city. This means not just listening to the loudest voices but proactively reaching out to underrepresented groups and ensuring their input is given equal weight. Research shows that traditional public forums often attract a narrow segment of the population, which can skew decision-making. To counteract this, I would advocate for multiple engagement channels—such as community-centered events, community design hubs, online surveys, focus groups, town halls, and social media platforms—to capture a broader spectrum of community input. Additionally, tools like participatory budgeting can empower residents to have a direct say in how public funds are allocated, ensuring that decisions reflect community priorities.

Data-Driven Decision Making: When faced with decisions that may negatively impact a small group but benefit the general public, it’s crucial to rely on data-driven analysis. For example, if a proposed policy would improve public transit accessibility but requires the removal of parking spaces in a particular neighborhood, the decision should be informed by comprehensive data on transit ridership, traffic patterns, and the environmental impact. According to a study by the National Association of City Transportation Officials (NACTO), cities that prioritize transit infrastructure tend to see long-term economic and social benefits, even if the short-term impacts are challenging for some residents. By transparently presenting this data and showing how the broader community will benefit, we can build public trust and understanding. Right now, residents feel uninformed and left out of decisions.

Equity as a Guiding Principle: Finally, I believe that equity must be at the heart of every decision. This means not only considering who benefits from a policy but also who bears the costs. For example, if a policy disproportionately affects low-income residents or communities of color, additional measures should be taken to mitigate those impacts. This could include targeted support, compensation, or phased implementation to allow for adjustment. Equity-focused policies, such as those informed by the Raleigh Disparity Study, can help ensure that decisions do not exacerbate existing inequalities but instead contribute to a more just and inclusive city.

In summary, by combining robust community engagement, data-driven decision-making, and an unwavering commitment to equity, I believe we can make decisions that serve the broader public good while still being responsive to the needs and concerns of all residents, including those in small but vocal groups.

Should Council allow more Missing Middle housing (duplex, triplex, townhomes and small apartment buildings) to be built in the City? If yes, how would you accomplish this? If not, why not?

Yes, I strongly support allowing more Missing Middle housing—such as duplexes, triplexes, townhomes, and small apartment buildings—to be built in Raleigh. This approach is essential for addressing the city’s growing housing affordability crisis, promoting equitable development, and fostering vibrant, diverse communities. Missing Middle housing provides a crucial opportunity to increase the availability of affordable housing options while maintaining the character of existing neighborhoods.

Accomplishing This Through Incremental Development: To make this a reality, my plan would involve investing in incremental development and supporting small-scale developers who are often more in tune with the needs of the community. Incremental development focuses on gradual, small-scale changes that can have a big impact over time. By encouraging the construction of duplexes, triplexes, and similar housing types, we can increase density in a way that blends seamlessly with the existing urban fabric, rather than relying solely on large, high-density developments.

Supporting Incremental Developers: In addition to zoning reforms, it’s crucial to support local, small-scale developers who are more likely to engage in incremental development. This can be done through financial incentives, streamlined permitting processes, and technical assistance programs. By lowering the barriers to entry for these developers, we can encourage more local investment in Missing Middle housing and ensure that the benefits of development are shared more equitably across the community.

Property Tax Abatement: For developers who build or preserve affordable Missing Middle housing, the city could offer property tax abatements. This reduction in tax liability would make it financially viable for developers to sell or rent units at below-market rates, directly addressing affordability.

Inclusion of Affordable Units in High-Value Areas: Given that Missing Middle housing is often developed in established neighborhoods, where land values are high, implementing a policy where developers receive tax incentives for including affordable units can help balance the scales. This approach ensures that new developments contribute to housing affordability, even in more affluent areas.

Regulating Short-Term Rentals: The rise of short-term rentals has exacerbated housing affordability issues by reducing the number of available long-term rental units. By regulating or limiting short-term rentals in areas designated for Missing Middle housing, Raleigh can help maintain a more affordable housing stock.

For these solutions to be effective, Raleigh must implement robust monitoring and enforcement mechanisms. This could include regular audits of developments that benefit from public incentives and ensuring compliance with affordability requirements over time. Moreover, community engagement should be a continuous process, with residents and stakeholders regularly consulted to ensure that the outcomes align with the city's broader goals of equity and inclusion.

In conclusion, allowing more Missing Middle housing in Raleigh is not just about increasing the number of housing units—it’s about creating a more inclusive and sustainable city. By investing in incremental development and supporting local developers, we can ensure that Raleigh remains a place where people of all income levels can live, work, and thrive.

Should the City continue investing in Bus Rapid Transit? If so, what additional investments and/or land use regulatory changes should the City make to support the successful implementation of the Western and Southern corridors? If no, why?

Yes, the City of Raleigh should absolutely continue investing in Bus Rapid Transit (BRT), particularly in the Western and Southern corridors. However, to ensure the success of these investments and to maximize their benefits, a comprehensive approach that includes community engagement, protective measures against displacement, and strategies to increase ridership adoption rates is essential.

Maximizing Community Engagement and Input
Community engagement is critical to the success of BRT. It’s not just about building infrastructure but about ensuring that the residents who will be most affected have a voice in the process. This includes holding regular community meetings, conducting surveys, and working closely with neighborhood associations to gather input on route planning, station locations, and service frequency. By actively involving the community, we can design a BRT system that truly meets the needs of Raleigh's residents.

Additionally, community engagement must focus on transparency and accountability. Residents should be kept informed about project timelines, potential disruptions, and how decisions are made. This will build trust and ensure that the BRT system is seen as a community asset rather than an imposition.

Protecting Residents from Displacement
One of the major concerns with any large-scale transit investment is the risk of displacement, particularly in historically marginalized communities. To address this, Raleigh should implement robust anti-displacement strategies alongside the development of the BRT corridors. This could include policies like:

1. Affordable Housing Requirements: Mandating that a percentage of new housing developments along the BRT corridors are affordable to low- and moderate-income residents.

2. Rent Support and Property Tax Assistance: Offering property tax relief to long-term homeowners and implementing rent control measures to prevent rent spikes as demand for housing near BRT stations increases.

3. Community Land Trusts: Supporting the establishment of community land trusts in neighborhoods along the BRT routes to ensure long-term affordability and prevent speculative buying.

Targeting Riders and Increasing Ridership Adoption Rates
To make BRT a success, Raleigh must focus on increasing ridership, especially among those who do not currently rely on public transportation. This can be achieved by:

A. Improving Accessibility: Ensuring that BRT stations are easily accessible by foot, bike, and other forms of transportation. This includes improving sidewalks, bike lanes, and pedestrian crossings near stations.

B. Land Use Regulatory Changes: Encouraging transit-oriented development (TOD) along BRT corridors. This means increasing density around stations, allowing for mixed-use developments, and reducing parking requirements to promote the use of public transit.

C. Marketing and Incentives: Launching a robust marketing campaign to promote the benefits of BRT, such as reduced travel times and environmental sustainability. Offering incentives like discounted or free rides for first-time users can also encourage more people to try the service.

Service Quality Improvements: Ensuring that BRT services are frequent, reliable, and safe is key to attracting riders. This includes minimizing wait times, ensuring buses run on schedule, and providing real-time tracking information.
Conclusion

Investing in BRT is a forward-thinking approach that can significantly enhance Raleigh's public transit system, reduce traffic congestion, and contribute to the city's sustainability goals. However, its success will depend on how well the city can engage the community, protect vulnerable residents, and effectively promote and support the use of BRT among all residents. By implementing these additional investments and regulatory changes, Raleigh can ensure that its BRT system serves as a model for equitable, sustainable urban transit.

What is your vision for how Raleigh’s built environment should evolve over the next 10 years?

As the future mayor of Raleigh, my vision for the city's built environment over the next 10 years focuses on balancing affordability, increased density, and the preservation of Raleigh’s unique character and historic neighborhoods. This approach will not only cater to the city’s growth but also ensure that development contributes positively to the community's cultural fabric and tells the story of Raleigh in a meaningful way.

Affordability and Increased Density
To address the growing affordability crisis, we must promote increased density, particularly in areas with access to public transit and other amenities. By encouraging the construction of equitable homes, we can create more opportunities for diverse and affordable housing options that meet the needs of Raleigh’s residents without drastically altering the character of existing neighborhoods.

Incremental Development and Preservation of Character
Incremental development is crucial to preserving the character of Raleigh while accommodating growth. Rather than allowing large, monolithic developments to dominate, we should support smaller, community-driven projects that blend seamlessly with the existing urban fabric. This means promoting local developers who have a deep understanding of Raleigh’s history and values, ensuring that new developments respect the architectural styles and cultural significance of our historic neighborhoods. This will require efforts to build a pipeline of local incremental developers.

We must also implement design guidelines that protect the scale and character of these neighborhoods, ensuring that new buildings complement, rather than overshadow, the existing environment. This approach will allow Raleigh to grow while maintaining the distinct charm and historical significance that makes our city special.

Development That Tells Raleigh’s Story
In addition to maintaining affordability and character, we must ensure that new development helps to tell Raleigh’s story. This involves integrating public art, cultural landmarks, and spaces that reflect the city’s rich history and diverse communities into new projects. By doing so, we can create a built environment that not only serves the needs of current residents but also attracts new residents who are drawn to Raleigh’s unique blend of tradition and innovation.

For example, we can encourage developers to incorporate elements that celebrate Raleigh’s African American history, like Ella Baker and her role in the civil rights movement, and Raleigh's contributions to arts and education. By embedding these narratives into the city’s physical landscape, we create a sense of place that resonates with both long-time residents and newcomers alike.

Conclusion
Over the next decade, Raleigh’s built environment should evolve in a way that addresses the pressing need for affordable housing, embraces increased density, and preserves the unique character of our historic neighborhoods. By promoting incremental development and encouraging projects that reflect Raleigh’s rich history and cultural diversity, we can build a city that not only meets the needs of its residents but also tells a compelling story that will continue to attract new generations to Raleigh. This vision of balanced growth will help ensure that Raleigh remains a vibrant, inclusive, and affordable place to live for all.

How would you change the way the City's Office of Community Engagement operates?

Vision and Goals to Increase Efficiency
I imagine Raleigh aiming to establish itself as a leader in community engagement by creating an innovative, inclusive, and responsive Community Engagement Department. The strategy will focus on maximizing and enhancing the role of Citizen Advisory Councils (CACs), particularly in minority neighborhoods, and integrating them into the broader community engagement framework. The goal is to create a department that not only addresses current challenges but also anticipates future needs, ensuring that every resident has a voice in shaping the city's future. Included in this integration is a new program that offers design thinking sessions within CACs and neighborhoods to allow for creativity and innovation from the ground up and to test beta methodologies.

2. Merging Existing CAC Efforts with the New Community Engagement Department
Integration of CACs: The new Community Engagement Department will be the central hub for all community engagement activities, with CACs as a foundational component. This integration will involve:

Structuring CACs within the Department: CACs will be restructured as subcommittees or advisory boards within the department, ensuring they have a formal role in the city’s decision-making process.

Unified Communication Platform: A single communication platform will be developed to streamline the exchange of information between CACs, the Community Engagement Department, and the City Council. This platform will include a shared calendar, project management tools, and a feedback portal.

3. Expanding, Restoring and Improving active/Inactive CACs
Sufficient Funding and Resources:
Budget Allocation: A dedicated budget line will be established for CACs, covering operational costs, outreach, and capacity-building activities.

Resource Centers: Community resource centers will be set up in key neighborhoods, providing space for CAC meetings, access to technology, and staff support. Include cost of evaluations and the implementation of continuous improvement strategies.

Outreach and Engagement:
Partnerships with Local Organizations: Collaborate with grassroots organizations, faith-based groups, and schools to reach underrepresented communities.

Multilingual and Accessible Communication: Develop outreach materials in multiple languages and formats to ensure inclusivity. Meetings will be held at various times and locations to accommodate different schedules.

Digital Engagement: Utilize social media, mobile apps, and virtual town halls to engage residents who may not be able to attend in-person meetings.

Training and Capacity Building:
Leadership Development: Offer workshops on community organizing, public speaking, zoning laws, and other relevant topics to empower CAC members.

Peer Learning Networks: Create opportunities for CACs to share best practices and learn from each other through conferences, webinars, and joint projects.
Regular Communication Channels:

Joint Meetings and Updates: Establish regular joint meetings between CAC representatives, the Community Engagement Department, and the City Council. These meetings will serve as a forum for discussing community concerns and providing updates on city actions.

Feedback Loop: Develop a system where the City Council reports back to CACs on how their input has been incorporated into decisions. This could be done through newsletters, public reports, or follow-up meetings.

4. Performance Metrics and Recognition
Performance Metrics:

Resident Satisfaction Surveys: Conduct annual surveys to gauge resident satisfaction with the community engagement process and the effectiveness of CACs.

Participation Rates: Track participation rates in CAC meetings and engagement activities, with a focus on increasing involvement from underrepresented communities.

Impact Assessment: Evaluate the impact of CAC recommendations on city policies and projects to demonstrate the value of community input.

Recognition and Awards:
Internal Awards: Establish an annual award for the most active and impactful CAC, recognizing their contributions to the community.

National Recognition: Aim to achieve national recognition through awards such as the All-America City Award or the John F. Kennedy School of Government’s Innovations in American Government Award.

5. Continuous Improvement
Regular Review: The strategy will include a provision for regular review and adjustment based on feedback from CAC members and residents. This ensures that the Community Engagement Department remains responsive to evolving community needs.

Pilot Programs: Introduce pilot programs to test new engagement methods or tools, with successful initiatives scaled citywide.

By implementing this strategy, Raleigh can position itself as a national leader in community engagement, ensuring that all residents, particularly those in minority neighborhoods, have a meaningful role in shaping the city's future.

Should the City preserve existing moderately priced housing (Naturally Occurring Affordable Housing) to help slow the rate of resident displacement? If yes, please provide 2-3 specific policies that you would ask your fellow Councilors to support. If no, what other policies do you support to address resident displacement?

I firmly believe that Raleigh should preserve existing moderately priced housing, also known as Naturally Occurring Affordable Housing (NOAH), to help slow the rate of resident displacement. Preserving NOAH is crucial for maintaining the diversity and affordability of our neighborhoods. Here are 2-3 specific policies I would advocate for:

1. Establish a NOAH Preservation Fund
Policy Proposal: Create a dedicated fund to acquire and rehabilitate NOAH properties. This fund would be used to purchase at-risk affordable housing units and ensure they remain affordable for the long term.

Rationale: By proactively acquiring NOAH properties, the City can prevent them from being converted into luxury units. This approach has been successful in other cities, such as Minneapolis, where the NOAH Impact Fund has preserved over 1,000 affordable units.

2. Implement Zoning Incentives for NOAH Preservation
Policy Proposal: Increase zoning incentives for developers who preserve or create affordable housing units. Also, improve accountability for developers who do not follow through on their commitment to include affordable housing. This could include density bonuses, reduced parking requirements, or expedited permitting processes.

Rationale: Zoning incentives can make it more financially viable for developers to include affordable units in their projects. For example, Raleigh’s recent zoning changes to support “missing middle” housing have shown that such incentives can increase the supply of affordable housing.

3. Strengthen Tenant Protections
Policy Proposal: Enact stronger tenant protection laws to prevent displacement. This could include measures such as rent control, just cause eviction protections, and relocation assistance for displaced tenants.

Rationale: Strengthening tenant protections can help ensure that residents are not unfairly displaced from their homes. Other cities have implemented robust tenant protection laws that have helped stabilize communities and prevent displacement.

By implementing these policies, we can preserve existing affordable housing, protect residents from displacement, and ensure that Raleigh remains an inclusive and diverse city.

Is there anything else you would like voters to know about you or your campaign? (Optional)

Learn more about my views on local government by listening to my podcast.

RaleighForward

Dr. Terance Ruth

Eugene Myrick

James Shaughnessy IV

RaleighForward