If you haven’t voted yet, you still have until tomorrow, August 1, at 8pm to get your ballot into a King County Elections drop box (locations here); if you’re planning to mail your ballot, do it today so you won’t miss the August 1 postmark deadline.

And if you haven’t decided who you’re voting for in the mayoral election, check out my interviews with the top six candidates, which cover topics ranging from the Housing Affordability and Livability Agenda to the controversial North Precinct building to gender and transportation equity. Or check out  a few key moments from each of those interviews below.

Former mayor Mike McGinn

ECB: One specific thing Murray has done is to distance the city from the neighborhood councils, and as you know, there was a backlash to that. His response to that backlash, and I think it was a appropriate one, was to say, ‘We’re not excluding you, we’re just including other people too.

MM: I personally was bothered by the way Ed kind of got rid of them. I do think they have a place but—you should go reread the article I wrote on Crosscut. I expressed that there were weaknesses. But I think that [cutting ties with the councils] was a divisive act. It was perceived by those folks as an attack. And I think there’s a way to say, ‘Look, you’re a voice and we’re going to continue to solicit your views, but we’re also going to invite more people in. That’s a process issue as well.

ECB: But I feel like those people hated you anyway. So how are you going to convince people that Ed is divisive but you’re not?

MM: You have to define what you mean when you say [divisive]. Are there are people in every neighborhood who are resistant to changes? Sure. But I think there are also people in every neighborhood who are open to change. I’ll give you an example: Bicycling in the the city. When it was portrayed as, the mayor is imposing his will on neighborhoods on biking, that was not something that went so well. That was one of the beauties of the road safety action plan. We actually brought folks in the room and we found a different way of talking about and approaching the issue. That helped change the debate. Now I’m not saying that all of a sudden everyone says, ‘Oh, I’m for a bike lane.’ There are going to always be some people who hate a bike lane. But when you have neighbors talking to neighbors about what an outcome should be, you remove the process objection. I look at the HALA focus groups. The reason people dropped out is that ultimately, it didn’t feel meaningful to them, for whatever reason. And so that’s what I’m trying to get at, is you need to have that engagement on the front end. When I went to a town hall and had a group of people saying we can’t do something on this street, and we had other people saying, ‘I live in this neighborhood, and I do those things.’ That fundamentally changes the debate.

ECB: It’s my impression that the neighborhood-versus-city or homeowner-versus-renter divide is much sharper now than it was when you were mayor. What’s the breaking point, when you have to say, ‘Sorry, you might not like this policy, but we’re going to do it anyway’?

MM: Ultimately, you have to make the call, but first you have to listen.

And I walked into rooms with hundreds of people yelling at me, and I brought my staff with me and I brought my department heads with me. Has [Murray] ever just walked into the room and said, ‘Anybody in the neighborhood who wants to ask me a question, go, one after the other’? I did. And what I learned was, the first meeting, people really unload. And the second meeting, it’s like, ‘Oh, he’s showing up again.’ And by the third meeting, maybe you feel like you’re starting to make some progress. But you need to show that you’re going to have a continued commitment to showing up in the room, and the next time you show up in the room, you show that that you’ve delivered something, and that you’ve heard what they say and you’re trying to deliver an outcome. Who you speak to, who you let question you, changes what you do, and if you’re just in the room with the lobbyists, if you’re just in the room with the donors, certain things are going to become priorities. If  you don’t hold yourself accountable to the neighborhoods, other things become priorities.

Educator and attorney Nikkita Oliver

ECB: You’ve focused on the issue of displacement, particularly in the Central District. What is your policy plan to prevent displacement? If you could erase HALA and MHA today, what would you replace them with?

NO: I don’t think it’s about erasing HALA and MHA. I think the real problem there is that the Grand Bargain [between social justice advocates and developers] really created a developer incentive to just build as much as they want to at whatever cost they want to, because they don’t have to actually invest in the communities that have been impacted by the very fast change that’s happened in our city.

The same areas have taken the brunt of that zoning over and over again, and there are solutions for that. Some of that’s [building] mother-in-law [apartments in single-family areas]. Some of that is simply saying to a neighborhood, ‘Look, our city is growing. We’re absolutely going to have to build some places, maybe somewhere in your neighborhood. Where would you want that density to go?’

What HALA and MHA does is, one, it doesn’t ask for enough in investment from developers in the city. It makes us very reliant on the private market to develop enough housing to meet the needs of the people who are already here and the people who are coming, and we just know from basic supply and demand that that’s going to increase the cost of housing. So yeah, we do talk a lot about displacement, because Seattleites of all colors and ethnicities and backgrounds have actually been displaced from the neighborhoods. So when we think about displacement, there’s making sure we don’t continue to push people out, and there’s finding ways to build enough housing fast enough that people could in theory actually come back.

And I think it’s a multifaceted strategy. It’s not just MHA and HALA. It’s also thinking about market intervention strategies, like looking at who’s buying what, what places are left unused, addressing the conversation about speculative capital and how that’s impacting our overall economy.

And also, if the city truly cares about ensuring that people have the right to stay, the city will get invested in building housing and will expand what our own housing authority is doing around providing affordable housing, as well as redefining what is affordable.

ECB: Did you support the housing levy? Because Murray touts that as a big achievement in that direction, in the direction of providing for zero to 30 [percent of Area Median Income]– you know, whatever you think of AMI, because I know it is like $70,000 or something like that—*

NO: Which levy?

ECB: Sorry, the $290 million one—

[Oliver campaign manager Gyasi Ross]: You mean the one he retracted? [Murray initially proposed, then retracted, a property tax to pay for shelter, housing, and services for homeless Seattle residents.]

ECB: No, no, no, we’ll talk about that in a sec, but no, the one to actually build affordable housing.

NO: Honestly, I don’t remember.

ECB: Because that was aimed at building that kind of housing, you know, and it was a property tax levy.

NO: That’s where we’re at, right? Using property taxes to pay for things. If we’re not asking developers to invest at a higher level, we’re going to have to continue to leverage the dollars of people that have already taken on the burden of what development is doing in our city instead of asking the developers to take their fair share of that burden.

* Although I usually edit interviews for length and clarity (adding or removing explanatory information from the questions, omitting redundant answers, etc.), this portion of my interview with Oliver has been repeatedly called into question by some of her supporters, who have accused me of misquoting or misrepresenting our conversation to do a “gotcha” on the candidate. For this reason, I have transcribed the interview to include a background comment from Oliver’s campaign manager, sentences that trail off, and verbal tics like “you know.” The question followed immediately on Oliver’s previous answer about the need for the city to provide affordable housing; I was pointing out that the city did just vote to spend $290 million on affordable housing, and asking if Oliver had supported that ballot measure. 

Urban planner Cary Moon

ECB: To what do you attribute rising housing prices?

CM: If you look at what’s happening in other world-class cities, you see this phenomenon of outside investors piling on and taking advantage of everyone wanting to move here. It’s just like Wall Street—when Wall Street sees a stock go up two days in a row, all of Wall Street piles on to that stock. That same phenomenon is going on in our housing market.

Housing used to be local. It used to be local players, building housing for local people. Now they’re acting more and more like Wall Street, where outside predators are piling on just left and right.

ECB:  You’ve mentioned this theory before—that foreign investors from places like China are snapping up properties here as investments and leaving them vacant, which helps drive up housing prices. But all the available data seems to show that while this is happening in Vancouver, it isn’t happening here. I’m not saying it couldn’t happen in the future, but what evidence do you have that so-called hot money is driving up housing prices now?

CM: I don’t have any secret information that nobody else has, but the dynamic is there. I’ve read enough articles that have said that investors that have been in Vancouver are now looking at other cities, and Seattle is one of their choices. It’s not just hot money, it’s not just foreign investors, but everything has changed in the last 10 years. It used to be, you buy property, you build a building, you get a certain rate of return, and you get your money back, maybe 7 percent in 20  years. It’s completely different now. Now, you buy a building and sell it right away, and the return on investment comes not from the slow, long revenue stream of rents coming in, but from the quick turn of selling at a higher rate and doing the same thing again and again and again and again. Our development world is behaving more like Wall Street than it used to. It’s developers leaving buildings vacant, it’s people buying investment properties, it’s Airbnb, it’s people building second and third and fourth homes that might not have anybody living in them for most of the year. Real estate is a great place to put your money, if you have money.

Former US Attorney Jenny Durkan

ECB: Do you support the idea of a supervised drug-consumption site?

JD: Here’s what I think. We have a huge injectable heroin problem in this city. You go to any city park, alley, street, or neighborhood in any part of the city and you can see that it’s there. The battle and the discussions we’re having now almost mirror exactly the debates around safe needle sites. I mean it is the same arguments: ‘Its legitimizes heroin.’ ‘It’s saying it’s okay to shoot up.’ It’s not. It was harm reduction and this is a harm reduction measure now. It makes no sense that we can have a site where we can have someone come in for a needle exchange, and you hand them the clean needle and you say, ‘Okay, go to the alley. Go to the park. Go to the street where you might OD and die in the middle of the night.’ And you have no access to health care treatment services or even someone to talk to. It is not a solution standing by itself, but I think it is part of a humane health care solution for dealing with a very real problem.

ECB: You said recently that you’re skeptical that a citywide income tax would be legal. Can you elaborate on why you think it might not be, and would you pursue it further if elected?

JD: If I could wave my wand, we would have a statewide income tax tomorrow.

ECB: OK, you don’t have a wand.

JD: Nobody does, but that’s what they’re trying to do, is wave a wand.

Look: I think if there’s a time to make a test case, now’s the time to do it. I am not persuaded that the legal landscape has changed. You have two barriers. The first is the RCW, the state law that prohibits cities from establishing an income tax. Then you have the state constitution, and in multiple cases, the [Washington State] Supreme Court has held that an income tax is unconstitutional. People think the makeup of our state Supreme Court might change that second outcome, but you still have to get around the first one. I’m skeptical that it will meet the legal test.

Former state legislator (D-46) Jessyn Farrell

ECB: There’s been a lot of debate over the payments developers will be required to make under the city’s Mandatory Housing Affordability program; some social justice advocates say they’re too low to make a dent in displacement, while some urbanists, including the Sightline Institute, say they’re so high they discourage development. What do you think? Would you change anything about MHA, or the mayor’s larger Housing Affordability and Livability Agenda (HALA)?

JF: I am fundamentally supportive of HALA. I deeply believe that Seattle needs to increase its housing stock and housing options across the economic spectrum in a really significant way. I think the zoning changes, though, are only one piece of the affordability puzzle, and I would like to go much beyond that.

We need to inventory all the surplus property in the city—whether it’s WSDOT, Sound Transit, Seattle Public Utilities—all publicly held property, and land bank it as the cornerstone for a major new investment in public housing. That has traditionally been a really important strategy for providing housing stability and economic mobility for people, especially in Seattle. And it then becomes an effort around matchmaking, so that you find the nonprofit or private developer resources to do the development.

Just as we allocate population growth across the region through [the Puget Sound Regional Council’s] 2040 plan, I think we need to set a target of $1 billion in affordable housing and allocate affordability targets across the entire city, so you’re not really letting any neighborhood off the hook. Then you create neighborhood-based plans that use an array of affordability tools, so some neighborhoods are going to focus more on rental vouchers so that people who are living in current housing can stay there; some neighborhoods are going to focus more on [accessory dwelling units]; some neighborhoods are going to have more traditional density. We need a strategic plan for the city that allows us to hold ourselves accountable, and then we can create programs within every single neighborhood.

That, obviously, is not easy. There are neighborhoods that aren’t necessarily going to want it. But here’s what I see: There are people in every single neighborhood who are worried about affordability, whether it is their kids not being able to buy into Seattle, whether they’re worried about property taxes or whether they’ve been in their houses for 40 years and now they’re on a fixed income. Clearly, renters are worried. And I think that you appeal to people from that perspective: Look, we are all in this together. We cannot solve this problem in traditional ways. Our traditional frame in Seattle has been around zoning, and that is a piece of the puzzle, but it cannot be the only piece. We need major public-sector investment, and then we need to really open up all of the different tools. And I think it becomes really micro, property-by-property, arterial-by-arterial planning. Part of that is preserving cultural spaces in neighborhoods and preserving environmental spaces in neighborhoods. Upzoning certainly has a role, and there are places where we need to do it, but there are so many other affordability tools that we can use and that I think neighborhoods would embrace.

11th District State Senator Bob Hasegawa

ECB: What do you think of Mayor Murray’s decision to cut ties with the neighborhood councils? That was an effort to get more new voices included in city planning, including, importantly, people of color.

BH: I think we need to be going the opposite direction from dismantling the neighborhood councils to empowering them more. The city’s argument was that the community councils don’t necessarily represent the diversity of the people in the community, and I think that’s true. They’re pretty much white, middle-class, older—even in the Rainier Valley. That’s the people that have the time to do it. I think grassroots organizing is the hardest job in the world, and the most underappreciated, and that’s why it never gets done. But it is the only way democracy can succeed. So if we are going to reverse our top-down structure, which is what the city has become, to a more bottom-up structure, we have to put a lot of work into it. So I want to fund the neighborhood councils so they can go into the neighborhoods and start organizing.

ECB: What is your definition of gentrification and how would you deal with it?

BH: I don’t know if there is a definition. It’s the loss of the economic, ethnic, and cultural diversity—what the city has always had. The income inequality that’s facing the whole country right now is being demonstrated to an extreme in Seattle, because you’ve got so many people making six-figure salaries moving in and displacing minimum-wage people.

When you look at the [Housing Affordability and Livability Agenda] set-aside for South Lake Union, they only require 2 percent of the units to be affordable, whatever affordable is. I think other cities are at 25 percent or above.

ECB: So what’s your alternative?

HB: A public bank.

This year, The C Is for Crank also made endorsements in two races—the mayor’s race and Seattle City Council Position 8. Read my endorsement of Jessyn Farrell for mayor here, and my endorsement of Teresa Mosqueda for council here. And look for more endorsements for the general election in October.