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Affordable Housing: A Sukkot Reflection and Charge

This is my D'var Torah for the first day of Sukkot 5784 and Shabbat, September 30, 2023.

 

Sukkot is actually the third part of the High Holy Days. It’s not just Rosh Hashanah and Yom Kippur. Sukkot is the zany but nuanced third festival of our kickoff month of Tishrei.

And Sukkot is specifically a continuation of Yom Kippur. On Yom Kippur we go hyperspiritual, in the sense that we put away most of our material existence – eating, physical pleasures and adornments, even our homes as we spend more time in the synagogue than any other day. Then on Sukkot it seems like the opposite – we get hypermaterial, very earthy. Outdoors, building the hut, waving the Four Species, and in contrast to Yom Kippur the essential mitzvah in the Sukkah is to eat.

What we are actually doing is bringing our spiritually-realigned selves from Yom Kippur into a stylized version of our material life. A simple house, a week of meals, getting hands-on with four types of plants that represent four basic ways we interact with the physical world of things that grow and the water cycle. It’s like moving into a prototype of the materialist world, getting the basics straight before we step out into a more complex actual world of commerce and tangible things. On Sukkot we try to align our material selves on the basis of our reoriented spiritual selves.

So in the Talmud the Sukkah is connected to the Holy of Holies, which the High Priest used to enter on Yom Kippur. That’s where the ark was with the tablets, which means the Sukkah itself is a covenantal place. It’s a design statement meant to guide our relationship to material things and to people with whom we share meals, and to people in our neighborhood. And all through Sukkot we’re reminded that our relationships with people and food are connected directly to nature. We’re always eating in the shade of the s’chach on top of the Sukkah, the shadows that remind us of the divine protection that covers us even when we’re not paying attention, a spiritual mist made up of very earthy material.

So I want to talk about one way we can prototype our material world in the coming year, so it becomes more aligned spiritually and covenantally. I am part of a group of about ten clergy in the area who call ourselves the Greater Nashua Interfaith Housing Justice Group. We have been together for about six years but we’ve been working very publicly on issues of housing for more than four years. I want to tell you some of the what and more of the why, and invite you to engage in that work with us as members of the Jewish community and the faith community more broadly. Many of us are speaking in our congregations this week on this topic. Some of you were here four years ago when we did the same.

A Sukkah is defined in the Talmud as dirat ara’i, temporary dwelling. On a Torah level this is about bringing us back to the desert, where the Jewish people lived in a series of temporary places while we got our Torah and our training. In Egypt, even as slaves we lived in houses, as we know from the night of the Exodus with the blood on our doorposts. In the promised land we would again have homes, to live in and buy and sell. Sukkot is about the experience in between. In the desert every one of us knew a vulnerability about food and shelter survival, and it was the same whether you were Moshe or Miryam or a tribal elder, or anyone else. 

In our community, dirat ara’i for some people means not having any place to call home from day to day. All of our local shelters are full all the time. Thanks to the vision of many local leaders and the generosity of many including members of our shul, a new shelter on Spring Street in Nashua was opened recently by the Nashua Soup Kitchen and Shelter. Having a stable place to come back to each day, to rest and eat a meal and do homework, is a basic prerequisite for physical health, and mental health, and doing your job well or staying consistent in school. Too many kids have to couch-surf, which means moving also from school to school, and you can imagine the impact on educational progress and social development.

Because so many of our local nonprofits work so well on homelessness, our clergy group has picked up the next level from that, which has never had enough public advocates. So we work on affordable housing, which in practice turns out be primarily for renters – another kind of dirat ara’i, temporary dwelling.

In the city of Nashua, an increasing number of people rent as opposed to owning the place where they live. As a result, rents in the city are skyrocketing, outpacing inflation by about double in the past decade. In our part of the state, even beyond the city, about half of renters pay more than they can afford on housing, meaning more than 30% of income. If you work in health care, education, or retail, it’s almost impossible to find a place to rent in Nashua that’s affordable on your salary, and certainly that’s the case for people in lower paying jobs.

As a result, just the City of Nashua needs to add around 4,500 more units of housing by 2030 to stabilize our overall housing market, and of that at least another 1,800 units that would have to be affordable to people making far less than the area median income. Even this wouldn’t quite meet the needs of all the families emerging from transitional housing programs or everyone working as a nurse, a police officer, or a public school teacher who wants to live in the community where they work. It would still be a dramatic bite in the shortage.

Our municipal leaders and our state leaders have been paying more attention to this over the past five years. In Nashua, there have been some welcome achievements and our interfaith housing justice group has been part of a couple of them, as has the Granite State Organizing Project in these and others. Nashua created an affordable housing trust fund with $10 million from the American Rescue Plan, one of the Covid-19 relief programs passed by Congress. This money will increase the incentives for private builders to create affordable housing. Rentals are financed on the expectation of an income stream down the road, and when the apartment is going to be rented for less than the market rate, there’s a shortfall there that makes the project unprofitable – or in the non-theological lingo we’ve learned, “it doesn’t pencil.” To make it sensible for a developer to rent at a rate that someone could afford who is a teacher or a nurse or getting back on their feet with a new job, each unit requires an extra $25-80,000 of upfront financing. That’s what this fund will provide. This $10 million can help us bite off some 10-20% of the need we have. We’ll need more in the fund to hit our goal by 2030. As an example, a real-estate transaction surcharge on the order of a penny on every $1,000 of a sale could fund our need in Nashua in perpetuity. 

We have a new inclusionary zoning ordinance that passed our Board of Aldermen with not a single dissent, which requires new buildings of certain sizes to have a certain number of units of affordable housing within them, or else the developer has to pay per unit built into the housing trust fund.

Many of you have seen the redevelopment and expansion of public housing downtown on Central Street off the south end of the new parkway, formerly the Bronstein Apartments and now Monahan Manor.

All of these are an acceleration of the pace of creating new affordable housing, but we are still behind where we need to be for 2030. So we need to advocate for more funding from the state and other sources, as the Covid-related stimulus funding comes to an end.

If it were just about numbers, I don’t know that we would be involved specifically as people of faith. How we create housing matters. 

The Sukkah is about covenantal design. It’s about how housing links us together or divides us. When the Talmud discusses the construction requirements for the Sukkah, it connects the Sukkah to a chuppah, the marriage canopy, and to a mavoy, a neighborhood allyway where people often decide to collaborate in carry things around or share food on Shabbat. I’ve been thinking about the most bizarre design teaching about Sukkah, which is the booth has to be big enough for your entire head, a table, and most of your body but not all of it. Obviously this wouldn’t be a comfortable Sukkah, nor is it ideal to have a Sukkah where you can’t eat with other people. I think what it means is that you have to experience a full Sukkah mind yourself, but your eating has to keep you connected to what’s outside.

How we create housing is as important as the raw number of apartments. American public housing programs created clusters of high-rise buildings that concentrated poverty and had the effect of segregating many cities by race. The newest thinking even about publicly financed construction is that it makes a difference when attention is paid to how a building helps people connect with their neighbors, with local business and public space. Open space and common space matter, incentives to connect with other people in the building as opposed to fearing them. It makes a difference when people of different socioeconomic backgrounds and cultures live in the same building – so much informal networking happens, so much social trust can be built across difference, the outcomes are proven better for children. 

It makes a difference when the people who live in a building or a neighborhood that will be rebuilt to increase its capacity for housing have a voice, in the design and in what happens to them while they are displaced.

Our interfaith housing groups call this covenantal thinking. It’s what we hope for and are already lobbying to happen around the next big projects in Nashua: redeveloping the Elm Street Middle School when the new school opens, recreating the public housing on Major Drive, what will happen next now where the asphalt plant was proposed down the hill from here, and how to repurpose Daniel Webster College as proposed in the new city master plan.

Covenant thinking might lead any one project to have fewer units, which on its own seems like a missed opportunity. But as the lens widens, new people might see themselves as partners for affordable housing, and new projects can emerge that the existing stakeholders might never have thought of.

The Spring Street Shelter has some of this covenantal thinking in it. There are community rooms, rooms for education, and former director Michael Reinke’s vision was for community groups beyond NSKS to share a life in the building. Not just to see residents are people who need things from “the rest of us” like clothing, or even skills training. But a place where community groups could offer interesting cultural and educational programming for anyone, resident or not, in a location central in our city right downtown.

The last time a group of us preached on housing we were leading into a public event, which generated momentum and new relationships with city officials and led to some of the progress to date. We’ve been able to collaborate and to critique. So too this coming Monday the community is invited to a forum with candidates for mayor and the Board of Aldermen in Nashua. We will hear stories about the housing crisis from community members, and then ask the candidates for their policy priorities around equitable, affordable housing. The forum is at the Unitarian Universalist Church near here at 7:30, and you’ll have plenty of time to make it after our Sukkah dinner and event here that night. 

Whether or not you live in Nashua, you can advance the goals of more affordable housing created in a covenantal fashion in many ways. Attend the event on Monday. Sign up for our e-mail list, so we can keep you posted on public meetings of local planning boards and other bodies debating policies and budgets. We need people who are not the usual faces to come and be YIMBYs, Yes in My Backyard advocates, because almost every project is opposed by an organized group. Ask any candidate for office if they will accept a pledge toward 2,000 new units of affordable housing this decade if you live in Nashua. But things are happening all the time in the other towns too, and next year, the gubernatorial and legislative elections will have a big impact, because Gov. Sununu and the legislature the past few years have added tens of millions of new dollars statewide into affordable housing finance. The new governor and legislators should continue in that path and add even more.

And if you or someone you know has expertise in any area related to real estate or finance or construction, or philanthropy, help us connect. One of the things about our congregations is that we have so many different talents and resources among us, and it’s not just the same players as are around other tables who discuss and decide these matters.

Sukkot is a good time to reflect on the physical structures we live in and how they are connected as neighborhoods and as towns. On Sukkot we move out of our settled homes into dirat ara’i, temporary structures, which help us get our bearings as we relaunch into a year of commerce and consumption, neighborliness, political debate about how we marshall and share our collective resources. On this Sukkot, let’s complete the High Holy Day season by restoring our material lives to their spiritual roots, their covenantal roots, for the new year.

Shabbat Shalom and Chag Sameach!

Inheriting America, Choosing America

This is another take on something I've written and spoken about before, how and why I chose to stay in America because of my engagement with quintessential American themes of freedom and individuality. I spoke about this last Shabbat, in anticipation of Independence Day 2022. It's published here at the Times of Israel.

The Moral, the Political, and the Partisan

This was the D'var Torah I gave for Parashat Behar on May 21, 2022.

Whenever people suggest that Judaism could be separate from politics, I think about this week’s parasha. The Shabbaton and the Yovel (the sabbatical and the jubilee) – these mitzvot are not just personal and spiritual teachings, about what you eat and what you share. They are about the whole system of property and ownership and power, and about our relationship to the land and the ecosystem that provides our food.

Every seven years, it doesn’t matter who owns a field and who has stored up food from the year before. Everyone has access to all of it, and everyone comes side by side to get food from the land and from private storehouses, and maybe they even eat together. Every fifty years, it doesn’t matter who has bought or sold a piece of land and who lives where. All families go back to the land holdings originally given to them in the time of Yehoshua when the people first came into the promised land. Wealthy families give back what they have bought legitimately; poor families are restored to what they needed to sell.

None of this happens individually or one at a time. Both the Shabbaton and the Yovel happen to everyone at the same time, in every region of the land. It is a social experience around property and wealth and power that is shared all at once, by society as a whole.

It occurred to me this week that Shabbaton and Yovel are far more radical than even the Exodus itself, the overturning of Pharaoh, which I have taught often and recently was unlike anything ancient people had ever thought previously about the value of human beings and about power. The Exodus was unprecedented – but it was in response to a situation of actual group suffering, imposed by a specific oppressor. Shabbaton and Yovel are not in response to any specific instance like that. They are pre-programmed responses to the regular things that happen in a society where people work the land and trade food and labor and exchange property. They are for a society that also has good ideas of tzedakah (giving) and chesed (caring acts), which individuals are responsible to carry out.

Without the need for painful suffering on a massive scale, or mobilizing against a tyrant, the Torah in Leviticus 25 mandates the overturning of our relations in the economy and society, making it all change visibly in the open every seven years and every fifty years.

Maybe the end of the book of Vayikra (Leviticus) is the real bookend to the beginning of the Exodus. Exodus begins with our ancestors as slaves building cities for Pharaoh’s regime, and it ends with them building the opposite -- the Mishkan, a spiritual central for the regime of Hashem. “Let them make me a Sanctuary and I will dwell among them,” says Exodus. But now, nearly at the end of Leviticus, people imagine building a system for recalibrating their society on the go, making sure no one can permanently accumulate Pharaoh-like wealth and power over the others. “For to Me the Children of Israel are servants,” says the end of Leviticus – and the Talmudic rabbis explain: For to Me they are servants and not servants to other servants, not slaves to each other. Shabbaton and Yovel are the social and political inoculation against more Pharaohs, even a Pharoah among the Israelites themselves.

Political this is – and yet, it’s not. I’m using the word politics a bit fast and loose, because Parashat Behar does not show us politics in action. We know the sabbatical year was implemented in ancient times and still is today, and in Roman times and modern times there has been politics around it. We have no idea whether the jubilee really ever happened exactly the way the Torah stipulates. Our parasha describes an ideal society, and we can think about the moral and spiritual principles the parasha teaches. But the actual outcome could only be ensured through political activity.

Saying the Torah has social visions doesn’t itself prove that there is a Torah of politics and political action. I love to bask in Shabbaton and Yovel, any excuse to do that is dayenu – but I want to say more about the Torah of political action, which in a way only begins with things our parasha.

I want to use a distinction proposed by Yehuda Kurtzer, president of the Shalom Hartman Institute of North America, though I will take it in a slightly different direction. You may be starting to recognize the Hartman name and Yehuda’s name in particular from many of my d’rashot. For the past few years Yehuda has been teaching around the idea that American Jews ought to distinguish in our civic activity between the moral, the political, and the partisan. Briefly, Yehuda defines the moral as our core social principles; the political as our collaborative strategy and work in society; and the partisan as the activity we do typically within either of the two teams, the Democrats and the Republicans. Yehuda argues that it is bad for America and particularly bad for Jews when we don’t distinguish between the moral, the political, and the partisan.

The moral refers to the principles and values we hold, which generate our ideas about the good society, and the actions we actually perform toward other people and in groups of people we know. The moral is also about working on ourselves as people in society. It’s about being honest about our own individual gifts and our own individual limits. It’s about asking ourselves why we care about this more than that, looking at our own inconsistencies and hypocrisies. The moral is where we make judgments, often about others though it should also be toward ourselves. The moral is about how we do teshuvah around our action and inaction in society -- how we hold ourselves accountable and recalibrate ourselves, as well as the smaller groups within which we talk about politics or we organize. The moral dimension is very spiritual and obviously very Jewish.

The political – I want to use the word in its Aristotelian sense. Not “yeech, politics”, but the elevating work of defining and creating the polis, the best society that is both aligned with our moral values and also cultivates those values at the same time. We are only real in society, and political activity enlarges us and elevates us and completes us. The political brings people together in purposeful work, helps us each discover our gifts and how they fit together, and shows us new things to admire about each other.

The political magnifies our power to achieve visions, on a scale not possible just by small group projects or even by giving tzedakah. The political is how we find the power to bring a society into alignment with the ideals of Shabbaton and Yovel.

The political is also the level where groups ought to try to understand themselves, and look at their own strengths and weaknesses and hypocrisies. Groups need to do teshuvah as well. This is spiritual work and Jewish work, and indeed the Torah presents the Jewish people as a group trying to learn the detailed social covenant from Mt. Sinai, to internalize it and build a society based on it in the promised land.

Finally, the partisan is working for the party and candidates we believe right now can bring our moral and political visions into being. It’s mobilizing behind the specific leaders and groups we believe can do that. When we use the word “politics”, Yehuda points out, what we usually mean is the partisan – picking sides, zero sum, experiencing outrage and supporting one group and being angry at the other.

The moral, the political, the partisan.

Yehuda argues that we have too often collapsed the distinction between the moral, the political, and the partisan. If all we let ourselves look at is the partisan, that becomes our good and evil and our daily religion. We will lose important parts of our moral compass to the extent that most of what we can think about or desire is that our group or favored leader wins. We need the moral as something separate, Yehuda says – and I would add (in my name if not his) that we need the political as distinct from the partisan as well.

People who object to having politics in Judaism say: Stick to the moral. But the moral alone is too general. Saying Tzelem Elohim (the image of God) does not tell us why we should care about Ukraine in this way and Afghanistan in the same way or perhaps a different way. Talking about Shabbaton and Yovel does not tell us what the tax rates should be on income or wealth. Moral principles frame the questions and suggest directions but don’t give us answers. From the moral we need those directions, and we need to circle back to the moral principles when we are doing political thinking and political work.

We need also all the processes of teshuvah – assessing ourselves and what we are bringing to political action, checking our hypocrisy and self-righteousness, making sure we are rooted more in love for those we responsible for or allies for, and less rooted just in hate of those we are against.

Too much of religious politics is the partisan alone, and that is bad for religion generally and terrible for Jews. The partisan is where work is done and things are accomplished. But it is a realm of constant fighting; it cultivates hate and anger and fear. It discourages nuance and punishes ambiguity, and it asks us to hold up as absolutely true things that are only partially true. When we equate all politics with the partisan, the losses that come inevitably in the partisan make all political work angry and fearful and dispiriting and draining, even when we have won something for the time being.

Yehuda says we rent out our moral sense too often to the partisan; and since the partisan is win-lose, our moral judgments become binary as well. Our fellow citizens are good or evil. Our fellow Jews. Yehuda quotes a Pew study that says as much bias as there is, explicit and implicit, against people of other backgrounds, whether religious or ethnic or racial or educational or economic, the most widespread hate in America is toward people of different partisan affiliation.

The moral is crucial; the partisan is where the rubber hits the road. But neither the moral that supplies our core principles, nor the partisan where we accomplish our goals or we lose -- neither of these should be the center. At the center should be the political. At the center should be the political for each of us spiritually, and for us as a Jewish community learning and acting and reflecting.

The political is where we ask how our principles translate, where we ask it again and again, even while we are strategizing and even as we are executing our strategies. We ask whether we are being true to our principles or just think we are.

The political is where we take time from the practical battles to appreciate and admire others: the leaders who motivate us, the teachers and writers who educate us, the people who bring the signs and the food and crunch the numbers. It’s where we see ourselves in a good light as part of such an organism.

The political is where we try to understand those we are fighting against -- for the principles they might have, for the people they are loving and standing up for. These are aspects of our opponents we might learn from or at least learn to answer, if only to make our own moral arguments stronger.

The political isn’t something you do by yourself. It’s not sermons and it’s not Facebook posts, unless they invite conversation. The political is together, and sometimes it even can be done together by partisans opposing each other. It’s what I hope tomorrow’s panel on reproductive rights will model. It’s what groups a lot of you have been involved in doing in your own political work in the local community.

It's not enough for the synagogue to do the moral, and of course we should not be doing the partisan. It’s not good for religion to stay in a corner, or to make itself indistinguishable from a political party. But the political yes, sometimes all together as us and sometimes when we lift up one issue or sometimes when we’re in a learning posture about ourselves as people engaged in the political. That is very much what a religious group should do, and what Jews should do together.

And in that sense, maybe Shabbaton and Yovel are political. Apart from the practical sharing and resetting around food and property, they were ways to get people talking about the world of years 1-6 and years 1-49, and maybe even working on that politically. Or so I fantasize. Our next half year in this country is going to be intensely partisan, and that will be hard. Let’s do our part to elevate the time, by making it more political as well.

Don't Strike the [R]ock -- Reflections on the Oscars

Head over to my blog at the Times of Israel.