The Issue Has Been "Studied". Now It's Time for Action.
Northern Wisconsin can be a national laboratory of land use innovation. That's about 1/3 of the state to work with, to combine the interests of affordable housing (community) and land preservation (conservation).
This is not a novel idea. Trends are supporting it, and we can build on the work of the Lincoln Institute of Land Policy, to name one leading organization. Let's explore these two models of land trust and how collaboration in Wisconsin will be key to benefiting people, economy and environment.
Definitions: Conservation Land Trusts are for people with property who want to see it preserved. Often it's a wild place with no buildings on it, but not always. Sometimes a farm will be placed into conservation land trust, such as the Twining farm along the Kickapoo river. In this case there is a farm house that could serve as a community center, a crucial feature of tiny home villages. Add a barn and you have an exciting development opportunity that people will get behind.
Community Land Trusts are to serve people, and are aligned with the mission of conservation land trusts: minimal footprint and living with nature. This is where CoHousing comes in. Cohousing projects are based on shared values of residents who want to pool their resources and get the advantages of community which are too often lacking in "affordable housing" projects. What is "affordable housing" in Wisconsin? It is defined by tax credits given to an apartment complex developer who can offer reduced rents to anyone, no matter their values. What we're proposing is a bit outside the day-to-day of WHEDA. But their current model is far from adequate. At the recent WHEDA conference in Madison, these concepts were being actively discussed. We can deliver.
Although co-housing members do pay rent, or mortgage, it's to their own nonprofit entity. Having control is a huge motivator for low- to moderate-income. So they need to know about it. Then they will participate, show up, get involved, volunteer, donate, invest, take the role of owner and manager of their lives in a community in whose future they have some control.
There is a lot of incentive to participate, with options to gain equity over time for those who are unlikely to ever afford a down payment on a $300k single family home or condo.
Participation is the defining factor of a successful community. Currently things are at a low ebb. This will change. Collaboration across the 'silos' is required.
The benefit of adding community to conservation land trusts is this: Stewardship. Without stewardship, a wild piece of property can still be at risk for adjacent properties to be logged or mined. The private interests will count on the political pull of jobs to sway local residents and lawmakers toward exploitation. It happens around the world.
For affordable housing interests, working with a conservation land trust opens up a lot of options, a new network, so it takes some getting to know eachother. Of course it has to make sense and be mutually agreeable.
What if a new taconite mine were approved in Northern Wisconsin? This is a real threat in Ashland county, held back only by federal protection of wetlands. It may happen. Even if it does, the conservation interests will do themselves a favor getting behind these remote communities, especially the young people who need a future and should not have to move to Green Bay or Eau Claire. What choice do they have?
There are some stunning natural features in northern Wisconsin that could become a new eco-destination, for example Copper Falls State Park near Mellen, a town sorely in need of housing and economic opportunity.
Currently we are working with a regional coalition, based in Ashland county, to change this conversation, to combine shared interests in people, economy and environment. Here's who we have at the table:
US Forest Service
Bad River / Red Cliff Chippewa
Northland College
Ashland / Bayfield County Housing Agencies
UW Cooperative Extension
WHEDA / WEDC
Funding Agencies and Banks
Excel Energy
Northwoods Land Trust
Northwood Tech / Ashland High Construction Program
City of Mellen
Who gets housing? Seniors and workers are at the top of the list. A cohousing community can include both groups, based on the model established in Madison by Karin Krause, one of our consultants, whose work is featured in a recent news article.
The upshot is this: All parties interested in building added protections for the environment need to collaborate. There is no more time to 'study the issue'. This is not an imminent crisis, we've been in it for a while. Action is required to bring the funding for this type of project. We are identifying multiple funding pathways, including public and private. We know there are billions available if we can prove one project. But we don't need billions if we have collaboration and enough funding to meet the needs. Corporations and local business will improve their bottom line by contributing to a regional cohousing nonprofit, which will increase donations of land for conservation as well.
With our extensive network, which includes hemp-based housing innovations by Sativa Building Systems, in Wittenberg, WI, we have the edge and can deliver housing of any kind at a very competitive cost per square foot. We can bring some of the leading experts in co-housing and in community land trust models. Our associate Patti Lowe Ennis is a leader in native American banking and finance in Wisconsin and connections across the US.
It's up to regional stakeholders to do a little digging and evaluate this historic opportunity.
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