1. Reimagining Springfield
Land Trusts, Worker-Cooperatives
and the Arts as Economic Development
Developed for
Arise for Social Justice
Tom Taaffe, PhD
AJ Juarez
October 29, 2014

2. Table of contents
Overview........................................................................................................................................1
Grassroots Economic Development Versus Silo Economic Development....................................1
Arts as Community and Economic Development..........................................................................2
Our Approach to Development......................................................................................................3
Affordable Rental Housing............................................................................................................4
Affordable Home Ownership.........................................................................................................5
Community & Youth Centers.........................................................................................................6
Artist Residencies..........................................................................................................................7
Community-based Arts Education.................................................................................................7
Cooperative Businesses.................................................................................................................8
Bodegas Unlimited: Business Coop.............................................................................................10
Producer Cooperatives.................................................................................................................11
Arts Etcetera: An Art Based Producer Cooperative.....................................................................11
Community-controlled Cooperative Bank...................................................................................12
Building a Better Community from the Ground Up....................................................................13
Appendices...................................................................................................................................15
Timeline of Land Trust Development Activities..................................................................16
2012 Springfield Demographic, Housing and Socioeconomic Statistics.............................18

3. Overview
This document explores the possibilities of land trusts, worker cooperatives and community
development, using the arts as the economic engine. While any decisions made by the Springfield City
of Homes Land Trust must be driven by explicitly described community priorities, this document offers
the reader a chance to consider what a fully-fledged community land trust in Springfield might look
like. By integrating the arts as economic development, we can address a significant gap in the
sociocultural landscape of the city – the arts – while also addressing economic need.
Grassroots Economic Development Versus Silo Economic Development
We believe that grassroots economic development offers us a more regenerative model, one that
sustains and enhances quality of life for the communities involved. By creating more opportunity for
dollars to circulate within a community – through development, worker cooperatives, small businesses
– we believe this model will maximize the economic impact of inward investment.
We also propose engaging in economic strategies that draw dollars into the community. To that
end, we will propose an arts-oriented model of development, since that has the potential to draw public
and private sector investment toward the project. By grounding the planning and development process
within the community and their needs, we believe that grassroots economic development can be more
effective in addressing multiple needs and interests, across the social, cultural and economic spectrum.
This model of economic development stands
in stark contrast to the usual, top-down,
mega-project approach to development. All
too often, that approach to community
development is silo like. For example, like
the great window less grain storage facilities,
community development strategies often
tower over the landscape and never
communicate with their surrounding
neighbors. The silos of housing, health,
education and economic development all
stand alone and isolated in our communities.
Communities are too often excluded from the
decisions that affect their lives and are made
by-standers to their own fate. Such conditions invariably disintegrate, taking whole neighborhoods with
them as they decline.
All too often, economic development is conceived in grand strokes. Industries are chosen based
on national or international market analysis. Regions and communities are expected to reorder
themselves to support that plan Much effort – and many tax dollars – have been expended trying to
attract larger employers to the area. Often to the detriment of those who live nearby, as well as
municipal coffers, environmental regulations or public order. Similarly, major capital projects such as
stadiums, sports, entertainment and conference centers, may make money for the companies that use
them, but do not become the cornerstones of economic activity. Rather, they often sit in contrast with
still neglected neighborhoods that do not benefit from their presence.
Despite the massive investment in such projects, top-down economic models often do not
become generative, dynamic engines of the economy. That is, they do not beget other businesses and
economic activity. Profits tend to be concentrated and siphoned off to other place, exacerbating
inequalities and dis-investing whole populations from economic life. The social, economic and health
costs of such investment are often borne disproportionately by resident neighbors that do not benefit at
all from the economic activity. And all too often, the promise of job creation never materializes as
advertised or does not positively impact those who live closest to the economic engines of their town.

4. The city of homes project seeks a different path, an interactive and integrated process that is in
constant development, unfolding to meet our communal needs. To organize this vision, we suggest the
following cross-silo strategies, consistent with our goals, vision and practical, sustainable community
development.
As noted earlier, this project is founded on the holistic belief that by engaging the community at
three key points – affordable housing, grassroots economic development and community-driven quality
of life improvements – even the most blighted and poverty-stricken neighborhood can enjoy profound
transformation. By moving land, housing and resources into community-controlled trust, poor and
working class people can more effectively protect themselves, their homes and their communities from
market speculation or market collapse, while advancing a common vision for a better future.
While we seek to increase the multiplier effects of circulating economic activity within the
community, we recognize that economically successful and stable communities are those that are
effective in bringing outside capital into their world and circulating it thoroughly in their micro-
economy. Businesses should beget other businesses. Given the poverty of our residents, economic
sectors chosen by the community should be those that can be accessed by those with little capital.
Arts as Community and Economic Development
While all decisions regarding economic
development will be determined by the
community deliberation processes we have
engaged, we will outline a possible economic
strategy here. The purpose of this exercise is to
illuminate a variety of options for consideration
by the community as well as conceptualizing
them within a larger economic framework.
Consistent with our holistic goal of developing
these communities across three key pillars of
community sustainability – affordable housing,
neighborhood-based economic development and
quality of life improvements – we propose using
the arts and entertainment as the larger economic
framework.
We chose the arts and entertainment for this exercise because it intersects and enhances local
economic development plans, dramatically improves neighborhood quality of life and educational
outcomes, as well as creating new market opportunities for Springfield's economically isolated
populations, within and without the land trust model.
According to the US Trade Association, arts and entertainment accounts for 4% of the state and
national GDP. This industry also intersects with the tourism industry, which amounts to 5.7% of the
national GDP. Within this market, Massachusetts is well positioned, ranking 6th
in the nation for market
share of tourism dollars (5.3% of national tourism GDP). A recent study of tourism in Massachusetts1
noted that
 “total domestic and international travel output in Massachusetts, including direct, indirect and
induced output, amounted to $28.2 billion, up 4.7 percent from 2011.
 Domestic and international travel supported a total of 204,500 jobs for the travel industry and
other industry sectors in Massachusetts during 2012, a 1.2 percent increase from 2011.
 Employees supported directly and indirectly by travel in Massachusetts earned a total of $7.2
billion in 2012, up 2.9 percent from 2011.”
1 The Economic Impact of Travel on Massachusetts Counties 2012; US Travel Association, Washington DC Sept. 2013.
http://www.massvacation.com/wp-content/uploads/2013/09/econ-impact-12.pdf

5. The arts, entertainment and tourism industries are labor intensive and economically generative.
Successful businesses tend to generate more businesses and clustering them together tend to increase
economic activity for all. Further, opportunities exist to participate economically at multiple levels,
from the highest levels of organized capital – casinos, resorts – to street vendors and performers. By
developing the community capacity to participate in these economic sectors, we will be enhancing the
residents quality of life and expanding the range of opportunities as workers and business owners in
those economies.
Unlike so many other industries, arts and entertainment also enhance the quality of life in the
community. The creative arts are a gateway discipline that often leads wayward students back to their
educational pursuits. Particularly for poor youth, the arts offer a vehicle for self-expression, one that
allows them to make sense of their challenges and gives them a sense of self-worth. Students engaged
in the creative arts are more likely to graduate high school and avoid the pitfalls of urban poverty.
The impact of arts and entertainment on a community can take many forms – cultural activities,
events, enterprises, mural art, education – all of which make the community more desirable to live in.
By pursuing this economic strategy in a manner that embraces the community in its activities, shares
resources more equitably and develops the community, we can enhance home life, community social
life and the economic life of residents. By grounding the arts in all areas of the community – education,
worker cooperatives, performance spaces, artist residencies, recording studios, art galleries and public
performance – even the poorest community can not only transform itself, but can also itself distinguish
as exceptional and become a cultural treasure.
In the next few sections, we will detail some options communities may consider in developing
their neighborhoods. These elements will include housing, economic development activities and
quality of life improvements, framed around generative economic activity and driven by the arts.
Our Approach to Development
First and foremost, the purpose of this project is to provide sustainable and permanently
affordable housing, amid the decaying infrastructure of Springfield's housing market.
Ten percent of Springfield's housing stock and up to nineteen percent of the Land Trust's target
neighborhood stock are currently vacant. Only three percent of Springfield's land (overall) is vacant
and ready for development. While there are vacant properties of interest to us, we expect to do more
renovation than new construction. That said, the Upper Metro section around the Rainville Apartments
are of interest to us and there are a significant number of empty lots there. We remain open to new
construction where vacant property is available, or existing structures are too badly damaged for

6. restoration. These properties will be scattered throughout the neighborhood, amid privately owned
homes and properties. Where possible, we will will encourage communities to consider housing and
quality of life development together when planning a better future for their communities.
The high quality of home architecture in Springfield gives aesthetic meaning to neighborhoods
and Springfield's nickname, 'City of Homes'. Some neighborhoods in Springfield have historic
designation, with enhanced design, remodeling and restoration requirements. Whenever possible, we
develop consistent with style of existing construction. We will defer to local design styles and
restoration guidelines and make every effort to preserve Springfield's architectural diversity and charm.
But the problem of foreclosed, abandoned and warehoused homes left to rot on the landscape
for years has had a profound impact on Springfield's housing stock. Many of these properties have been
stripped of anything of value, leaking roofs left unattended and/or foundations in poor condition. The
land trust will work with neighborhood planning groups, to review these properties on a case by case
basis, to determine whether to restore or build anew.
When new construction is required, we will adhere to the aesthetics of the existing
neighborhood, while taking every opportunity to enhance overall community and environmental
sustainability, economic vitality and the quality of life for all. We will partner with architectural, design
and green construction schools and organizations to promote creative design ideas, that reuse existing
materials or to design new construction that meets emerging green, sustainable environmentally healthy
standards and adds to the aesthetic value of the neighborhood.
Affordable Rental Housing
Given the depth of the housing and homelessness crisis in Springfield, we believe that our first
housing development will be rental projects for low-income individuals and families. We will identify
and purchase properties, and develop them as directed by neighborhood planning groups to provide
healthy, attractive and affordable rental units.
In order for our first projects to enjoy stable futures – and not become a drag or a delaying
factor for future projects – the first projects will likely be dedicated to special populations with section
8, VA or other housing assistance. This model proved very successful when Arise transformed the
Rainville Hotel into apartments. 16 years later, the not-for-profit organization that owns the property is
sound and solvent. The building itself is in good shape and the resident population is very stable. By
dedicating 100% of Rainville apartments to section 8 housing, we ensured that the project enjoyed low
vacancy rates and stable income over the full course of its history.

7. We expect to acquire foreclosed or abandoned, wood-framed, two to six family houses in the
various styles found in the city. These will likely be developed as low-income rental housing. We will
look for partner organizations who serve special populations – disabled, elderly, mentally challenged,
youth, etc. – to rent or purchase (under land trust terms) these properties and manage them for their
clients, as it serves the interests of the neighborhoods where these projects are sited.
We are open to developing rental permanent housing for other marginalized populations,
including elderly, disability and youth housing. Pending the interest of the community in pursuing such
options, we will seek out project partners with expertise with special populations and design such
housing as can serve those populations best, while enhancing the quality of life in the community.
Affordable Home Ownership
As opportunity and circumstance
allow, we will also develop single family
properties for home ownership. Given the
large stock of vacant single family homes
in Springfield – many of which are
aesthetically interesting - our home
ownership program will likely concentrate
on rehabilitation, not new construction.
For the moment, affordable rental housing
is where the greatest market demand lies.
As we develop our portfolio of rental
properties, we will use that equity to
purchase more properties for home
ownership.
Once Springfield City of Homes
Land Trust has secured the equity and
credit necessary to acquire and develop
properties, we will pursue land acquisition
opportunistically, consistent with neighborhood planning priorities and renovate existing one family
homes for resale on land trust terms.
While there will likely be political and economic pressure to develop economically-mixed
housing, we do not believe the prevailing market or economic conditions support market-rate housing
in Springfield at this time. Nor do we expect to see a significant change in those conditions for the next
decade. First time and qualifying low-income home ownership programs will likely provide the
backbone of our emerging affordable homeowner program for the first decade or two of our
development.
Given that reality – and our mission to provide stable, affordable housing to low income people
– we must pursue home ownership development cautiously and in a financially conservative manner.
While it will be in our economic interest and the interest of those who purchase land trust properties,
Potential Partners: local residents and churches, HAP Housing, Springfield Housing Authority,
Springfield Housing Dept., Equity Trust, CREDEC, Develop Springfield, Springfield Roman
Catholic Church diocese, Friends of the Homeless; social services and special populations
providers.
Potential Funders: HUD, US Dept of Health and Human Services, developer fees, ground leases,
section 8 funding, earned rental income, loans, including those designed to support low-income
housing; foundations and philanthropies, state and local social service agencies; grant programs;
Kickstarter and other media-based fundraising forums.

8. the predicted weakness of Springfield homes sales requires us to approach home ownership
development in a frugal and economically efficient manner. When rehabilitating one-family homes, we
will eagerly pursue volunteer labor strategies, either by building that capacity within the Springfield
City of Homes network, or by partnering with organizations such as Habitat for Humanity or
Rebuilding Together, to effect repairs.
Once the land trust has developed the financial capacity to do so, we are open to moving
foreclosure-threatened properties into the trust – while securing existing homeowner tenancy - if the
finances and economics can be worked out. We imagine our capacity to provide this opportunity will
grow with the our financial capacity and the network of partners we develop to advance our goals.
Beyond rehabilitating existing
housing stock, we are are open to new
construction of homeowner
apartments where opportunity allows
and community needs require. If we
pursue such housing, we will look to
partner with local developers –
including not-for-profit developers
such as Habitat for Humanity and
HAP Housing – to develop these
projects.
As we approach actual development,
we will partner with national groups
invested in worker cooperatives,
technical training agencies and trade
unions to develop construction worker
cooperatives. We will stipulate in
development agreements that land
trust development projects will include
worker cooperatives in construction
opportunities. These opportunities will
allow worker cooperatives to develop
capital and expertise.
When the land trust has developed
sufficient equity, we would be open to
moving homeowner-occupied properties into the land trust, especially when that action might protect a
homeowner from foreclosure. We will work with the national land trust movement to develop the
mechanisms necessary to affect those transfers, providing the homeowner can remain in their dwelling.
Built on a disused parking lot, the Mary Helen Rogers Senior
Center has 100 apartments for low income and very low
income seniors, including 20 set-aside apartments for senior
homeless. The center has built-in social services, part-time
nurse, computer center, recreational space, community center,
programming and meals.
Potential Partners: Springfield Housing Authority, Springfield Housing Dept., Equity Trust,
CREDEC, Develop Springfield, Springfield Roman Catholic Church diocese, Friends of the
Homeless; social services and special populations providers; Mass Mutual, Baystate Health, MGM.
Potential Funders: HUD, US Dept of Health and Human Services, loans, including those
designed to make low-income home ownership affordable; developer fees, ground leases,
Kickstarter and other media-based fundraising forums; Banking, religious, social justice
foundations and philanthropies, state and local social service agencies; grant programs.
Potential Partners: Springfield Housing Authority, Springfield Housing Dept., Equity Trust,
CREDEC, Develop Springfield, Springfield Roman Catholic Church diocese, Friends of the
Homeless; social services and special populations providers; Mass Mutual, Baystate Health, MGM.
Potential Funders: HUD, US Dept of Health and Human Services, loans, including those
designed to make low-income home ownership affordable; developer fees, ground leases,
Kickstarter and other media-based fundraising forums; Banking, religious, social justice
foundations and philanthropies, state and local social service agencies; grant programs.

9. Community & Youth Centers
One of the most glaring needs in Springfield neighborhoods have been the disappearance of
youth, community centers and other social assets. Only the senior centers – funded by a dedicated state
budget line – have survived, and only then in a marginal form. Despite the fact that Springfield's
population is much younger than the state population as a whole, there is no where near enough youth
programming to occupy the minds and energies of the young. Half of Springfield's public schools have
been designated as worst performing schools in the state.
To compound that problem, chronic unemployment among young people of color is epidemic
and the norm. So much so, young people of color constitute an underground homeless community,
relying on family and friends for shelter and food. Too many young people live transient lives within
their social networks, moving between couches and bedrooms, in search of any kind of future at all.
A constant complaint by the young in Springfield is the lack of anything to do. Few summer
jobs, insufficient summer youth programming, no movie theaters, malls or youth centers for them to go
to, few safe parks, no free pools, even insufficient basketball courts in the city that hosts the Basketball
Hall of Fame. Springfield's youth suffers greatly from lack of jobs, quality education, opportunity, safe,
healthy recreational activities or even entertainment.
We are aware and concerned for this population. Beyond youth housing, we see a need for
productive spaces and programming that gives communities a space to develop themselves and answer
their social needs. When addressing youth needs, we must also ensure sufficient and safe recreational
space, indoors and outdoors. We will partner with existing organizations and institutions to integrate
programming and support for all community and youth center development as we integrate community,
recreational and youth resources into neighborhood planning.
Artist Residencies
While designating home rental units for artist
residencies must be a choice made by the
neighborhoods in question, we consider the impact of
such a choice in order to advance the concept of an
arts-driven economic development model. Springfield
is a city that was built around factories. Though most
of its manufacturing base has long since left the city,
hundreds of empty factories still command a central
place in otherwise residential neighborhoods.
Some have been re-purposed for warehouse,
retail or other uses. But many remain empty and
awaiting re-use. We recognize – given their industrial
past – they may have limited reuses. Where
community priorities and property opportunities allow,
we will consider developing some of these properties
for artist residences and studio space. By integrating professional artists in the community and tasking
them to provide education and creative opportunities for residents and youth, arts education will not be
contained to the rarefied environment of the classroom, but will become part of the neighborhood
Potential Partners: Local residents, youth, seniors, churches and community groups; MA
Departments of Youth Services, Council on Aging; Baystate Health, Springfield Public Schools;
social service and youth organizations and providers.
Potential Funders: MA departments of Youth Services, Public Health and Education; National,
religious, philanthropic, arts, sports, cultural, youth, senior and public health foundations,
developer fees and contractual requirements; Kickstarter, fundraising and private donations.

10. culture, mixing student, artist and audience in an intimate relationship that will likely produce dynamic
effects for all.
We will look for suitable project partners to develop artist residencies, including consideration
of dance companies, art schools and music programs. As with most of our endeavors, we do not desire
to run the programming ourselves, but rather to partner with those groups with the technical expertise
to manage such programming.
Community-based Arts Education
It is well known that Springfield's public
educational system has been failing its students for
many years. Recent educational reforms have
alienated many young people from the educational
process. Quite often, smart, creative thinkers are
purged from schools, for failing to adapt to teach-to-
test educational models. Further, Springfield's young
have very little arts educational opportunities. We
propose to begin the application to establish an arts-
based charter school and suggest the adoption of the
Xinachtli curriculum where creating, rather than
acquiring knowledge, is the basis of the learning
experience. By matching this pedagogical model with arts education, we believe that the creative
potential of Springfield youth will be unleashed and that more children will complete their education
successfully.
The infrastructure of an arts school can also be used for after-school and adult education
activities. We believe that the arts model of economic and community development will be more
successful, if arts opportunity were made available to everyone in the community, young and old.
Where ever possible, we will encourage creative activities that are grounded in the ethnic and cultural
experience of community residents.
Potential Partners: Local residents, Springfield Council on the Arts, local and regional arts
organizations and cooperatives; Springfield Public Schools; Springfield Public Library; Springfield
Museum; Springfield Technical Community College; University of Massachusetts. This project
also has viable partners within the land trust, including community school, continuing education
programming, community and youth centers, as well as other arts-based projects,, programs or any
performance and presentation spaces.
Potential Funders: HUD, loans; earned rental income; developer fees and contractual
commitments; Mass Cultural Council, Adams Fund, Arts and arts capital funding, youth and senior
programming (where relevant); business sponsorships; arts education funding; Kickstarter,
fundraising and private donations.
Potential Partners: Local residents, Springfield Public Schools, Youthworks; Springfield Council
on the Arts, local and regional arts organizations and cooperatives; Springfield Public Library;
Springfield Museum; Springfield Technical Community College; University of Massachusetts. This
project also has viable partners within the land trust, including artist residency programs, continuing
education programming, as well as other arts-based projects,, programs or any performance and
presentation spaces.
Potential Funders: US Department of Education, National, arts, youth, banking, education, public
welfare foundations, Equity Trust; Charter school subsidies; developer fees and contractual
commitments; Mass Cultural Council, Adams Fund, Arts and arts capital funding, youth and senior
programming (where relevant); business sponsorships; arts education funding; Kickstarter,
fundraising and private donations.

11. Cooperative Businesses
Cooperatives exist in every industry, every geographic area, in rural and urban areas, serving
rich and poor. It is a way of doing business as old as human life. In modern times consumers,
producers/farmers, workers, businesses/organizations, municipalities, governments, and even other
cooperatives own cooperatives or Co-ops. We believe that labor-intensive cooperatives, that can be
integrated into other Springfield City of Homes projects, such as construction cooperatives, represent
good opportunities for Springfield's unemployed. Progress to Build – a worker cooperative in NYC
(pictured above) is a successful example of worker cooperatives in the building trades. Members of the
community may be organized around their skill sets to more effectively compete in the marketplace or
do land trust-related tasks (construction, cleaning, catering, etc.).
But land trust support for
worker cooperative projects and
businesses may also be mobilized to
encourage inward recruitment of
needed skill sets or the development
of businesses that enhance the
neighborhood or add to its economic
life. For example, pharmacists might
be invited to form a worker-
cooperative pharmacy, providing the
community with a needed resource.
Once a community need is
identified, worker cooperatives may
be creatively employed to develop
the neighborhood and enhance its economy and quality of life.
Cooperative businesses exist to meet their members' needs and they are focused more on service
than in investment. Cooperatives are owned and controlled by their members. Increased local control
keeps the co-op in the community. In this business structure, profits return to members, thus money is
kept within a community. Consumers believe co-ops have better products and services at a lower cost.
We believe that the co-op model may be ideal for the City of homes project. We propose there
types of cooperatives; A) Worker Owned Cooperatives, B) Business Owned Cooperative, C) Producer
Cooperative, D) Consumer Cooperative. Worker cooperatives are businesses owned and run
collectively by the workers themselves. Business-owned cooperatives are operations owned and run
collectively more than one business. Producer cooperatives are used by member businesses to sell
products collectively. Consumer cooperatives are those where consumers collectively purchase goods,
such as food cooperatives.
These cooperatives would join a federated structure for administrative and human resource
functions. Where- for a fee – the cooperatives would receive from the non-profit we propose to form,
support including filing taxes, regulation compliance etc. The administration fee would be capped or
regulated according to the market value of the services the cooperatives generate. We will review and
define each of these cooperative ventures and suggest how they might function with in the city of
homes proposal.
Using this model we could address the critical community need for affordable high quality
childcare. We propose the creation of a Coop Preschool (Cooperative Development Institute). Another
workers cooperative could create The City of Homes Cleaning Service to serve the needs businesses
such as the proposed casino in the city of Springfield, and or the needs of existing businesses such as
offices or schools. A third possibility for the creation of a worker’s cooperative might be a Community
Health Workers cooperative (CHW Co-op).

12. Community health cooperatives may have particularly fertile ground to grow because of the
expected expansion of home care services. The Affordable Care Act allows the fees for the services of
community health workers are now billable under new health care rules. Forming a worker cooperative
would allow community health workers to earn the full strength of their billing capacity, rather than a
fraction of that rate. Under these new rules, community health workers can work as personal care
attendants, community Health promoters and many other services.
Bodegas Unlimited: Business Coop
We contend that creating such a
cooperative for the benefit of bodega or
small corner store owners would address
food desert issues, improve the quality of
food available and make healthy food more
affordable for low income people.
Combined with public health and cooking
classes, this would improve health
conditions in the neighborhood and
potentially reduce serious nutrition-related
health disparities. A variety of groups are
experimenting with developing healthy
food networks, including Mandela
Marketplace, an Oakland-based worker
cooperative.
According to the Yale University's Rudd Institute, Bodega cooperatives in New York City and
elsewhere have been able to purchase equipment such as refrigeration units to make more fresh fruit
and vegetable available to consumers who may lack access to a supermarket or farm to consumer
business. Alliances with school lunch providers and other entities such as colleges and universities that
have bulk buying powers further increase the power of Bodega Cooperatives A possible name for such
a cooperative may be Bodegas Unlimited. This cooperative may have regional implications and help
support and potentially improve an important small business sector within our communities.
This project would create the infrastructure needed to ensure that more affordable and healthier
food is made available to bodegas owners and their customers. Food stamp-using consumers are often
ignored by retailers, despite the fact that this sector purchases more than 1 million dollars per month in
Hampden county. By organizing businesses and agencies to purchase collectively, we believe we can
bring the cost of good food down to a price that will encourage bodega owners to make fresh food
available. By linking local farmers, farm-to-school programs and bodegas together in a common
network, we can also positively impact the emerging small farm economy in Western Massachusetts,
while addressing food desert issues in Springfield.
Such a project would require creating support and coordination structures to facilitate
distribution, warehousing, project coordination., educational and promotional materials and offer
bodega owners, book keeping, tax preparation and equipment acquisition services. We will work with
existing food systems organizations to facilitate this project, should the community need and desire it.
Potential Partners: Local residents, churches and community groups; labor unions, Jobs with
Justice; MCDI, Hampden County Sheriff's Department; project developers, MA Department of
Youth Services; Regional and national worker cooperative development groups.
Potential Funders: Earned income, project developers, MA Department of Youth Services, State
and Federal workforce development agencies; Religious, social welfare and social justice
foundations; Kickstarter, fundraising and private donations.

13. Producer Cooperatives
A producer cooperative is an organization
formed to offer its members expanded marketing
capabilities and production efficacy. Producer
Cooperative are owned and operated by producers
working either separately or as a group. Such
projects may include “buy local” organizations,
Food policy councils, and food banks. Industrial
kitchens can serve a variety of micro-businesses
and as business incubators, such as La Cocina in
the Mission District in San Francisco. La Cocina
provides professional cooking space, business
guidance and support for low-income women
looking to start their own food businesses.
Workshops can be developed for worker cooperatives or individuals pursuing small business
opportunities or projects. Such ventures would operate on a basis of fair market value for the services
provided and the mutual benefit of its members and stockholders, as producer or patrons. (CIH) Many
producer-based cooperatives exist in the farming sector. Cabot Cheese: a diary cooperative based in
New York and Vermont is an example of such efforts.
Arts Etcetera: An Art Based Producer Cooperative
An artist cooperative focusing on the region’s multi-cultural artist and craft people could be an
ideal entity to bring people to the community and generate revenue. Such a cooperative could also
teach skills, generate entertainment, and enhance the quality of life for our community and possibly
generate employment Opportunities for our youth. .
The Shoppe: Authentic Bronx (pictured left), is an example of artistic worker cooperatives,
serving a vital creative, community function. By working opportunistically with space and the creative
and performing arts community, creative incubators and educational institutions can be developed,
including a recording studio, and arts guild to be the center of and arts cooperative. Gallery and studio
space may be rented at market rates, or discounted in exchange for community or educational service.
Potential Funders: Earned income from sales; USDA, National, regional and local public health
foundations; State and Federal workforce development agencies; Kickstarter, fundraising and
private donations.
Potential Partners: Local residents, churches and community groups; Mass Mutual, Springfield
Chamber of Commerce, Latino Chamber of Commerce, Develop Springfield, MCDI; Springfield
Technical Community College; Wellspring Worker Cooperative; Non-resident professionals with
desired skill sets; non-land trust-related organizations or businesses, interested in relevant
cooperative activity; Social service and workforce development agencies.
Potential Funders: Earned income from sales; Federal and state workforce development funding;
National, religious, entrepreneurial, philanthropic and public welfare foundations, Kickstarter,
fundraising and private donations.
Potential Partners: Local residents, churches and community groups; local grocery and bodega
owners, Gardening the Community, Wellspring Worker Cooperative, Baystate Health, Live Well
Springfield; City, State and not-for-profit public health agencies; Springfield Public Schools.
University of Massachusetts, Amherst Agricultural Extension.

14. The same principles used by a land trust to reduce the cost
of land ownership can be applied to economic development.
By reducing the cost of space and grounding development in
worker cooperative models, storefront arts enterprises such
as a cooperative coffee shop, music venues or arts education
institutions can be developed more cost efficiently,
especially when grounded in broader neighborhood
development.
Such enterprises can draw economic activity to the
neighborhood, by providing either entertainment or artistic
activities that encourage non-residents to spend money in
the community. It may also provide an intersection point
where a variety of worker-cooperatives – food producers,
coffee shops, catering halls and other performance spaces –
can enhance and empower each other in common cause to
increase audiences and inward economic investment.
We suggest the possibility of creating several sectors with
in this cooperative. For example, we could organize a media
cooperative to focus on recording the music of our
community school, A visual art sector could operate a
gallery, and an adult community school, a third venture, could focus on video and film production.
These ventures could seek funding through cluster funding mechanisms such as Kickstarter and others.
We could also organize fund raising efforts of campaigns around a building fund, equipment
purchase, and/or other capital campaigns. We can also organize around an awards event to fundraise
around community heroes or celebrities that may attract donors. Some possibilities are Taj Mahaland
Gwen Ifill, both Springfield natives and celebrities.
In other cases, existing buildings with a legacy of entertainment – such as the Lido Cafe
pictured earlier – may be utilized as a community entertainment center and/or catering hall for hire. In
all cases, we will conduct the necessary business model development and analysis and seek
partnerships necessary for project success, if the community deems such projects desirable.
Community-Controlled Cooperative Bank
The goal in all of our proposed land trust-related activity is the desire to see dollars that come
into a community circulate more equitably and effectively through the local economy, while attending
to the need for more affordable housing and other serious quality of life concerns. As the economic
activity of local land trust development reaches a place of long-term stability, we see the value in
establishing a Community-Controlled Cooperative Bank.
By creating a community-controlled bank within the framework of the Springfield City of
Homes Land Trust, we can more effectively pool the economic resources for our efforts and the efforts
of residents and businesses and develop banking solutions that better serve their needs.
Potential Partners: Local residents, arts and creative organizations, Youth groups; Springfield
Public Schools, Springfield Technical College, Springfield College, University of Massachusetts;
Springfield Council on the Arts, Springfield Public Library, Springfield Museum;
Potential Funders: Earned income, Mass Cultural Council. Adams Fund, National, arts, arts capital,
philanthropic and other foundations; National Endowment of the Arts; Federal and State Education
and Workforce Development Agencies; Kickstarter, fundraising and private donations.

15. Such a project might begin small, managing some Land Trust assets and dedicated funds to
support micro-business development and to provide an alternative to pay-day lending strategies. As it
develops in scale, it may be able to finance mortgages, provide home repair or other loans and
participate financially in larger community investments.
When we believe that the Springfield City of Homes Land Trust and its finances have matured
to the point where this possibility becomes viable, we will consult with the city, local financial
institutions, relevant industrial institutions and governing agencies, to design a community-controlled
cooperative bank.
Building a Better Community from the Ground Up
The idea of community, for many of us, is often centered around the culture we want to create,
that is to say the attitudes and behavior characteristic of our particular social group, nation or
neighborhood. We create this culture as a means of defining “the good life” for our selves, our families
and subsequently our community our town, our nation, and ultimately our world.
By creating the context and conditions for this culture to grow within poor, marginalized
communities, we believe that people can change their reality for themselves. By empowering the
community to work through the challenges they face – together – their sense of community ownership
will increase. This will have positive effects throughout the community. Families will become more
stable, developing into social anchors in the community. The violent and destabilizing effects of
poverty will be lessened. Health disparities will decrease. The collective mental health of the
community will improve. Children will do better in school and enjoy greater opportunities. Crime –
especially violent crime – will decline.
If conditions are allowed to flower,
small businesses and worker cooperatives,
will ground community development with
concrete economic activity that is more
effectively circulated and shared more
equitably throughout the community. The
community and its residents will be better
connected to the regional economy and –
in time – the neighborhood economy will
become self-sufficient.
By building in best practice
guidance for sustainable, healthy and
economically dynamic neighborhood-
level economic development, positive
outcomes can be enhanced. By building
this project around affordable, sustainable
housing, economic development and quality of life improvements – and grounding that effort through
grassroots, empowering principles and strategies – poor, marginalized communities can become the
engines of their own success, not just for this generation, but for generations to come.
The genius of the land trust model for development is that the housing developed becomes more
affordable over time. By building in community development – education, health care, worker
cooperatives, small business development – the whole of the community's needs are more effectively
met. By building that includes the community in its development, by developing in accordance with its
identified needs, concerns and priorities, we believe we can move whole communities from poverty to
self-sufficiency and sustain that good fortune for generations to come.
Carried to its fullest conclusion, Springfield City of Homes is not simply a model for addressing
poverty and its effects, but a solution. It is an answer to the question the poor continually ask, 'how do
we take care of ourselves, our families and our communities, so we may share in the good fortune of

16. life?” It is an answer that addresses the crying need for affordable housing, stable, healthy and
growing communities, sufficient wages and a better future for our children and community.
In the spirit of hope and possibilities,we hope you will join Arise for Social Justice's Springfield
and help us build that better tomorrow.
Champlain Land Trust in Burlington Vermont, is one of the most successful land trusts in the country, with
over 500 owner-occupied units and 1800 rental units, including this newly built, affordable rental housing
and storefront space.

17. Appendices
Timeline of Land Trust Development Activities
2012 Springfield Demographic, Housing and Socioeconomic Statistics

18. Timeline of Arise Land Trust Development Activities
2011 – Arise joined Right to the City
2012 – Arise joins Right to the City's Homes for All campaign.
May-June 2013 - Arise Begins internal discussions around land trusts and alternative housing
solutions.
August 2013 – Arise members, staff and board visit Dudley Street Initiatives as part of their
consideration of land trusts as a solution to Springfield's low-income housing crisis.
September 28, 2013 – Arise/Climate Action Now's Springfield Climate Justice Conference draws 260
people. Affordable, environmentally sustainable housing ranked as top priority for community
development, along with expanding public transportation and a Springfield Climate Action plan.
October 2013 – Arise formed ad hoc committee to explore the potential of land trusts and begins grant
writing and research in support of Springfield City of Homes Project, drawing on previous
environmental justice community outreach and priority development work under the auspices of the
EPA's CARE Project (Arise was subcontractor for that project. Current Arise Land Trust Committee
Chair, Dr. Thomas Taaffe, was the Director of the Pioneer Valley Asthma Coalition and supervised that
project and wrote most of its research findings.)
November 2013 – Right to the City's Homes for All Campaign adopted community land trusts
February-April 2014 – Participated in Right to the City;s land trust discussions, including all three
webinars.
March, 2014 – Arise Received 2 year Sociological Initiatives Foundation grant ($20,000) to assess low
income housing needs, build neighborhood planning capacity in two neighborhoods – Lower Forest
Park and Greater Mason Square – as well as develop a city-wide coalition for housing and community
development reform.
March 2014 – Review of 2012 US Census data related to Greater Mason Square and Lower Forest
Park.
March 2014 – Review of existing and relevant planning documents in the neighborhoods under
consideration.
April 2014 – Housing needs survey developed and collection begun in Greater Mason Square and
Lower Forest Park.
April, 2014 – Land Trust ad hoc committee chair, Tom Taaffe, sent to the national conference of the
Community Land Trust Network, to educate the committee and further explore land trust development
in Springfield.
May 2014 - 1st
built environment survey of Upper Metro Center (part of Greater Mason Square).
Property ownership, property values, tax status, known environmental hazards, included street-side
visual inspection.
June 2014 – Arise established Land Trust Committee as a standing committee. Committee has voting
representation on Arise Board of Directors.
June 2014 – Land Trust Committee begins drafting concept paper and other relevant documents
necessary for institutional engagement. Conducted first-phase power analysis

19. July 2014 – First of several low income housing focus groups convened, to discuss housing, income
and community needs.
August 2014 – Last Low income housing focus group completed
October 2014 – Arise Board of Directors unanimously approves Springfield City of Homes as a
solution to the problem of affordable housing, urban blight and systemic, structural poverty in
Springfield.
January 2015 – Arise incorporates Springfield City of Homes Land Trust as subsidiary LLC, with the
intention of spinning it off as an independent 501(c)(3)
May 2015 – Renter's Assembly: First City-wide meeting on affordable housing issues.
May 2015 – Arise releases Springfield City of Homes: Rebuilding the Springfield From the Community
Up
May 2015 – Arise Releases Reimagining Springfield: Land Trusts, Worker Cooperatives and Arts as
Economic Development
June 2015 – 1st
built environment survey of Lower Forest Park. Property ownership, property values,
tax status, known environmental hazards, included street-side visual inspection.
July/August 2015 - 1st
built environment survey of McKnight, Old Hill and Six Corners ownership,
property values, tax status, known environmental hazards, included street-side visual inspection.
September 2015 – First neighborhood meetings convened in Greater Mason Square and Lower Forest
Park
October 2015 – Renter's Assembly: second city-wide housing coalition meeting convened
November 2015 – Second neighborhood meetings convened in Greater Mason Square and Lower
Forest Park
November 2015 – First annual membership meeting of Springfield Land Trust
Feb 2016 – First Phase report on Low income housing needs, based on surveys and focus groups.
March 2016 – Third neighborhood meetings convened in Greater Mason Square and Lower Forest
Park
April 2016 – Renter's Assembly: third citywide housing coalition meeting – Presentation of findings.
May 2016 – fourth neighborhood level discussions – deliberations and priorities
June 2016 – Renter's Assembly: fourth citywide housing coalition meeting – Presentation of
neighborhood-level concerns and priorities to Citywide housing coalition.
November/December 2016 – Renter's Assembly: fifth citywide housing priority development meeting
February 2017 – Publication of Springfield Housing and Community Needs Report.

20. 2012 Springfield Massachusetts Demographic, Housing and
Socioeconomic Census Statistics
Table 1: Housing Status and Conditions in Targeted Neighborhoods, Compared
Table 2: Economic Conditions in Targeted Neighborhoods, Compared
Total Units
Greater Mason Square
Lower Old Hill 8018 74.6% 9.6% 1,642 308 18.8% 36.1% 63.9%
Upper Old Hill 8017 75.3% 3.8% 2,181 260 11.9% 43.3% 56.7%
Lower State Street South 8019.02 51.0% 15.3% 1,695 273 16.1% 15.2% 84.8%
Bay Road Area 8014.01 51.7% 20.6% 1,532 23 14.6% 38.3% 61.7%
Upper Metro 8012 67.8% 24.0% 1,354 214 15.8% 4.1% 95.9%
McKnight 8013 75.0% 6.5% 1,729 285 16.5% 38.3% 61.7%
Lower Forest Park
Lower South End 8020 82.8% 41.0% 1,254 144 11.5% 5.9% 94.1%
Mill River South 8019.01 55.3% 82.0% 1,727 282 16.3% 15.4% 84.6%
Springfield MA 39.7% 13.8% 61,942 6,351 10.3% 47.5% 52.5%
Hampden County 31.1% 24.0% 191,733 15,405 8.0% 62.3% 37.7%
Census Tract
numbers
Housing
Built
before
1940
Housing
Built
after
1980
Vacant
Housing
Units
% of
vacant
housing
units
Owner
Occupied
Renter
Occupied
#Employed
GreaterMason Square
Lower Old Hill 8018 $9,567 $26,141 $19,318 52.9% $23,021 34.2% 3,248 1,111
Upper Old Hill 8017 $11,128 $30,758 $8,883 33.3% $35,581 35.1% 6,783 2,380
Lower State Street South 8019.02 $12,144 $13,750 $17,234 65.1% $15,698 43.1% 2,258 974
Bay Road Area 8014.01 $12,366 $31,364 $16,841 47.4% $25,991 39.0% 3,323 1,296
Upper Metro 8012 $13,034 $23,259 $16,232 52.9% $18,103 38.4% 2,077 797
McKnight 8013 $14,764 $30,798 $20,903 50.1% $26,600 44.5% 3,312 1,475
Lower Forest Park
Lower South End 8020 $8,992 $16,636 $18,825 63.7% $17,441 48.3% 1,758 895
Mill RiverSouth 8019.01 $10,151 $24,369 $17,670 57.2% $21,780 43.8% 2,396 1,155
Springfield MA $18,016 $40,534 $25,116 34.2% $35,163 48.9% 117,010 57,267
Hampden County $25,626 $60,491 $32,161 23.1% $48,865 55.3% 231,027 205,210
Massachusetts $34,907 $82,977 $36,386 12.9% $65,339 61.6% N/A N/A
Census
Tract
numbers
Per capita
Income
Median
Family
Income
Median
Worker
Income
Food Stamps
in last12
months
Median
Household
Income
% of Civilian
Workforce
Employed
#Working
Population
18-64

21. Table 3: Democratic Characteristics of Target Neighborhoods, Compared
Under 18 Over 64 Black Latino Asian
Greater Mason Square
Lower Old Hill 8018 41.5% 5.5% 9.0% 46.7% 48.1% 0.0% 2.4%
Upper Old Hill 8017 39.2% 6.9% 32.3% 52.5% 22.0% 0.2% 0.5%
Lower State Street South 8019.02 35.4% 8.8% 25.6% 40.6% 66.2% 8.5% 2.0%
Bay Road Area 8014.01 32.9% 8.4% 8.4% 42.7% 51.0% 0.8% 0.0%
Upper Metro 8012 28.7% 7.3% 15.9% 27.1% 58.8% 0.0% 0.5%
McKnight 8013 33.5% 9.9% 12.4% 54.6% 30.7% 2.5% 2.7%
Lower Forest Park
Lower South End 8020 41.0% 1.7% 17.9% 21.2% 72.3% 0.1% 0.2%
Mill River South 8019.01 40.1% 4.8% 20.4% 25.0% 54.2% 2.0% 0.0%
Springfield MA 30.7% 11.4% 34.4% 23.8% 42.7% 1.9% 1.3%
Hampden County 23.3% 15.0% 66.4% 9.9% 22.0% 2.4% 0.9%
Massachusetts 24.4% 14.5% 75.3% 8.6% 10.1% 6.4% 0.7%
Census
Tract
numbers
White not
Latino
Native
American

22. For further information
Please contact
Arise for Social Justice
467 State St, Springfield MA 01105
Tel 413-734-4948 - Fax 413-734-4030
Ariseforsocialjustice@gmail.com
Or visit our website at:
http://arisespringfield.org/