Islanders’ Secure Land Trust (ISLA)
Annual General Meeting
Saturday January 21 2006
Hornby Island Community
Hall
Program preceding the first Annual General Meeting
Jan Bevan welcomed everyone at 1:35 p.m.
Attendees numbered between 55 and 65.
1. Guest speaker was Jon Toogood, Chair of the Board of the Comox Valley chapter of Habitat for Humanity.
Jon’s points included the following:
Jon acknowledged that the high cost of land has made it increasingly difficult to acquire sites for Habitat housing. He described ISLA as a “magic opportunity,” and expressed the hope that Habitat could partner with ISLA on building in the future. Jon invited Darlene Gage to sit on the Board of Habitat for Humanity Comox chapter.
Contact number: Habitat for Humanity Comox Valley
(250) 334-3777
2. Land – the Foundation for Housing: Community Land Trusts in Canada, Island Initiatives, Challenges and Opportunities
Tony Law
presented a summary of the following text:
Community Land Trusts in Canada
Background
Providing housing requires land and buildings. Community Land Trusts (CLTs) focus upon the land component. CLTs often enter into partnerships with other non-profit organizations which carry out development, construction and management. Some CLTs take on these functions themselves.
Community Land Trusts have four key characteristics:
· Non profit status: - CLTs can be registered as charities, enabling tax receipts to be provided for donations of land, money or materials;
· Democratic control: - CLTs are controlled by grassroots membership; boards can be structured to include residents of CLT housing, neighbours, people with needed expertise and community members at large;
· Land ownership: - CLTs retain ownership of land while granting the right to use to third parties; this enables the price of land to be removed from housing costs; the cost of land from housing
· Perpetual affordability: - CLTs ensure that housing remains affordable by limiting the resale value of homes
There are few CLTs in Canada. In the USA, where the Community Land Trust model was initiated by the Institute of Community Economics in the 1960s, there are over 160. In Washington State alone there are 13 CLTs, more than in the whole of Canada.
The following Canadian CLTs each take a different approach.
The Community Housing Land Trust Foundation, BC
The Community Housing Land Trust Foundation (CHLTF) has initially focussed upon supporting existing housing co-operatives. Following the withdrawal of federal government funding for social housing in 1992, the Co-op Housing Federation of BC saw a need to secure land for affordable housing. The Federation created CHLTF the following year. Its first projects involved acquiring land that was being leased by existing co-operatives (three Crown properties and a privately owned manufactured home park which houses over 500 seniors).
Its next project involved being the recipient of land within a private residential development; the local government required that this site be used for affordable housing as part of the development approval.
The Calgary Community Land Trust, Alberta
The Calgary Community Land Trust (CCLT) focuses upon acquiring land for new affordable housing. It was incorporated in 2002 and received charitable status in 2004. CCLT does not develop or manage housing on its land directly. Instead, it partners with other non-profit organizations which have that expertise and capacity. Donations, bequests, government support and lease fees are used to acquire land. CCLT now owns land valued at over $1,000,000. CCLT's goal is to house 1,000 families/individuals in 10 years. So far, 27 families have been housed. An additional 20 homes are in the process of being built.
The Central Edmonton Community Land Trust, Alberta
The Central Edmonton Community Land Trust (CECLT) uses a rent-to-own approach to enable affordable home-ownership for low and moderate income households. CECLT purchases existing homes that are in sub-standard condition. The land trust uses grants (such as from CMHC) to renovate the homes. Applicants who meet established criteria are matched with homes on a first-to-apply basis and enter into a rent-to-own agreement. After five years, renters can become owners through a portion of the rent already paid being used to secure a mortgage. CECLT continues to own the land; householders pay a monthly lease fee.
These are all big-city projects, but much can be learned by smaller communities from the successes and challenges of these different approaches.
Island initiatives
Background
Island communities are, by their nature, small and isolated. Trying to address issues like affordable housing can feel overwhelming. Initiatives in other island communities can provide inspiration, solidarity and sources of knowledge. In San Juan County, Washington State, there are well-established and successful community land trusts. Gulf Island communities in BC are at a much earlier stage of organizing. Before the formation of ISLA, only Salt Spring Island had a community land trust.
OPAL Community Land Trust - Orcas Island, San Juan County
OPAL (“of people and land”) was formed in 1989. Orcas Island has a seasonal service economy with low-paying job. Much rental housing is only available for part of the year. Property values are escalating. OPAL recognizes that people essential to the community's well-being should be able to afford their own home. Energy spent struggling with short-term or inadequate housing can be put to better use.
OPAL's program eliminates land costs (and some site-development costs) from the price of a home. Funding comes from donations, grants, mortgages and land gifts. Houses are constructed to 'green building standards” with minimal impact upon the land. OPAL designs and builds homes to meet the needs of qualified applicants. Eligibility is based upon minimum and maximum income, limited assets and residency. OPAL also has a rental assistance and energy assistance program. There is a restriction on resale prices which keeps homes affordable while allowing sellers to retain their equity.
OPAL has provided housing for 63 families including 80 adults and 70 children (the children make up 15% of the school population). There are 56 family homes, 7 rental apartments and 3,600 square feet of rental office space.
Lopez Community Land Trust - Lopez Island, San Juan County
On Lopez Island, the character of the community has been shifting; the cost of homes increasing far more rapidly than wages. (Real estate values rose 27% in 2004 and 33% in 2005, but incomes rose only 3% during that time). In the past fifteen years, Lopez Community Land Trust (LCLT) has created three low-income single-family co-operatives as a way to help address this trend.
Funding comes from grants, donations and foundations. LCLT acts as the general contractor and project manager and supervises resident selection and the development of the co-operatives. House construction involves labour from home owners (24-30 hours a week), interns and volunteers. Eligibility is based upon limited financial assets, a regular adequate income that is below 80% of the median income for San Juan County and residency.
The first co-operative has 7 homes, the second has 7 (built in only 8 months) and the third has 8 homes. They are all in Lopez Village. (LCLT is also establishing a Community Farm; it publishes a Farm Products Guide and operates a Mobile Processing Unit.)
San Juan County Community Home Trust, San Juan County
San Juan County has the largest housing affordability gap in Washington State. San Juan County Community Home Trust is in the process of building 5 new homes that will cost between $125,000 and $140,000. Eligibility includes 3 years of residency, a good credit rating and income less than 80% of the median income.
Salt Spring Community Housing and Land Trust Society - Salt Spring Island
On Salt Spring Island, both middle and low income families are finding that attaining secure housing is an impossible challenge. Workers are increasingly having to move to Vancouver Island and commute back to Salt Spring from Crofton. The Salt Spring Community Housing and Land Trust Society is committed to providing housing for low-income people. Houses of only 500-900 square feet would be built in order to secure the smallest mortgages possible. Additions could be added later. One home in each cluster would be subsidized.
The Society bought 5 acres of land on Horel Road. Ten single family homes would be required to cover the cost of the land, but they found that the property had carrying capacity for only eight. Rezoning would be required; however, there were strongly voiced protests about the location being adjacent to the Cushion Lake watershed. Although the Society believed that concerns could be successfully addressed, the Society did not want its first project to be controversial and has put this property up for sale.
In the offing is a property owned by the Catholic diocese which may be donated to the Islands Trust in connection with a development. Trust Council would likely turn the land over to the Society. This 5 acre property, close to Ganges, could contain 24 houses. Provisional plans are to develop this in three phases of eight houses, with the last phase being rental units.
[Meanwhile, there is a private development on Norton Road, Salt Spring Island, that is proposed to provide affordable housing for employed, long-term residents. 24 houses would be built on a 5 acre property. Prices would be in the range of $225,000 - $250,000 (the median house price on Salt Spring is about $600,000). A housing agreement would require a covenant that would index the resale value of the houses so that they remain reasonably affordable. This project would not address housing for lower income households.]
Other island initiatives
- Cortez Island
Linnaea Farm Society at Mansons Landing is a land trust that has a residential component. The 315 acre property has an Agricultural zone, Forest Zone, a Protected Zone and a Residential Zone. The farm is the main focus of the Society and the residential stewards (who do not own their homes) are participants in the activities of Linnaea Farm. While Linnaea Farm Society is not a “community land trust”, its experience (such as the sewage composting program) may prove useful for projects on other islands.
- Bowen Island
On Bowen Island, year-round rentals (and even rental opportunities for less than a year are drying up. Small houses that a few years ago might have been affordable for some residents at prices of less than $250,000 are now selling for $600,000. A group of people interested in housing has been meeting on Bowen Island. They are looking at the possibilities of either creating a non-profit Society or encouraging Bowen Island Municipality to create a Housing Commission. Bowen Municipality has acquired 38 acres from the GVRD for community purposes, but there are many uses being suggested for this land (community hall, civic buildings, recreational facilities and parks). Development proposals could lead to possible opportunities for land to be dedicated for affordable housing.
- Galiano Island
A housing study has been conducted on Galiano; interested residents are now looking at next steps, including that of forming a community land trust. There is the possibility of community land becoming available for housing.
- Denman and Hornby
Hornby Island has two properties that have been donated to non-profit societies, which are essentially community land trusts. The Heron Rocks Friendship Society property has a small residential component. The Elder Housing Society has created elder housing units which are rented. There are also two well-established land co-operatives on large acreages. On Denman a co-housing group is established but it has not proceeded with the land it owns due to unresolved neighbourhood concerns about possible impacts of potential development; another parcel has now become available.
Challenges - and keys to success
For rural communities
Challenges facing rural communities include:
- Absence of municipal government
- Scarce human resources
- Scarce financial resources
- High building costs
- Low return on rental housing
- Lack of regular employment opportunities
In urban communities, municipal governments have the legislative framework and the access to resources to take an active role in creating affordable housing if the political will exists. In rural communities, it generally takes the initiative non-government organizations (such as community land trusts) to bring about affordable housing.
In small communities, human resources are usually already stretched to maintain community services and infra-structure and rural areas generally have an aging population. Access to financial resources is also more of a challenge in small rural communities.
Building costs can be higher in small remote communities due to transportation costs and limited large-scale power to reduce prices; availability of trades can be a challenge.
The low returns (due to lower incomes in rural areas) can make the provision of rental housing uneconomical for the private sector and a financial challenge for non-profit organizations.
Lack of regular employment opportunities (with incomes being generated by seasonal, casual, self-employed or bartered work) can make it hard for residents to qualify for conventional financing.
Keys to success likely include:
- networking nationally, regionally and with other communities;
- building strong leadership and a sustainable organization;
- creating community partnerships;
- making most effective use of individuals' expertise and interests;
- developing a sustainable business plan;
- focusing initially on creating home-ownership to support financial sustainability;
- using volunteers, sweat equity and local resources;
- creating small houses that can be added to;
- exploring alternative financing options.
For resort communities:
Resort communities face challenges in addition to those of rural communities. There are interests, other than those of residents, competing for residential housing. Residential properties are in demand for recreational use, second homes, future retirement, visitor accommodation and investment. This increases the price of homes at a faster rate than increases in local wages. Employment in resort communities is largely in the low-paying service sector and occurs mostly in the summer when there is a high occupancy of available residential housing. Resort communities are finding that the supply of long-term rentals is drying up and even partial-year rentals (8-10 months) are becoming less available.
Different resort communities have identified different priority housing needs. In Canmore, the focus is upon providing homes for permanent residents. Whistler has created a Housing Commission which is concentrating on providing housing for municipal workers (many of whom have been travelling from Squamish and Pemberton because they cannot afford to live in the community). The Tofino Housing Strategy has identified rental housing as a major need.
Some particular challenges in providing affordable housing through a community land trust in a resort community are:
- high land values;
- many property-owners not permanent year-round residents;
- potential NIMBY reactions;
- an eroding permanent population.
High land values can limit the potential for land purchases by a non-profit organization and can make potential donations more significant. Tax implications are important (and some amendments to relevant tax law would be helpful). The availability of public land can be more of a consideration when privately-owned land is expensive.
Non-resident property-owners can have limited connection to, understanding of and involvement in the community. Affordable housing availability may not be a priority for them. However, through efforts to build awareness and inclusion they can be valuable participants both in providing expertise and financial support.
NIMBY reactions can be more likely where a high value is placed on retaining natural, community and neighbourhood character and where land is expensive and used for retirement and recreational purposes.
An eroding (and aging) permanent population can get discouraged and overwhelmed by change. At the same time, awareness of community vulnerability can stimulate support for action.
Keys to success likely include:
- achieving status as a charity;
- building relationships with potential donors;
- pursuing public land availability;
- educating and involving non-resident property owners;
- including neighbours early on in planning potential developments;
- developing broad community awareness and support;
- achieving early progress to stimulate hope.
For Denman and Hornby:
Denman and Hornby have some similar challenges and opportunities and some that are unique to each island. Both have fragmented governance with key community functions carried out by a number of organizations. Both islands have the experience of successful community projects, including the leadership of island conservancies in land acquisition
Denman has very little public land but has significant remaining subdivision potential. Land for community housing could become available in connection with development proposals Hornby has very little subdivision potential. Any land that might become available for community housing would likely be through donation, purchase or use of public land.
Some keys to success might include:
- maintaining good communication with LTCs, CSRD, HIRRA, DIRA, DCA, CHI.
- building partnerships with community organizations with connected interests;
- strengthening inter-island understanding, support and co-operation.
Conclusion
Addressing the availability, cost and security of land is fundamental to affordable housing. The Community Land Trust model is proven and is adaptable to communities of different sizes and circumstances. There are particular challenges for small rural communities, especially those that are also resorts. Networking, developing partnerships, setting achievable goals (based on local circumstances and available resources) and building a sustainable organization are among the keys to success.
Islanders’ Secure Land Association (ISLA)
First Annual General Meeting
January 21, 2006 1:30 p.m.
Hornby Island Community Hall
Minutes
1. The meeting was called to order at 2:50 p.m.
2. Agenda approved
M/S/C Darlene Gage, Phil Bailey
3. Directors' Report, ISLA president Jan Bevan
Although the Islanders’ Secure Land Association is officially less than a year old, its roots go deep into our communities. On the occasion of ISLA’s first Annual General Meeting, it is appropriate to briefly review some of that history.
During the 1980’s, Denman Island Conservancy and Conservancy Hornby Island were formed to hold, for conservation purposes, land that has special environmental or historical value. After Hilary Brown’s decision that “Heron Rocks would never be sold”, the Heron Rocks Friendship Centre Society was founded, both to hold that piece of precious land in perpetuity and to address social justice issues. The Heron Rocks Friendship Centre sponsored a major inter-island conference on the issue of housing for elders. One result of that conference was the founding of a housing land trust on Hornby, the Elder Housing Society, which has since built several dwellings for seniors.
The issue of a Community Land Trust to hold land for affordable housing was first raised by Robear LeBaron in 1992. In January 1993, Robear organized a workshop on Hornby, sponsored by Conservancy Hornby Island. About 60 people attended, to hear speakers from Mayne, Galiano and Cortes Islands, and a lawyer from West Coast Environmental Law Association. Articles in the First Edition and a second workshop took place in 2001, but there was not yet enough volunteer energy to found a Community Land Trust.
From 1999 to 2001, the informal Displaced Neighbours’ Association attempted to address the issue of families being left homeless because of vacation rentals. The Islands Trust, especially Trustee Tony Law, also worked on the question of affordable housing, by sponsoring research, reports, and meetings, and a Housing Committee on Hornby. The Hornby Visioning Process worked on clarifying goals for housing, among other questions. A local construction firm attempted to acquire land and financing to help their workers afford to own homes.
At a meeting on May 1, 2004, a speaker from Salt Spring Island explained how that island had formed a Community Land Trust to address its problem of housing for working families. On that day, enough people put up their hands to form a working group to found a Community Land Trust for Hornby Island.
The working group began by starting to draw up a constitution and register a name, but the project was side-tracked by a question. If it takes so much volunteer time, energy and money to found a CLT, should our society serve both Denman and Hornby Islands? That question led to a round of meetings on Denman, resulting in a resounding yes.
Founding a Community Land Trust takes considerable care. We needed to make our constitutional purposes flexible enough to allow for future situations we could envision (and some we couldn’t), yet clear and tight enough to guide our society into the future. It took more meetings, and several consultations with local lawyers who kindly volunteered their time, before we had our constitutional purposes solidified.
For expediency, we decided to found the society using the B.C. standard bylaws. Although we have examples of bylaws from other housing trusts, it will take research, time, and legal advice to formulate our custom-made bylaws.
Our society was officially incorporated as the ISLANDERS’ SECURE LAND ASSOCIATION on March 4, 2005. The founding directors, all Hornby Island women, came with experience in Conservancy, CLT workshops, Elder Housing, Visioning, Displaced Neighbours Association, and the Housing Committee.
During the summer and early fall, the directors were mostly busy with their lives—earning a living in our seasonal economy, tending to family, dealing with their own housing crises, and putting energy to other community endeavours. Nonetheless, some ISLA work was accomplished: press releases, creating a membership brochure, and signing up our first members.
During the latter part of 2005, the directors registered with Canada Revenue, began the Charitable Status process, continued to recruit members, searched for new directors, and met with Island Trustees. As well, directors dealt with several initial inquiries about potential land transfers. It is still very early in the process, both for potential land donors and for our society (which has yet to receive its Charitable status from Ottawa in order to give tax receipts). Therefore no names or details of possible negotiations can be released at this time.
At this point—January, 2006—several of our founding directors are stepping down. We thank Donna Tuele, who helped get the ball rolling, and founding directors Maria-Bonita Kapitany, JoAnn Harrison, and Reina LeBaron for their volunteer work over the past two years.
Two other founding directors, Darlene Gage and Jan Bevan, are willing to continue. Several other people, from both Denman and Hornby, have expressed willingness to join the ISLA board. The upcoming year will be an exciting one, as we begin to develop our own bylaws, our policy for accepting land into stewardship, our ecological criteria and building standards, and the criteria for ISLA home ownership.
It may take years before we can report to an AGM that we actually have land and housing. However, with enough broad community support and volunteer input, that day will come, and it may come sooner that we imagine.
Jan read ISLA’s Constitution (Appendix A).
M/S/C Jan Bevan, Darlene Gage The Directors’ Report be approved.
4. Financial report to December 31/05
Darlene Gage, treasurer.
Financial Statements
Islanders’ Secure Land Association
January 1, 2005 to December 31, 2005
Revenues
Memberships $285
Donations/Bequeathments $0
Fundraising $0
Lease Fees $0
Total Revenues $285
Expenses
Incorporation $30
Communications $0
Office Expenses $0
Legal Fees $0
Building Costs $0
Land/Building Upkeep $0
Insurance $0
Total Expenses $30
Total Surplus/Deficit $255
Liabilities
Incorporation $130
Office Supplies $10
Total Liabilities $140
Assets
Union Bay Credit Union Account $255
As of December 31, 2005 there were 8 individual members, 5 family members and 1 organizational membership.
M/S/C Darlene Gage, Scott Sweeney
The Financial Report be accepted as presented.
5. Proposed work order for next year for next year’s board and volunteers
Jan reviewed the areas that the new board will address, with the support of volunteers wherever possible.
Membership drive – board and volunteers
Draft specific bylaws
Build community support
Conduct more research into other CLT – learn from their experience
Look for grant funding
Establish legal and financial structures, in consultation with expertise
Fundraising
Determining criteria for accepting a piece of land
Determining eligibility criteria for selecting applicants
6. Questions and discussion
There were recommendations from the floor re eligibility criteria: that ISLA be more inclusive than Habitat for Humanity for example (which builds only for families with at least one child under 16) i.e., to include adults who come together to form an intentional family group, foster parents, single parent families etc.
Islands Trustee Louise Bell from Denman introduced herself and newly elected Trustee David Graham. She offered her congratulations to ISLA, and said that she would be happy to act as a resource re Land Use Regulations.
Regarding
a question of whether ISLA would consider provision of housing for
disabilities, it was remarked that provisions for this could be possible
through partnerships with other organizations.
6. Report of nominating committee (JoAnn Harrison)
Founding directors are suggesting election of a Board of 8 to 10 persons, with
strong representation from both Hornby and Denman Islands.
The directors whose term ends with this AGM:
Jan Bevan
Darlene Gage
JoAnn Harrison
Reina LeBaron
Maria Bonita Kapitany
Donna Tuele
Standing for reelection are:
Jan Bevan
Darlene Gage
Also standing for election at this AGM are:
Laura Busheikin
Riane daSilva
Tony Law
Kevin McMahon
Michael McNamara
Michelle St. Pierre
Nominated from the floor were:
Eleanor Kneffel
Veronica Graham
Scott Sweeney
Ian Thomson
Motion: All twelve persons standing be declared elected by acclamation.
M/ Tom Knott S/ Judith Lawrence. Carried unanimously.
7. Adjournment 4 p.m.
Next Board meeting Wednesday Feb 1, at 1pm at HD Health Care Building, Sollans Rd, Hornby Island
Board Contact information:
|
Jan Bevan Darlene Gage Laura Busheikin Riane daSilva Tony Law Kevin McMahon Michael McNamara Michelle St. Pierre Eleanor Kneffel Veronica Graham Scott Sweeney Ian Thomson |
335- 2570 334-3795 335-2089 335-1959 335-1155 335-0952 335-0115 335-0952 335-1028 335-1675 335-0591 335-1060 |
Appendix A
ISLA AGM Jan 21, 2006
ISLA Constitution
Name:
The name of the Society is Islanders’ Secure Land Association,
referred to in this document as ISLA or as the Association.
Purposes:
1. ISLA is a Community Land Trust for Hornby and Denman Islands. Its basic goals are to give these communities access to land and to help low-income residents stabilize their lives by providing them with the opportunity to acquire and occupy affordable housing.
2. To acquire land on Hornby Island and Denman Island, and to hold title to such land in trust for the benefit of these two island communities, for the provision of long-term affordable housing and other community services, such as recreation and education.
3. To acquire, create and/or administer affordable housing or other community services, either independently or in cooperation with other community organizations.
4. To maintain in perpetuity the affordability of such housing through price-controlled home ownership and/ or long-term leases.
5. To steward the health of the natural environment and promote ecologically-sound and sustainable ways to use land, whenever possible.
6. To solicit and acquire funds and other assistance, and to own and acquire, by purchase, donation, devise or otherwise, land or personal property and to sell, exchange, lease, rent, improve or develop the same, and to hold or grant easements or covenants, for the purposes of the Association.
7. To support the purposes of the Association through research and educational activities.
8. To undertake any other activities that serve the purposes of the Association.
9. Dissolution. In the event of dissolution or of the winding up of the Association, any money or assets of the Association remaining after the satisfaction of its debts and liabilities shall be given or transferred to such charitable organizations promoting the same objectives as this Association as may be determined by the members of the Association at the time of winding up or dissolution. Failing such determination then such money and assets shall be given or transferred to some other organization provided that such organization be a charitable organization or trust recognized by Canada Customs and Revenue Agency as being qualified as such under the provisions of the Income Tax Act of Canada from time to time in effect. THIS PROVISION SHALL BE UNALTERABLE.
Bylaws:
The Bylaws of the Society are those set out in Schedule B of the Society Act.