Not a subscriber? Buy a Day Pass or just this story using our new Digital Wallet To subscribe, click hereHave something you've been wanting to ask the Democrats running in contested races the Feb. 25 primary? Continuing a series we kicked off in December, we're taking your questions not only to the two candidates for mayor (Annie Adams, DeShawn Williams) but to those running for city council seats -- in Ward 2 (incumbent Christopher Evans vs. challenger Larry Lister) and Ward 6 (incumbent Grace Wilken vs. challenger Bill Colbrook). Email your questions to [email protected]. TODAY'S QUESTION
Asks Urbana resident ESTHER PATT: Two-thirds of non-university housing units in Urbana are rental and the vacancy rate is over 10 percent but Urbana planning officials are saying Urbana needs more rental housing, especially in single-family neighborhoods. What are your thoughts?
ANNIE ADAMS
annieformayor.com
"Renters span the age and income spectrum, and there should be choices for them, no matter where they fall on the continuum.
"We should ensure that our residents have choices when it comes to where they live, how they live, with whom they live and how much of their income they spend on the home they live in.
"Urbana is a transient community. Between the University of Illinois and health-care institutions that bring in visiting faculty and staff, people are looking for nice places to live but don't want to buy. People don't spend 20 to 30 years at a job like they used to.
"Any single-family home can become a rental, regardless of location. Over the years, smaller, less expensive homes that used to be owner-occupied have become rented. Renters, especially those with children, often want single-family houses instead of being in multi-family buildings.
"There seems to be some demand for condos and town homes as people age, downsize and want to live closer to amenities but don't want a yard or a big house to maintain.
"With a limited supply of homes for first-time home buyers, Urbana's Enterprise Zone program has successfully incentivized new home construction. In addition, the city's partnership with Habitat for Humanity has built over 55 houses in Urbana, mainly for families.
"We will conduct a housing study to obtain accurate information on housing in Urbana and ensure that needs align with our broader social, economic and environmental goals of building a safe, affordable and connected Urbana."
DeSHAWN WILLIAMSelectdeshawn.com
"Urbana doesn't necessarily need more rental housing, but we do need specific types that the private market hasn't provided. I support more apartment construction in areas zoned for multi-family use, with a focus on affordability.
"Developments like the new complex on Vine Street are valuable additions to our tax base, but their two-bedroom rents exceed the median monthly mortgage payment for Urbana homeowners. Government intervention is essential to create housing for those who cannot afford today's market rates.
"As mayor, I will work with city staff to secure state and federal funds that enable partnerships with developers to build affordable rental housing for all income levels. My priorities will focus on families supported by a single wage-earner and individuals with fixed, low incomes due to age or disability.
"I also plan to relaunch programs that provide pathways to homeownership, connecting potential homeowners to resources like Illinois' new 'Smart Buy' program, which offers fixed mortgage rates, deferred down payment assistance and student loan relief.
"My focus will be on helping the 'missing middle' -- households earning 80 to 140 percent of the area median income, who often struggle to afford homeownership despite being qualified. We don't need to alter the character of established single-family neighborhoods; we need to harness resources to make homes in these areas affordable for first-time buyers."
CHRISTOPHER EVANS
Ward 2 incumbentFacebook campaign page
"Just about everyone, every time acknowledges in Urbana there is a shortage of affordable housing units, especially for those with very low-income. It is also understood that new construction is never affordable for our most vulnerable populations.
"Barriers to housing for poor people in Urbana: High rents; high deposits; application fees; low wages; background checks; credit checks; eental history checks, especially evictions; eules about children; paying rent through technology portals.
"The solution: There isn't one. Outside of federal grants, the city does not currently provide direct financial support to build in affordable housing, and is unlikely to be able to afford to do so in the near future. The most needed solution for people of very low incomes is tenant-based rent subsidies."
LARRY LISTER
Ward 2 challengerFacebook campaign page
"I do not support increasing the high proportion of rental housing in Urbana, but I do support better rental options, both in affordability and quality. I support new rental housing development in areas currently zoned for it -- including downtown -- provided these are built to higher-quality standards and that they displace existing blighted rentals.
"Ward 2 is home to the oldest remaining historic homes in our east (HEUNA) and west (WUNA) neighborhoods. We lost many in the early 1980s due to poor zoning decisions. Preserving -- and improving -- the unique character of both these neighborhoods is vital. These neighborhoods are the reason so many of us live in Urbana.
"Unfortunately, we've seen the quality of these neighborhoods decline, due to houses being purchased and turned into boarding houses by investors/developers who are speculating that current residential zoning will be relaxed. There is little incentive to maintain these properties. We need to maintain our current zoning for these specific neighborhoods.
"I strongly support incentivizing renovations of these boarding houses back to single or duplex starter homes, either owner-occupied or rental. One successful program involved local homeowners and preservationists who received backing from Urbana to combine with their own money and sweat equity to transition rentals back to single-family. I suspect there could be several creative ways to achieve this end.
"I am an engineer who loves building new facilities nationwide. New, sustainable development is integral to Urbana's future, but it must be in balance with the above. On this and several other issues Urbana is facing, I respond with "Let's find a way to 'Yes'!"
GRACE WILKENWard 6 incumbentFacebook campaign page
"Housing is essential, yet often financially burdensome for many residents in Urbana. The city does not dictate free-market housing prices, nor whether a property is rented or owner-occupied.
"We need more diverse housing choices so that there are affordable options for various income levels. The city can, and should, enforce the Human Rights Ordinance, which prohibits discrimination, particularly based on source of income for housing.
"There are many people in our community who qualify for a rental assistance voucher who are not able to find a place to rent, often due to discrimination. We need multi-faceted support for voucher holders, home-ownership resources and the creation of truly affordable housing.
"I have supported multiple initiatives in Urbana for first-time home-buyer training and financial assistance, home-repair assistance for seniors, creation of new housing that is dedicated to meeting HUD's measures of affordability, and reaffirming the city's stance on non-discrimination based on source of income.
"I support seeking additional ways that the city can support accessible homeownership and rental prices in Urbana."
BILL COLBROOKWard 6 challenger urbanaward6.org
"Affordable and well-planned housing is essential for a thriving community, and it will be a key focus of my work once elected. Ensuring residents have access to safe, quality and affordable housing is not just about economic stability -- it's about building a stronger, more inclusive Urbana.
"Now is the right time for the city of Urbana to conduct a housing study, given increasing enrollment at the University of Illinois, a growing aging population and evolving housing needs. This study will help us better understand vacancy rates, affordability challenges and their root causes, allowing us to make data-driven decisions.
"Some level of vacancy is beneficial, allowing landlords to maintain properties and keep rents affordable as supply exceeds demand. However, a high vacancy rate may indicate mismatches in housing type, location or quality.
"As of January 31, 2025, Zillow.com lists 284 available rental units in Urbana, including 145 two-bedroom units. Among these, only five houses are available, with an average rent of $1,300. Additionally, 69 apartment and condo units average $1,019 per month, while 73 apartment and condo units and 67 townhomes average $950. This data underscores the need for strategic, community-driven housing policies.
"Ward 6 has significant potential. With appropriate zoning, infrastructure improvements and development along the Philo Road business corridor -- including a new fire station -- residents can enjoy a safe, healthy and sustainable environment.
"Ensuring affordable housing is well-connected to grocery stores, parks, restaurants and retail spaces will be key to creating a more livable, vibrant community."