To sustainably steward land and facilitate its renewed use by the

communities living, working and playing in downtown Hamilton.

We see Hamilton turning a corner, led by the dynamism, diversity and

density of its downtown. We want to ensure that Hamilton’s

transformation is sustainable and inclusive, giving downtown

communities a role in decision-making as abandoned, underused, or

contaminated lands are re-purposed.

As civically engaged Hamiltonians, many of us go about our daily lives in the core of this city noting

the numerous urban features screaming for re-use, better use, or total redevelopment. In our

neighbourhoods, we can all think of disused plots of land or the odd empty house, its absentee

landlord ignoring the tax bill and property maintenance for years in the hope to one day flip it for a

profit.

Because we’re so close to Toronto, we also know what redevelopment and gentrification could

eventually look like here. This fairly predictable influx of people and capital will help transform the

city, but it’s also an impetus for Hamiltonians to protect the character of our core and to build the

affordable, mixed density, walkable, welcoming and well-serviced neighbourhoods we desire for

Downtown.

In short, it’s time for a Community Land Trust in Hamilton.

A community land trust is a non-profit corporation that owns land in the name of citizens and leases

it back to social-purpose organizations and individuals in order to help meet needs that are

prioritized by the community: for example, green space, community gardens, parkland and affordable

housing. A CLT can also reduce the red tape that groups have to deal with when accessing shared

community assets like community centres or sports fields.

Earlier this year we put out a call for volunteers to try launching a CLT in downtown Hamilton. With

the help of more than 20 committed volunteers donating time, money and professional expertise, we

now have something we are ready to discuss with our fellow citizens.

That’s why you’re here. We want to show you a few ideas for potential projects where, with the right

partners and donors, we can find better uses for downtown land, and protect those uses far into the

future. We also want to pick your brain about the kinds of projects a CLT should be oriented towards,

and to get your insight on the organization’s proposed structure and objectives.

Most importantly, we want to connect with people interested in pursuing this project further. By the

summer we hope to be incorporated and we’ll be building the structure to help a land trust succeed,

but we will still need engaged, energetic Hamiltonians willing to donate some time, money or skills to

this project.

Thank you for joining us tonight to build the social framework we need to support a Community Land

Trust in Hamilton and please see the attached survey and donor form if you can help.

Sincerely,

Allison Maxted

Hamilton Community Land Trust Coordinator

Mike Borrelli

Treasurer, Beasley Neighbourhood Association

A community land trust (CLT) is a non-profit organization which is mandated to acquire donated or

purchased land parcels, particularly vacant or underused land and buildings, in order to steward their long-

term use. The CLT retains perpetual ownership of the land while leasing it to end-users for affordable

housing, business space, parkland, or other community-directed uses, on a stable, long-term basis.

CLTs serve a particular geographic area such as a neighbourhood, a collection of neighbourhoods, a city, or a region. They have an open, place-based membership and decisions are made by a democratically elected board which is evenly comprised of:

people who lease land from the CLT; residents of the surrounding community, and; individuals presumed to speak for the public

interest (e.g. elected officials, funders & service providers).

CLTs actively pursue partnerships with government and other organizations to facilitate the development and redevelopment of the properties, to manage buildings and parks on CLT land, and to provide homeownership support and other relevant programs.

The urban community land trust model as it exists today originated in the United States in 1981 with the Community Land Co-Operative in Cincinnati. Today, there are over 240 CLTs in the United States; the largest and most highly-regarded CLT being the Champlain Housing Trust in Burlington, Vermont. CLTs can also be found in the UK, Canada, Australia, Belgium, Africa and the Middle East. In Canada, CLTs are frequently used in conjunction with the co-operative housing industry. Compared to the United States, CLTs in Canada are rare but began to emerge in the 1990s/early 2000s in places such as Edmonton, Calgary, and Winnipeg. Renewed interest in the model has recently emerged in Vancouver and Toronto in response to the affordable housing crises facing those cities. The Neighbourhood Land Trust is currently being developed in Parkdale, Toronto. For more information on this and other CLTs, see our resources page at www.hamiltonclt.org.

Starting a community land trust organization in Hamilton can create opportunities for all Hamiltonians to continue the forward momentum that has been taking place in Downtown in recent years. By supporting revitalization while simultaneously protecting long-term affordability, a CLT in Hamilton could work to address key challenges faced in the downtown core such as:

enhancing and maintaining affordability

attracting new residents

neighbourhood intensification and infill

community empowerment

Working with partners in the Hamilton area, a Hamilton CLT could work with community partners to

pursue objectives such as:

In 2014, a group of interested volunteers from around Hamilton began some of the legwork necessary to get a Hamilton CLT off the ground, with the primary goals of incorporating and seeking funding to hire an executive director to conduct a feasibility study. We are still seeking the support of community groups, as well as donations of time, skills and resources. If you can help in any way, please fill out the attached survey/donation form. We are always looking for interested and self-starting volunteers with a variety of skills and areas of expertise including (but not limited to):

fundraising

research

community organizing

advocacy

non-profit management

finance and accounting

law/legal advice

public consultation

real estate and development

city planning

Community gardens have been an important

part of Hamilton living for generations, and

downtown communities still clamour for

more space to grow the many foods that

thrive in our fertile soils and temperate

microclimate. There is significant demand for

urban agricultural space that can feed our

local communities while strengthening the

bonds between neighbours.

Downtown communities have identified in

neighbourhood plans the desire for more

parkland, green and garden space, but this

beneficial land use is difficult to defend from

the relentless push to develop buildings.

In addition to gardens such as the Stuart Street Community Garden, Hamilton Victory Gardens (Cancord Site),

Victoria Park Community Garden, and Hill St. Community Garden, the Hamilton Community Garden Network

(HCGN) works with partners to support more than 50 community gardens around the city, including many

Downtown.

A community land trust could permanently set aside land for

community gardening so that this important land use is not a

victim of Downtown’s economic success in coming years.

Gardens are compatible with other land uses, such as

housing, commercial space, community centre or parks. Odd

plots near railways have been identified as potential garden

locations, and in certain cases even marginal or brownfield

land can be used for gardens by using above-ground planting

beds and donated soil. This assures gardeners that they are

always growing safe, healthy fruits and vegetables for their

family and friends, and site remediation costs are minimized.

Volunteers weeding at Hamilton Victory Gardens' Cancord Site

Some of downtown Hamilton’s Community Gardens

(Source: HCGN Directory)

“We need to take action now to put aside land downtown for urban gardening, or in a generation we’ll be like Toronto and there won’t be a square

foot available for a tree or plant.” - Dominic, Strathcona resident

The challenge: Turn a disused piece of downtown land into a green-thumb’s paradise.

Land required: <0.5 acre of cleared or semi-cleared land.

Estimated upfront capital costs, estimated from HCGN worksheet:

Lumber for 20 4x6 table-top raised beds: $5,000 or donated

20 cu yards of soil: <$1,000 or donated

Labour: Donated by volunteers

Hook up for water from nearby source: $2,000

Tools: $1,000 .

Total capital grants required: <$9,000

Estimated annual operating costs:

Property taxes: <$1,000 or waived

Capital maintenance: <$250 or donated

Additional soil or compost: <$500 or donated

Total estimated operating costs: <$1,750

Potential annual income:

10 users with institutional/for-profit lease: $750

10 users with community lease $400

Grants from community/partners $250-750 .

Total potential income: $1,400-1,900

245 Catharine St. North (contaminated lands)

Areas of City-owned Barton-Tiffany Lands (old Rheem Site)

Since turnover of volunteers is a perpetual challenge with community-run ventures, partnerships with

groups like the Hamilton Community Garden Network, Victory Gardens and leases to for-profit urban

growers are important to a garden’s long-term sustainability. Meanwhile, community organizations like

neighbourhood associations, churches, schools and other community groups can provide the enthusiasm

and ongoing source of volunteers.

Low cost and high impact; fills need for green and recreational space identified by communities in

neighbourhood and city plans; can help fill desire for more local food growing and marketing; potential for

parts of land to be used for urban farms market; potential for collaboration with existing land-users.

High turnover of volunteers with community gardening (need institutional or for-profit operator); contamination, liability or infrastructure issues; relatively low revenue potential.

Aerial view of 245 Catharine St. N

“Affordable housing is a pillar of a healthy, inclusive community. Our vision of mixed neighbourhoods includes a range of housing options that will serve people where they

need it. A community land trust is an important tool that can encourage affordable housing development.” - Renée Wetselaar, Senior Social Planner, SPRC

Hamilton needs more affordable housing. With approximately 5,400 households on the waiting list for

social housing, and 15% of Hamilton’s residents in the category of “precariously housed”, access to

affordable housing remains a major challenge to the well being of our neighbourhoods and residents.

Numerous local organizations are working on the affordable housing challenge. We believe a CLT can help by:

1. Buying, restoring, and leasing small residential and mixed use properties in challenging areas at

below-market rents.

2. Developing an affordable homeownership program to buy properties with individuals or families

who would rent-to-own, or have lease-hold mortgages.

3. Buying or holding properties that are good candidates for large affordable housing

developments. In the short term, we will use them for raised-bed community gardens; in the long

term, we will make them available to affordable housing developers at cost.

Barton Street properties like the one pictured are frequently available for less than $130K. They can be

renovated and leased at below market rates with the help of community partners.

Estimated upfront capital costs:

Land Purchase Costs: $130,000

Renovation Costs: $100,000

Total capital costs: $230,000

Estimated annual operating costs:

Property taxes: $2,000

Insurance: $1,500

Repairs: $1,000

Management fees: $1,100

Total estimated operating costs: $5,600

Potential annual income:

2 residential units $14,400

1 commercial unit $14,400

Total potential income $28,800 Sample Barton St. Property

Using a model developed in Winnipeg, and investigated in Hamilton by the Affordable Housing Flagship, we

can work with community partners and encourage the creation of small, affordable, self-contained

apartment-type dwellings. These would offer an alternative to rooming houses and would be built on

vacant infill lots.

Estimated upfront capital costs:

Land purchase costs: low or donated

Building costs (8 units): $58,000 per unit

Total capital costs: $464,000

Estimated annual operating costs:

Property taxes: $2,500

Insurance: $2,500

Repairs: $1,000

Management fees: $1,500

Total estimated operating costs: $7,500

Potential Annual Income:

Rental income - 8 units $43,200

Total potential income: $43,200

City Tax Arrears properties

Mixed use properties on Barton Street and other areas

where access to financing is a challenge

Developing affordable housing is a challenge, and one that often requires alignment of many factors.

Partnerships will be essential for patient capital financing, land acquisition, and housing development and

operations. The CLT will reach out to experienced affordable housing providers, building schools, skilled

trades and private sector developers to achieve these partnerships.

Hamilton has plenty of affordable, but potentially contaminated, land. The city has a collaborative housing

sector with expertise across the continuum. Access to financing and committed management is often a

challenge for for-profit developers, whereas the CLT has a much longer time horizon.

One of the principle challenges is finding land suitable and ready for development. Hamilton has a

competitive housing market, and as such there is significant demand for properties in the city. Additionally,

many areas of Hamilton’s downtown area face potential contamination and remediation issues.

Winnipeg Pocket Housing (SAM Inc.)

“There’s so much potential in this downtown, and it’s trapped beneath a layer of asphalt. It’s time to set it free.” - Dave, North End Resident

Parkland connects residents with nature and

provides citizens with accessible space for

recreation and reflection. Downtowners share the

city with so many other people and uses, so in the

midst of high residential densities there is a

premium on land reserved as peaceful preserves or

for light sporting or athletic uses.

Though municipalities play a central role in

providing parkland and associated programming,

there is plenty of room for other organizations to

steward parkland and other naturalized spaces.

The local Head of the Lake Land Trust already

protects beautiful natural areas of the bay area for

the enjoyment of all, and a southern Ontario Rotary

Club has re-used a landfill to create a 13-hectare

park in the Greenbelt near Niagara.

Like other land stewards in Southern Ontario, a local

community land trust could adapt existing brownfield, industrial or other lands in the lower city to

preserve them for parkland, naturalized space, and recreational lands, as well as for heritage and

historical purposes.

There is already a known and vocal demand for a soccer pitch in the downtown area around Beasley,

especially with the impending loss of Sir John A. Macdonald School. A CLT could make a priority of

identifying and acquiring (through purchase or donation) a lot with enough space for soccer and other

big-field uses, allowing children and sporting enthusiasts from the central city to play where they live.

Other tried and tested options include turning parking lots into green-space or parkland. Downtown

community groups have been vocal recently about the need to develop the large swaths of parking lots

downtown. Since private operators currently enjoy a tax subsidy for their blacktops, a CLT could

potentially work with the City or other partners to acquire surplus parking lot land for community uses

as future private developments add to the supply of parking downtown.

A former rural lot used for parking undergoes a transformation

The challenge: Find a disused piece of Hamilton’s industrial past and turn it into a place for groups to play.

Land required: >0.5 acre parking lot

Land purchase and fees:

Variable. Model would be to work with potential social purpose land sellers/donors and funders to

secure ideal lands, or portions.

Remediation costs:

Clean fill top: $3,000 or less with donations

Materials to ensure drainage: $500 or donated

Sod: $5,000 or less with donations

Labour: Donated by volunteers .

Total remediation grants required: $8,500 or less

Estimated annual operating costs:

Property taxes: <$1,000 or waived

Capital maintenance: <$500 or donated.

Total estimated annual operating costs: <$1,500

Potential annual income (on-site community gardens):

10 users with institutional/for-profit lease: $750

10 users with community leases $400

Grants from community/partners $250-750

Total potential annual income: $1,400-1,900

On the acquisition side, a CLT would work with social purpose agencies looking to give back to Hamilton

communities and then coordinate with end-users to ensure continuity of stewardship. By owning and

assuming liability over the land, a CLT provides a simple structure for groups and organizations to access

the land in exchange for volunteer work and the payment of a nominal lease recaptured through donations.

The sponsorship method encourages constant

contact between the CLT and community partners

and protects key pieces of land in areas where

future medium and high density development is

expected.

A relatively simple and sustainable alternative to

unused brownfield lots in residential areas.

Acquiring land of sufficient size under acceptable/

affordable terms. Potential remediation issues

must be well understood. Low revenue potential. Marker for “Land’s Inlet Nature Project” in Hamilton’s North End, made possible by the Hamilton Naturalists Club and partners

Having readily available space for organized groups to congregate and store commonly-held property is often

viewed as a nearly unattainable goal for small communities or those without a stable base of resources. The

ability to simply and cheaply access shared space with a predictable schedule is something that can help

expand the capacity of existing community groups while encouraging their further cooperation.

The Eva Rothwell Resource Centre at Robert Land is a strong local example of a community owning and

operating a significant asset on behalf of the community. Located inside the former Robert Land School, the hub

of the community for generations, the Centre provides programs and services in Hamilton’s Keith

neighbourhood.

A more modest example of a potentially usable model in Hamilton is the Community League model, popular in

Alberta. Community leagues are volunteer, not-for-profit organizations formed to meet the needs and interests

of residents within neighbourhoods, usually with missions to build healthy and connected communities;

facilitate inclusive programming and social opportunities, and neighbourhood stewardship.

A frequent complaint of small community organizations is that shared community space is in short supply, or it

is difficult or cost-prohibitive to access. A land trust could own former community space or adaptively re-use

other buildings in order to create affordable shared space available to one or many community groups through

simple, non-profit leases. Opportunities for institutional/for-profit users also exist, which could help subsidize

community operations.

The challenge: Own and operate a community

centre in downtown Hamilton.

For a more tangible model, community

members we engaged with suggested

examining the current old Beasley Community

Centre, located beside a Hydro One substation

in the heart of the Beasley Park. This facility is

slated for an updated kitchen, funded through

the Ward 2 Participatory Budget and would act

as a prime location from which to operate the

outdoor bread oven (also funded through

participatory budgeting).

Old Beasley Community Centre Building

“There are plenty of groups that could use some accessible and affordable shared space, but can’t take on the burden of owning a building, or the costs and

headaches of a commercial lease.” – Matt, Beasley resident

The property is currently owned by the City of Hamilton which contracted Wesley Urban Ministries to operate the facility and run programming out of the space until September 30, 2015. The Spring 2014 calendar consists of a weekday breakfast program operated through Dr. J. Edgar Davey school, a seniors’ group which meets 3 days a week and other irregularly scheduled programs. The City of Hamilton currently also operates the new Beasley Community Centre across the parking lot from the old centre. Should they ever dispense with the old property, a community land trust could be a valuable tool used to protect the City’s past investments and ongoing interest in preserving community space. Community members imagine the Old Beasley Community Centre as an anchor space for the 20-plus signatories to the Beasley Neighbourhood Charter, and as space that can be efficiently deployed to a large number of users. There is a demand for quality meeting space in the community, and the Old BCC has also served as the hub of community events like annual BBQs and Winterfest, and is sometimes used for storage. A land trust could allow groups and individuals access to community space through leases and partnerships with community-based non-profit organizations. The CLT would own the land and lease out the surface facilities to organizations coordinating and leveraging volunteer hours, in-kind donations, grants and cash donations. Estimated annual operating costs

Professional fees: <$2,500 or donated Insurance: <$9,000 Maintenance and repairs: <$5,000 with potential for donated labour Supplies and equipment: Donated or negotiated with partners/lessees Utilities: $10,000 or paid by lessees . Total estimated annual operating costs: $15,000-26,500

Potential annual income: Donations or grants: >$5,000 Anchor lease to institutional user: $10,000 10x lease to community groups/users: $2,500 . Total potential annual income: $17,500 or more

Community-led model to sustain existing governmental investments in community space. Potential to increase accessibility and affordability of using shared community space among small community groups. Removed from the headaches and liabilities of property ownership, and signed to a sustainable, long-term lease, community groups could devote all their efforts to delivering programs and services to members.

Acquiring a suitable property may require significant research and investment. Feasibility study will be required to determine if there is the potential to operate the facility sustainably on an ongoing basis.

Map of Beasley Park

Identify 4-6 well-connected Hamiltonians speaking in the public interest to join a

transitional board of directors by the 2nd quarter

Hire an Executive Director on contract to lead a feasibility study by the 3rd quarter

Incorporate by the end of the 3rd quarter

Begin a professional feasibility study by the beginning of the 4th quarter

Have 100 Hamiltonians purchasing memberships by the 4th quarter

Raise at least $50 000 through grants and donations for an Executive

Director and feasibility study

Gather 5 pledges of donations of professional services to offset costs

Have a core group of 20-30 volunteers donating 10 or more hours a month

Educate the community on the CLT model

Brief all interested public officials

Engage 1,000 Hamiltonians on the mission, vision, objectives and structure

Gain the public support of 12 community groups

Develop preliminary partnerships with 4-5 like-minded organisations

Issue public quarterly progress reports

Complete a professional feasibility study by the 1st quarter

Develop a three-to-five year business plan by the 3rd quarter

Develop official partnerships with 2-4 like-minded organisations by the 3rd

quarter

Acquire first property for a CLT pilot project by the end of the 4th quarter

To give the Hamilton Community Land Trust (HCLT) the best possible chance of success, a professional

feasibility study will need to be conducted by an external consultant. In a 2005 report Critical Success

Factors for Community Land Trusts in Canada, the Canadian Mortgage and Housing Corporation (CMHC)

identified the existence of a quality feasibility study as one of several key factors that contributed to the

success or failure of the CLTs they studied.

Based on the CMHC’s advice, the Hamilton Community Land Trust intends to conduct a feasibility study

that will cover the following:

the development of recommendations for the most suitable version of the CLT model in

Hamilton

an analysis of the local housing market that will determine current needs and capacities

an analysis of other community land-use needs and capacities

an internal analysis of the capacity of the HCLT to address these needs

the development of a financial sustainability model that will later develop into a full

business plan

The HCLT feasibility study will be a crucial step towards developing a three-to-five year business plan

that will guide the organization towards successfully meeting mission-related community needs while

sustainably balancing costs and revenues.

Estimated cost of a professional feasibility study: $20,000-$25,000

Enjoyed participating tonight?

Continue the conversation online:

www.facebook.com/hamiltonclt/

allison@hamiltonclt.org

@HamOntLandTrust

www.hamiltonclt.org