Current Discernment Activities

Exploring How Union Co-op Could Support Land Stewardship

On March 22, we welcomed Sean Campbell of Union Sustainable Development Co-operative for a rich conversation about how their support might help Stirling steward its land for affordable housing. The notes below capture the highlights of his presentation and the questions and reflections that followed. Themes of community ownership, long-term affordability, and creative partnership ran throughout. The questions raised — around financing, governance, tenant access, and Stirling's role — will help shape our next steps

Update Handed Out to Attendees

Vision: We will use the land Stirling currently stewards to create inclusive, affordable, and environmentally sustainable housing that encourages community. 

Values: In this work, we will embody a Bold Collaborative Spirit as we seek to Honour the Land and Its History. We will exercise Environmental Responsibility and be both ambitious and practical in our Financial Stewardship. A Christ-like Love will guide our choices.

Our discernment continues to be guided by Stirling’s Covenant on Congregational Discernment and Decision-Making, which seeks consensus—aiming for decisions that all can support or are willing to live with. (A decision-making tool is available.)

Where things stand:

• A phased approach is recommended, beginning with the north side (the three houses). This allows for a larger development while minimizing impact on neighbours.

• A mixed tenancy model is being considered to allow flexibility over time.

• We have begun Indigenous consultation, including conversation with Ontario Aboriginal Housing Services. While there is strong alignment in values, a potential partnership is likely several years away (no construction expected for at least 5 years).

• If Stirling hopes to move ahead sooner with Phase 1, we need a different partner..

• Financing remains a key challenge, especially “soft costs” (planning, legal, etc.), which could be 20–25% of the total and must be in place before construction begins.

For today’s conversation with Sean Campbell ofUnion Sustainable Development Co-operative:

• How might the Union Sustainable Development Co-operative model fit with Stirling’s vision and values?

• How could this model help address financing challenges?

Here’s a concise, accessible summary of the Faith Formation session:

Summary of Presentation and Q&A

The session introduced Sean Campbell (Union Sustainable Development Co-operative) and explored how Union’s model might support Stirling’s land stewardship goals.

About Union Co-op:

• A community investment co-operative that raises funds locally to create permanently affordable housing.

• Sean traced the origins of community investment co-ops — from Nova Scotia's post-fisheries recovery funds, to a rural Alberta town that bought its own meat-packing plant, and locally with Brian Unrau's model to develop renewable energy. Sean wanted to apply that model to affordable housing development.

• Union Co-op launched in 2018, raised $7 million during COVID from 250 community investors, and used it to purchase two apartment buildings with 62 units at low, stable rents.

• Sean was a member of the Epp Peace Incubator at the Kindred Credit Union Centre for Peace Advancement at Conrad Grebel University College

What Union Co-op Does

• Provides permanently affordable rental housing, prioritizing tenants referred by partners like Reception House, Women's Crisis Services, and Thresholds

• Is part of the Build Now Waterloo Region partnership — building ~85 units near RIM Park this summer, and 200 affordable apartments in Cambridge

• Offers ground-floor commercial space rent-free to small businesses and social enterprises

• Is piloting a charitable fund to help tenants refinance high-interest debt (helping them retain their housing)

• Is building an accessible-unit listing platform with Civic Tech Waterloo

• Focuses on housing for people between market rent and deeply subsidized housing.

• Uses a mix of for-profit co-op and nonprofit structures to stay financially-sustainable, flexible and mission-focused.

Key Ideas from the Model:

• Housing is treated as a platform for broader wellbeing (e.g., tenant supports, partnerships with social agencies and credit unions).

• Emphasis on permanent affordability, community ownership, and mixed-income communities.

• Governance & Investment Structure Union Co-op is a for-profit cooperative (operating close to break-even by law), offering a return to investors (e.g., 3% in 2025). 

  • Membership shares are $500; investment shares are sometimes made available in $1,000 increments and can be held in RRSPs and TFSAs.

  • A separate nonprofit handles projects involving land donations. For a church partnership, land transfer would go through the nonprofit, with the co-op potentially providing additional financing. Stirling members could invest.

Relevance for Stirling:

• Union Co-op (or similar partners) could:

  • Help finance early-stage costs

  • Enable community investment

  • Support development and long-term management

  • Provide temporary housing for our current HOMES tenants during the construction period

• Multiple partnership models are possible, depending on Stirling’s priorities (ownership, timing, values).

• Sean affirmed that mixed-tenancy models work well and that modern affordable housing no longer looks institutional — current builds use exposed wood and attractive design.

• Co-ops can also develop “community” among renters, develop skills, provide safety around the co-op

Next Questions for Discernment:

Attendees asked 

• about similarities to Bread and Roses (nonprofit housing co-ops), 

• connections to ACORN and the Social Development Centre, 

• how Union Co-op supports the homeless continuum, 

• how Stirling members could invest (could there be a special fund), 

• what Stirling’s financial commitment would need to be if working with Union Co-op (and would there be tax break), 

• what would the ongoing relationship be if Stirling partnered with Union Co-op, 

• would there be opportunity for Stirling members of low income to be considered to live in the new housing, 

• is there a sweet spot for size of the development to help keep units affordable and do the 3 properties under consideration meet that criterion. 

Sean confirmed ongoing conversation is welcome. 

More generally, members wondered how the Waterloo Region water supply shortage affects any Stirling proposal, noted that City of Kitchener official plan designates Stirling properties as in the Strategic Growth Area and Major Transit Station Area, supporting the type of development we are considering

• How does Union’s development model align with Stirling’s vision and values?

• What role could community investment play in making the project viable?