Good morning.

Tuesday in Whitewater will see afternoon clouds and evening thunderstorms with a high of 85. Sunrise is 5:25 and sunset 8:17 for 14h 52m 53s of daytime. The moon is a waxing gibbous with 95.5 percent of its visible disk illuminated.

Whitewater’s Lakes Advisory Special Committee meets at 9 AM and the Common Council meets at 6:30 PM.

On or about May 21, 1673, Fr. Jacques Marquette, fur-trader Louis Joliet, and five French voyageurs pulled into a Menominee community near modern Marinette, Mich.

On this day in 1792, a lava dome collapses on Mount Unzen, near the city of Shimbara on the Japanese island of Kyushu, creating a deadly tsunami that kills nearly 15,000 people.

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Witness conflicts of interest and hear self-serving claims long enough, and one risks becoming accustomed to them. The claims offered may be no better than a child’s connivances, yet repetition will cause hesitation even among reasonable and independent-minded people. FREE WHITEWATER published a few words on Monday about Whitewater’s new Common Council and Community Development Authority majorities. See On a New Common Council & New Community Development Authority. Today, a few remarks will follow about specific contentions from holdovers of yesteryear’s CDA.

The video of the Whitewater CDA meeting from 5.16.24 is embedded above. In remarks below, I will refer to specific claims from that meeting, and from earlier public meetings.

A few points worth remembering:

1. Whitewater lacks adequate housing. This condition should be evident to everyone and anyone. See Video, CDA Meeting of 5.16.24 @ 33:02.

2. Whitewater’s new CDA majority has proposed a residential development on South Moraine View Drive. See Video, CDA Meeting of 5.16.24 @ 31:47 and professional reporting from WhitewaterWise, CDA recommends approval of 128-unit multifamily development on Moraine View Parkway. This proposal is well-located and would provide a needed boost to our housing supply.

3. Rents in Whitewater are high for many residents.

4. A former CDA chairman, a second-generation landlord, when arguing against these new opportunities for others, concedes his belief that the proposed developments will affect his financial condition:

He [a consultant] mentioned that it would have no effect on student housing. And he’s absolutely wrong.

See Video, CDA Meeting of 5.16.24 @ 36:14.

It’s a candid admission: an acknowledgment that his view is particular, specific, and biased, impacting his interests.

These are not the views of an independent, unbiased analyst. It’s as though someone asked a Volkswagen salesman on commission which car to buy. (Be careful: someone may try to slip in some TruCoat.)

It is an implicit concession that rents will decline in conditions of steady demand and increased supply. With holdings in incumbent properties, this gentleman has a financial interest in preventing an increase in supply that might affect his bottom line.

5. He follows with a disingenuous assertion that he knows of no instance in which the city has provided financial assistance to a project like this. See Video, CDA Meeting of 5.16.24 @ 36:37.

The closer you look at his claim, the less you see.

The claim that there hasn’t been an effort to subsidize is disingenuous because policymakers (and self-interested men) can influence policy not merely through spending but through zoning. They can pay to make something happen, or they can argue against zoning regulations to limit competitors.

These gentlemen once backed zoning liberalization in the mid-Aughts when they wanted more opportunities for rental properties. See from March 2014 Last Night’s Zoning Rewrite Meeting (Residential Sections).

Later, when, as incumbents, they decided that they’d rather not have competition, they began to argue against others’ new properties. From 2014 see Daily Union, Whitewater council eyes zoning for Campus Edge development, where the CDA chairman produced a parade of horribles against more development.

See also FREE WHITEWATER @ Boo! Scariest Things in Whitewater, 2014 (“So a new apartment building at Main & Prince is ‘too extreme’ in design for Whitewater? Well, I would guess that existing landlords must think so. [Update: For consumers, it’s a good thing, and a bad joke that anyone from the CDA would shill against it.]”)

Years later (they’re tenacious!) they similarly fought in 2018 against a project on Tratt Street. See Daily Union, Common council rezones annexed land.

That project has been quite helpful and attractive.

As with the 2014 effort, they argued up and down against more supply to meet demand.

6. Perhaps, as someone now contends, he’s simply an advocate of affordable single-family homes. No, he’s not. These gentlemen have argued against affordable homes in Whitewater. In 2022, they argued against smaller homes, insisting on larger ones instead.

See from 2022 Housing Opportunity and Opportunity’s Adversaries, where these men argued against smaller lots for more modest, affordable homes. Fortunately, at least some lots were approved.

Whitewater’s Common Council, by a vote of 5-2 at its 9.20.22 session, sensibly approved on first reading the creation of an R1-S zoning district for detached, single-family homes on smaller lots. A zoning change that offers some builders and buyers, even in limited areas, more options is, prima facie, the right decision.

So what a this lights on for us, lights off for you public policy? It’s this:

A tiny clique of landlords has for years addressed this issue opportunistically. These few wanted to liberalize Whitewater’s ordinances to permit more student housing. And so, and so, there were more student apartments in the center of town. Ah, but when competitors sought approval to build on Prince or Tratt Streets, an incumbent landlord (and sometime public official) used one claim after another under the city’s ordinances to prevent or restrict those competitive projects.

These are proud, private businessmen right up until the time they hold public offices and entreat public bodies to bend to their special-interest desires. 

The larger homes these men advocated would have been out of reach for many residents.

It’s as though you told a struggling person that he should hold off buying tuna until he could afford caviar. A person taking that advice would go hungry waiting.

They opportunistically shift from one position to another while leaving residents without genuine, real options. Wait a bit is easier for men who already have than men and women who would like something affordable.

These gentlemen want the law liberalized when it liberalization suits their bottom line, but want the law restricted when restriction suits their bottom line. They could not be more obvious if they tried. (In my own case, the best policy would be fewer restrictions all the way down, but that’s not the point here. The point is that their views have shifted with their interests rather than the common good, and their interests are not the same as the city’s interests

7. Tax incremental funding comes up as an objection to this project. One should remember that the new CDA’s program here is to meet an existing need for affordable housing. A reminder: food, clothing, shelter. Any tax incremental fiancing now would meet a fundamental need. (I write this, by the way, as a long-standing critic of tax incremental financing; yet, this critic can see that some cases are more important than others, are more understandable than others.)

For years, these older men were involved in tax increment financing for Whitewater. They weren’t critics then; they’re raising doubts now they see competition. (These are not free-market men; they’re a few self-helping businessmen.) 

See from the 2013 Whitewater Register, TIF districts reviewed by city’s CDA:

Expressing optimism with perceived economic improvements, members of the Whitewater CDA recently discussed a number of the areas of the city designated as tax incremental financing (TIF) districts.

Officials briefly went over TIF districts 5 to 8 during a meeting Oct. 23. TIFS 5 and 7 are designated for mixed-use, a term denoting a blend of commercial and residential uses. TIFs 6 and 8, meanwhile, are earmarked for industrial use.

“We’re kind of getting out of the doldrums of this economy,” said CDA Chair Jeff Knight, expressing optimism of future development within the city.

Our current housing needs are, by far, greater than those of any tax incremental plan or other plan that a former CDA has ever advocated in this city.

If these few holdovers from another time would like to lecture others about tax incremental financing, they should first look to their past roles in tax incremental financing in this community.

Most important of all: it’s a city of 15,000 equal people, many of whom have good ideas for our future. A few older men who keep insisting ‘we’ve never done it that way’ or ‘that’s not our history’ only bolster the case for encouraging new officials, new voices, to advance a different way. We’ve not benefited from the public policy advice of the last generation. See A Candid Admission from the Whitewater CDA and Whitewater’s Still Waiting for That Boom.

It’s time — well past time — to blaze a new trail.

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