Islanders Secure Land Association

Annual General Meeting

May 16, 2010

At New Horizons

Present: Michael McNamara, President; Kevin McMahon, Vice President; Jenny Brown, Secretary; Michael Berman, Treasurer; Directors Ian Thomson, Masoud Zadeh, Sharon Rogalsky; Cindy Anderson and Janet LeBlancq Administrator and 40 members.

Call to Order: The assembly was called to order at 10:12 am

Minutes of Board Meeting Apr. 21/10 as read by Jenny Brown were approved by general consent. 

President’s Report:

Michael McNamara gave the President’s report highlighting board activities. Committees were formed and the board will draw volunteers from the Society membership to serve on the committees. Proceeds from the fundraising hat show were over $10,000. There was applause. The board took ideas from the last AGM on planning and gathered further information on land contours etc. Land title transfer is being done as we speak. There was applause.

Treasurer’s Report: 

Michael Berman reported. The financials and budget comparisons and projections were available as handouts. Michael reviewed expenses line by line and detailed land development estimated costs. Close to $500,000 will be needed for infrastructure; at twenty units, this means an expenditure of $25,000 per unit. There were questions re donations for site assessment. CHI and ISLA will partner on environmental site assessment. Conservancy will actually be doing the assessment.

The Way Forward:  

• Financial Plan: Michael Berman noted that ISLA envisions raising a $500,000 perpetual reserve capital fund. $25,000 per unit is the estimated cost of infrastructure. House will be owned by occupant….99 year land leases with ISLA….own the house. $25,000 can be mortgaged. Bond system could apply. Local Credit Union will hopefully carry mortgages. Occupants will pay a monthly fee for services. Costs are rough estimates. ISLA would welcome groups to come forward to suggest a co-op housing project. Marilyn Rapanos was invited to consult with the board on her experiences with Co-op housing. Open your wallets and we expect volunteer workings on the land.
• Organization Plan. Ian Thomson spoke of the Lopez CLT, a successful land trust which has operated for over 30 years. ISLA will own the land in perpetuity; we hope that by keeping the land out of the marketplace, housing will be accessible and affordable. The ISLA Land covenant calls for a maximum of 1/3 rental units and 2/3 owner occupied units. ISLA will be submitting a re-zoning application. The big issue is infrastructure; the contours of the land and water supply seem to indicate that 20 units can be constructed. Septic systems, water, hydro and road access including bridges need to be designed and built/installed. ISLA is the developer that will make available serviced lots for housing units to be sited. We are committed to providing ownership of affordable houses using business models. ISLA and occupants would have a ground lease agreement; this lease will regulate how the houses can be transferred. We are building nests not nest eggs. Funding model for individuals has yet to be determined. Rental model will be managed very differently and will require a level of involved management not yet envisioned by the ISLA board. Residency selection and eligibility criteria will be discussed in groups later today.
• Site Planning and design: Michael McNamara reported that preliminary findings within Beulah Creek 30 meter set backs and property line setbacks and environmental sensitive areas, we have identified two 3 acre areas where housing clusters can be sited. Over the next six months we will have design workshops for discussions on site planning. Actual housing will be on 4-6 acres of this 18.5 acre land segment. Co-operative land management is the objective. Grouping houses together gains economies. Are islanders ready for living in closer proximity? Detailed mapping may reveal more areas that could be sites for units.

Elections:

Sharon Rogalsky reported that there are three directors to be elected. Masoud and Sharon are willing for re-election. Wayne Roberts is seeking election. Wayne gave a short address, telling of his history on Hornby Island. Michael McNamara called for nominations from the floor three times. Sharon Rogalsky, Masoud Zadeh and Wayne Roberts were elected by acclamation. There was applause.

2010/2011 Board of Directors: Michael McNamara, Kevin McMahon, Michael Berman, Jenny Brown,  Ian Thomson, Cindy Anderson, Masoud Zadeh, Sharon Rogalsky &  Wayne Roberts.

Jenny Brown assumed the chair and honoured generous donations to ISLA.

Celebrating the Weiss family land donation, Jenny presented Johanna and Bernhard with a Lifetime membership in ISLA and a flower bouquet. There was a sustained standing ovation.

Anne Ngan, director and the force behind the very successful “A roof Over Our Heads” was applauded and given a basket full of elegant teas. The first Directors of the ISLA Society were named and applauded: Jan Bevan, Darlene Gage, Reina LeBaron, Bonita Kapitany and JoAnne Harrison. Photos were taken of ISLA directors and Bernhard and Johanna Weiss.

Adjournment: The business meeting adjourned at 11:35 am. There was a lunch break.

Notes of Discussion Groups ISLA Eligibility Criteria
May 16, 2010 at New Horizons          

A group of 28 members of ISLA convened after the AGM lunch; director Ian Thomson introduced the afternoon discussions as per the following paper distributed to all. Facilitators were Anne Ngan, Kevin McMahon and Tina Wai.

ISLA Home Ownership Eligibility

Context and Vision:

ISLA's objective is to create affordable housing options on Hornby Island, where increasing numbers of working community members are leaving because of the lack of year-round, affordable, stable housing.   

Community demographics on Hornby are changing with an aging population and the rising cost of real estate.  Housing needs are changing as a result, and are being addressed in a number of ways.  The Elder Housing society has done a superb job of meeting the housing requirements of elders in the community.  The recently-created Hornby Island Outer Island Housing Society intends to create “supportive housing” on the island with government assistance.  ISLA is focusing on the housing needs of low and moderate-income households, thus helping to secure the future of our community and maintain its diversity and its younger workforce.  

As a community land trust, ISLA‘s aim is to make housing more affordable and accessible by separating the cost of land from the cost of the home.  By securing land and removing it from the speculative market, ISLA can offer opportunity to people of modest financial means who need housing, be they single, couples, or young families with children.

Questions:

With the above points in mind, we ask that you work within your group to develop an answer to the following questions.

1. What do you think should be the minimum residency requirement on Hornby Island to be eligible for ISLA housing (x months or years, in immediate past, at any time in the past, etc)?

2. Should preference be given to particular people (for example, single parent families, skilled trades, born on Hornby) for ISLA housing?

3. What would you consider to be the upper income limit (head of family income or total family income) - $xxxxx,xx? - for eligibility for ISLA housing?  Please keep in mind that the median household income on Hornby Island is estimated to be $35,000.00

4. Are there any other criteria that should be used to establish eligibility for ISLA housing?

5. How would you prioritize future residents for ISLA housing? – Give us the top three criteria you would use for eligibility.

The session broke into three groups... Facilitators and recorders were identified in each group, and discussions commenced.

Discussion Summaries

Group One:

Judith Lawrence reporting summary of discussions:

• Preference to people who have lived on the island at least 3 years
• If there was no waiting list, there could be flexibility exercised in this length of residency.
• A point system based on pre determined criteria yet to be determined is recommended.
• No preferences to particular people
• A type of point system recommended
• Could attach some weight to particulars
• Overall mandate to benefit the community
• Names in a hat when all else is said and done.
• The group discussed who could afford Hornby property at current market rates.
• Would need to know the applicant’s average income over last three years
• Disclosure of assets was discussed.
• Potential residents would be limited by their mortgage carrying capacity.
• A point system again discussed.
• Level of income disclosure would be required.
• That ISLA will pursue a policy of fiscal responsibility.
• People have to be able to pay.
• Point system could include criteria of personal need, financial ability, community involvement and diversity.

Group two:

Kathi Sauve reporting summary of discussions:                   

• Three years residency on Hornby Island.
• No preferences to particular people
• 1.25 % of median household income which would be about $42,000 annual.
• Point system recommended.
• Not having owned another house in the past two years
• Demonstrated commitment to the community (i.e.) references from neighbours
• Applicants to disclose why they want to live in the ISLA community
• Willingness to help within the ISLA housing community
• Younger people with children
• People who have lived on Hornby for considerable time
• People who have been contributing to the community should be prioritized as future residents for ISLA housing.

Group 3:

 Jan Bevan reporting summary of discussions:

• Needs to be flexibility in application of criteria.
• Minimum residency: group opinions ranged from 0 to 4 years not necessarily sequential.
• Layers of categories….board looking for guidelines
• No preferences for certain groups, though there would be a leaning toward families with children.
• Diversity is good.
• Partly dependant on what is built.
• Bachelors (and bachelorettes) near the entrance!
• ISLA development will evolve into its own neighborhood.
• Assets…evidence that they bring in money and can be reliable paying residents.
• Look at sources of income.
• Mix of income levels would be healthy.
• Can preference be given to those with less than the median income?
• Point system mentioned.
• List of needed trades people could be a guideline
• Look at the whole picture.
• Interviews, references re financial reliability, social issues, from former landlords
• Documentary evidence of income
• Sponsorship from local source (i.e.) parents.
• Broad pre screening then the interview system kicks in.
• Advertise the criteria.
• If you don’t quite fit, come and talk to us anyway
• Inviting not restricting process.
• Commitment to the community would be a good measurement
• Input from the people who may already be living on the ISLA land. These people will have a voice.
• Upper level Income - responsibility, community involvement - and ability to pay

Following productive discussions, questions, answers and considerations, Jenny Brown thanked all and the session adjourned at 2:50 PM

Janet LeBlancq

Recorder

May 18, 2010