CHAPEL HILL - In the hottest town race in recent memory, four candidates are running for Chapel Hill mayor: Augustus Cho, Town Councilmen Matt Czajkowski and Mark Kleinschmidt, and Kevin Wolff.

The League of Women Voters of Orange, Durham, Chatham Counties, a non-partisan, non-profit volunteer organization, recently surveyed the candidates. The complete survey is online at odc.nc.lwvnet.org/index.html (Click on "Voter Information.")

You can hear the candidates at a forum at 6:30 p.m. tonight at the Lincoln Center on Merritt Mill Road. The forum is sponsored by the Chapel Hill-Carrboro Chamber of Commerce, EmPOWERment and The Daily Tar Heel. The groups will hold a Carrboro candidates forum at 6:30 p.m. Thursday at Carrboro Town Hall.

Here are the league's questions for Chapel Hill mayoral candidates. We'll bring you the candidates for Town Council on Sunday.

1. Do you support the current ordinance that provides the option for candidates to use public financing of elections?

Augustus Cho: No.It is a privilege to run for office; the financial burden should not be on the public. We are a democracy, not a socialist state. Freedom of expression includes supporting your candidate of choice. Voters should not be forced to fund all candidates via Voter-Owned Elections.

Matt Czajkowski: No. It does not accomplish its stated purposes. There is no special interest influence in Chapel Hill because of the $250 limitation on campaign donations, and the program failed to bring in one candidate of lesser means. Others claim to support it, but are not using it.

Mark Kleinschmidt: Yes, our program empowers citizens and strengthens the democratic process by increasing the pool of those able to participate. It allows all citizens the opportunity to contribute, either as candidates or as supporters, irrespective of their personal wealth. It also shifts the focus from fundraising to being responsive to voters.

Kevin Wolff: No, not as it is presently construed. As mayor, I will ask the Town Council to reconsider this ordinance for revisions to who can qualify (narrower) and how they must qualify (broader), and suggest this matter be placed on the ballot for voters to decide its fate.

2. Should the heavy reliance on residential property taxes be reduced? If so, how can this be achieved?

Augustus Cho:Yes: Presently there is an unsustainable ratio of 80 percent [residential] property to 17 percent commercial tax (3 percent other). The ratio needs to be realistically balanced: ideally, 50/50, otherwise two-thirds [residential] property to one-third commercial at minimum. Diversify tax base: increase commercial base. Attract new, more businesses downtown; offer tax incentive

Matt Czajkowski: Over reliance on property taxes must be reduced. The property tax burden has become unsustainable for many of our citizens. We must increase our sales tax income by a meaningful amount. We can do so by creating high density retail centers without diluting the quality of life in Chapel Hill.

Mark Kleinschmidt: Yes. We must continue our work to enhance the currently underdeveloped commercial centers. Our Economic Development Office is working hard to achieve this by catalyzing conversations between commercial property owners and their neighbors to ensure that future development respects the character of our community and increases diversity in our tax-base.

Kevin Wolff: This question raises the issue of growth and taxes. I believe that based on where we are today, to hold the line or reduce taxes we have only four realistic alternatives. Reduce programs and services, reduce the cost of providing the program or services through efficiency, or increase commercial activity.

3. Is the town's policy on affordable housing working? What changes would you make?

Augustus Cho: Not adequately: Developers are not in business to run housing programs. Offer flexibility to Home Trust, including increase in "in-lieu-of-payment." Allow developers alternatives: refurbish single-family residences in area, build duplexes in ratio to original requirement, support Habitat for Humanity: manpower, funding, etc. Goal: increase affordable and workforce housing

Matt Czajkowski: No. It does not attract the families the program is meant to target. We must provide affordable housing which families want. We need to use payment in lieu rather than putting small units in high-end condominium buildings. We must also find ways to provide workforce housing to preserve diversity.

Mark Kleinschmidt: It has worked well, although not perfectly. We have not been reluctant to modify policies when needed, including making alterations to payment in lieu and square footage requirements. Next year's passage of an inclusionary zoning ordinance will enhance our effectiveness by addressing many of the concerns with our existing policy.

Kevin Wolff: I do not believe that the town's policy on affordable housing is working. However, I believe that much of the problem is based on the constant increase in property values in Chapel Hill. To solve this problem we must take a hard look at, among other things, taxes and our land/property purchases.

4. Do you support the current council's efforts to revitalize downtown by putting tax money into the mixed use development on Parking Lot 5?

Augustus Cho: Yes: It meets the criteria of the town plan: mixed-use development, high density along transit route/corridor, anchor downtown revitalization. Receive revenue income to sustain needed social services. It will be a long-term investment providing income over and above the current revenue utilized as a parking lot.

Matt Czajkowski: No. I have said for two years that it is a mistake to use town funds in a private development project. We now find ourselves with a project that has been delayed. We do not know when or whether it will be built, but the town cannot pursue other options.

Mark Kleinschmidt: The Lot 5 project is allowing the town to purchase a two-story underground parking facility. Parking revenue will fund the debt incurred by the purchase. The project will enhance downtown commercial activity and increase the number of residents needed to attract desired amenities like a downtown grocery.

Kevin Wolff: No. The entire project needs to be reconsidered, cost drivers identified, and more reasonable limit to the town's contribution set. I believe I am the only candidate for mayor who can achieve this and reduce costs in towns operation because I have had hands on experience in cost reduction.