The Smart Farm Project (Including Appendix)

LEAD
ORGANIZATION:
Elphinstone Farm Corporation
Bowen Island Properties
AN EXPLORATION OF
SMALL FARM CO-HOUSING
Sara Dent
Partial funding for this project has been provided by Agriculture and
Agri-Food Canada through the Canadian Agricultural Adaptation
Program (CAAP). In British Columbia, this program is delivered by
the Investment Agriculture Foundation of BC.
Farm Folk/City Folk and Young Agrarians
Community Futures
One Straw Society
VOICE on the Coast
Sunshine Coast Regional District
IN COLLABORATION
WITH:
FUNDERS:
SPONSORS:
PARTNERS:
HOW IT BEGAN 3
Intro by Chad Hershler
OVERVIEW 4
CONSULTANT TEAM 5
Its all about the people
CHARTING THE COURSE 6
Methodology, challenges and lessons learned
CONSIDERATIONS 7
A simple checklist
CASE STUDIES 7-15
Storvold Rd, Langdale
King Rd, Elphinstone
Lower Rd, Roberts Creek
Lockyer Rd, Roberts Creek

LOOKING FORWARD 16
Recommendations and opportunities
APPENDIX 17
TABLE OF CONTENTS
The SMART FARM Project
Two years after my wife Sandy and I moved
from East Van to a spectacular five-acre prop-
erty on the Sunshine Coast, 40 acres of Agricul-
tural Land Reserve (ALR) forest next to us was
bulldozed and carved into eight more five-acre
lots. Twenty-five years earlier, the land we were
living on was cleared, bulldozed and removed
from ALR just the sameso we couldnt really
complain about the loss of precious wilderness
or farmland. That was until we saw the cov-
enants. Buyers of these lots are legally bound to
build a minimum 3,000-square-foot home with a
minimum two-car garage. The forest wasnt just
cleared and removed from the ALR: it was
cleared to build estate lots. This just didnt seem
fair at all.
Let me explain. When we first moved onto the
land, Sandy and I had this wildly ambitious
dream: we wanted to build an artist retreat on a
farm just a short ferry ride away from the big
city. That dream vanished in a fast descending
fog of reality (What do you mean we have to
put in another septic field? Whats a septic
field?) and we were left wondering what on
earth we were doing. One day, overlooking our
empty fields, my wife turned to me. Were
zoned for farming, right? I nodded. And were
artists, she continued. So lets be an art farm.
Those two words side by side were all the fertil-
izer we needed. We had no idea what the term
art farm meant but it didnt matter. We called
ourselves an art farm, and peoplefrom all sorts
of backgrounds and professionsemerged,
throwing their thoughts, ideas and projects into
the mix. We started a non-profit organization
called Deer Crossing the Art Farm, running arts
and nature-driven programming on our prop-
erty and out in the community, and The Art
Farm harvest grew bigger and bigger every
year. From festivals to productions to workshops,
it was hard to keep up with the bounty!
Then we started to explore how we could
create, you know, a farm on The Art Farm.
BY CHAD HERSHLER
The SMART FARM Project | page 3/17
ing one. This project has been inspiring from the
get-go. Whether youre a regional planner, a
farming advocate, an economic development
officer, a retiree, a non-profit organization, a
farm, a farmer or someone just like me with
nothing but a vision and relentless (some might
say: nave) determination, we hope the
outcomes of this exploration into small farm
co-housing helps you kick-start some Smart
Farms of your own. This has brought the dream a
whole lot closer to reality for us. May it do the
same for you and yours.
How is it that, in an age
of food security crises and
the skyrocketing value of
land, where the average
age of farmers is in the
mid-50s and creeping
higher, our current
zoning allows for estate
developments such as the
one next door to us, but
doesnt allow for a low
footprint cluster develop-
ment that might actually
make farming viable for
the next generation of
farmers?
- Chad Hershler
Clearly we had the art side taken care of; the
farm side not so much. We arent farmers. We
have all the respect in the world for farmers, but
we arent the ones to make it happen. So we
set out to recruit some young farmers onto the
land.
Our first challenge was where to house them?
There is one 1,000-square-foot home that we live
in and a one-room cabin in the woods. We
could bring in volunteers for a few weeks at a
time but no farming family was going to move
to a piece of land they dont own with nowhere
to live. Our ownership situation is tenuous
enough, as it is. Sandy and I share ownership of
the land with my parents. It was the only way
we could make the leap in the first place. My
parents are supportive of our vision but have no
desire to live on the land. We realized if we were
going to buy my parents out, invest in more
housing and start a farm, wed need more than
one other family to make this happen: two
more, at the very least. Yet when we proposed
a cluster development (that would take up the
same or less square footage then your average
6,000-square-foot estate home) to our local
planner he explained that our current zoning
wouldnt allow it.
And that brings us back to those eight five-acre
covenanted lots beside us. How is it that, in an
age of food security crises and the skyrocketing
value of land, where the average age of farm-
ers is in the mid-50s and creeping higher, our
current zoning allows for estate developments
such as the one next door to us, but doesnt
allow for a low-footprint cluster development
that might actually make farming viable for the
next generation of farmers?
This is the issue the Smart Farm Project tries to
address. There are, it turns out, many challenges
to developing a small farm co-housing model.
From the legal quandaries around ownership, to
the economic feasibility of small farming, to
zoning complications, building a Smart Farm is
not a simple endeavour. It is, however, an excit-
HOW IT BEGAN
Chad Hershler and daugher Maggie
on the Art Farm
A quick scan of the 2011 Census of Agriculture
paints a bleak picture. The average age of
farmers in Canada is 55, with more than 48%
over the age of 55. Only 8% of our farmers are
younger than 35. The number of farmers
dropped 10% from 2006 to 2011, as did the
number of farms. The reasons are simple. In
most of our provinces, land costs too much
and farming makes too little. This is a national
crisis that requires collaborative innovation
between the public, private and community-
driven sectors. The Smart Farm Project is an
exploration of several such innovations.
In BC, the ALRand the Agricultural Land
Commission that oversees itwas established
to protect farmland from the pressures of
development and urban sprawl. Rules and
regulations need to be firm to withstand this
pressure. But rural municipalities and regional
districts across BC have jurisdiction over thou-
sands of hectares of potential farmland out-
side the ALR. These properties are generally
smaller than average ALR lots, are typically
serviced and cleared and in many cases
have some type of housing already in place.
The Smart Farm Project explores whether
increased density on such lots using low foot-
print cluster designs could catalyze small farms
and provide affordable housing for the
younger generation of farmers we so desper-
ately need.
The project went through several stages,
beginning first with market research, moving
into an outreach phase for data and recruit-
ment of volunteers for the case studies to
come. The consultant and management
team selected four case study properties that
reflected a diversity of geography, ownership
and potential farm yield. The team collabo-
rated on a Smart Farm proposal for each
property, including farm plan, designs, legal
recommendations and a feasibility analysis.
The case-study approach allowed the team
to explore this innovation across a spectrum of
potential proposals, from the unconventional
co-operative driven model through to the
more conventional developer-driven model.
The findings were daunting, surprising and
exciting all at the same time. There is a signifi-
cant amount of front-end workfrom the
business plan to legal considerations to
rezoningrequired to establish these propos-
als. That said, on the Sunshine Coast where
this project is based, they garnered little to no
resistance at the government or regulatory
level. There is a growing (almost desperate)
desire for more local farms and this desire has
translated into an openness to alternative
solutions. Lastly, the number and diversity of
people who are interested in exploring the
Smart Farm concepthere on the Sunshine
Coast and elsewheremeans these proposals
are not just viable; the proposals are achiev-
able. With continued support from funders
and local government, Smart Farms have the
potential to play a pivotal role in attracting
young farmers and catalyzing new farms
across BC and Canada.
OVERVIEW
Sara Dent
Sara Dent
The number of farmers dropped
10 % from 2006 to 2011, as did the
number of farms. The reasons are
simple. In most of our provinces,
land costs too much and farming
makes too little.
CONSULTANT TEAM
THE SMART FARM PROJECT
- ITS ALL ABOUT THE PEOPLE -
Among the many things learned, or reinforced, during this project was the simple truth that
people and relationships are critical to the success of any collaborative enterprise. All
aspects of the project involved focused engagement with one or more stakeholder group.
The universe of stakeholders in the Smart Farm Project includes: individuals and families
interested in exploring the possibility of small farm co-housing; people and organizations
already engaged in related activities such as food security and affordable housing; local
government and their planning departments; and consultants with the passion and capac-
ity to support the work.
One of our recommendations to others seeking to explore a Smart Farm model is to factor
in the time and expense involved in developing and managing relationships with stakehold-
ers, as well as to ensure that the individuals at the helm of such endeavours have strong
people and communication skills. In many respects, such skills are more important than
experience or knowledge in farming or co-housing.
The following organizations were instrumental in helping spread the word about the project.
Representatives attended meetings, gave critical input around the market for alternative
farm and housing models, and pointed us to other sources of information:
ONE STRAW SOCIETY
YOUNG AGRARIANS
FARM FOLK/CITY FOLK
VOICE ON THE COAST SOCIETY
UBC FARMS
COMMUNITY FUTURES
SUNSHINE COAST REGIONAL DISTRICT
Based upon our research we would expect that similar stakeholder organizations exist in
communities throughout BC and Canada. We would recommend creating an inventory of
such stakeholders for outreach and capacity building.
The Smart Farm Project benefited from a solid consultant and management team who
brought their respective expertise to the table literally as well as figuratively given the
number of meetings that involved good and locally grown food!
BRIAN W. SILVER
Architectural consultation and research for each site,
creation of example home designs and building systems
research. www.silverleafsustainable.com
IONE SMITH
Agrologist services to assess feasibility and develop farm
plans for each potential Smart Farm site
www.uplandconsulting.ca
MELANIA CANNON
Consideration of legal questions and issues arising from the
land uses and business concepts explored in the Smart Farm
models melania.cannon@gmail.com
RHONI WHYARD
Market research on the Smart Farm models
www.rwbusinesssolutions.com
SCOTT HUGHES
Financial framework development and feasibility analysis for
the Smart Farm models scott.hughes@shaw.ca
VALERIE NASH
Project planning and facilitation, assistance drafting of
written materials for community engagement and reporting
VNash@NashandAssociates.org
CHAD HERSHLER
Project management
www.chadhershler.com
SANDY BUCK
Outreach and events
contact@deercrossingtheartfarm.org
BETH HAWTHORN
Graphic design and layout
bethhawthorn.com
More in-depth bios found in the Appendix.
The Smart Farm project
gives local governments
and community members
the opportunity to
increase vitality and
productivity in rural
areas, while fostering
stronger community ties.
-Melania Cannon
ZONING RECOMMENDATIONS
These proposals now in place, legal consultant Melania Cannon and
design consultant Brian Silver, in collaboration with planners from the
Sunshine Coast Regional District, devised a Smart Farm zone that satisfied
the needs of both local government and prospective Smart Farm propo-
nents. Details on the Smart Farm zone can be found in the appendix.
COORDINATION
Our methodology for coordination consisted of initial meetings with the consultant team
and landowners in order to map out the project work plan, supplemented by individual
meetings and conference calls. There were no notable or unexpected challenges in this
area, mostly due to the fact that we had a designated Project Manager and experi-
enced consultants who were highly committed to the success of the project.
CHARTING THE COURSE
MARKET RESEARCH
Consultant Rhoni Whyard undertook initial market research to ensure our outreach and
site planning was well informed by existing community farms and co-housing projects.
SITE PLANNING
With an overwhelming response from landowners and potential farmers on the Sunshine Coast
during the outreach component, the consultant and management team decided to select
four properties as case studies.
Our selection process was based on the need for diversity within the parameters of the project.
The parameters were: the land had to be outside the ALR and it had to be between five and
twenty acres in size. On the diversity side, we wanted the case studies to represent a range of
current zoning, proximity to town and village centres, level of current development on land,
and types of personalities leading the projects.
As the Art Farm currently leases a five-acre parcel of land that the organization is interested in
developing into a Smart Farm pilot, the project team needed to identify three more properties
for the project. The team met with other prospective or current property owners and con-
ducted an initial informal interview to ensure they understood the nature of the project and
the time commitment required of them as well as the benefits that the project offered to them
and the community at large. The team settled on two more properties with owners interested
in developing Smart Farm pilots of their own and a third property upon which we could present
a developer-driven model. With four properties selected, the project team then focused on
delivering a clear and concise proposal for each property. This proposal included a farm plan,
a design plan for housing and legal recommendations around land, housing and farm owner-
ship.
This section will look at our project methodology with a view to providing
guidance for those inspired to explore their own Smart Farm initiatives.
Smart Farm Project activities included:
i
$
COORDINATION | MARKET RESEARCH | OUTREACH | SITE PLANNING |
ZONING RECOMMENDATIONS | FEASIBILITY ANALYSIS
OUTREACH
The purpose of project outreach was to identify and engage individuals who have an interest
in the development of small farm co-housing models either as owner/farmers, tenants, sellers or
consumers of farm produce, or through their roles as local planners or land use, food security
and/or affordable housing advocates.
Community outreach activities included participation at the Living the New Economy confer-
ence in Vancouver, a presentation to the local chapter of the Planners Institute, community
potluck and farm tour (Sole Farm) in Vancouver, a community potluck info session at one of the
Smart Farm case study sites (Upper Roberts Creek), and a dialogue/discussion with Heather
Pritchard of Farm Folk/ City Folk hosted by the Regional District as part of their Agricultural Area
Plan. Combined, these activities engaged more than 250 individuals.
Much was gained from partnering with organizations that are already engaged in congruent
efforts related to food security, land management and affordable housing. Such an entity has
an established database of members and the capacity to mobilize an already interested
constituency.
FEASIBILITY ANALYSIS
The final step in the process was a feasibility analysis to ensure a realistic
fiscal plan for each proposal could be achieved. This analysis, led by
consultant Scott Hughes, used a cash-flow templaterelying on con-
struction estimates for the housing and expense/revenue projections for
the farmsto create a five-year financial road map for each case
study.
CASE STUDY 2
CASE STUDY 1
CASE STUDY 4
CASE STUDY 3
A non-profit/social enterprise-
driven approach.
A developer-driven approach.
A cooperative-driven
approach.
An entrepreneurial approach.
THE SMART FARM PROJECT
CASE STUDIES
CONSIDERATIONS
UNDERSTAND THE MOTIVATIONS AND NEEDS OF
THE LANDOWNERS
What are their financial needs, values and lifestyles? Also, are there
any constraints, unique circumstances or opportunities?
ASSESS LAND USE POTENTIAL AND LIMITATIONS
What is the current zoning? What raw materials are available
including existing trees and plants, soil quality, water systems and
drainage, sun exposure, existing structures, property size and loca-
tion, proximity to centers, acreage? And what are the options for
housing (full ownership, shared ownership, rental)?
UNDERSTAND LOCAL CONDITIONS AND NEEDS
Are there food security concerns and needs, housing needs, prox-
imity with and concerns of immediate neighbors? Is there sufficient
political and community will and openness for change and alterna-
tive lifestyle choices?
IDENTIFY SOCIAL CAPITAL
Who and where are the local individuals and groups with expertise
in areas such as land use, financial feasibility, market research, legal
structure, architecture and design?
THE FOLLOWING FOUR CASE STUDIES ARE THE PRODUCTS OF
THIS PROCESS.
The case study approach provided both diversity and complexity
to the process. In order to develop a balanced proposal for each
property, the project team had to focus its work around four key
considerations:
Please note that the case studies to follow are high-level descriptions of each
proposal. For in-depth analysis and details, please refer to the related case
study section of the Appendix.
CURRENT SITE MAP
Building Setback
Line
Property Line Multi-use Space
Well Residence Septic Field
Barn
CURRENT OWNERSHIP STRUCTURE: Co-owned by Sandy Buck, Chad
Hershler and family investment company
HOUSING: 1,000 square-foot two-bedroom bungalow, and a one-room
cabin in the woods
ZONING: RU2
CURRENT LAND USE: Office, workshop, studio and sleeping facilities for
non-profit society (the Art Farm) + spin farm
FARM/GARDEN: Hoophouse farmed by spin farmer, tomatoes and
peppers
VALUE OF LAND: $575K
FEASIBILITY: Farm/land ownership subsidized by investment company,
non-profit operating revenue growing

Cabin
NORTH
CASE STUDY 1
4.96 acres
Laurel Hedge Spiral
I feel strongly our
land should be
shared. The more
people that take
care of the land,
the more the land
will give back.
-Sandy Buck
An Art Farm Event
Sandy Buck and son
Sky on the Art Farm
PROPOSED SITE MAP
OWNERSHIP STRUCTURE: Strata corporation with four owners, three
homeowners + non-profit society (the Art Farm)
HOUSING: Three 2,000 square-foot two and a half story energy efficient
homes in cluster-development, camping and detached bedroom areas
for volunteers/interns

ZONING: Smart Farm (See Appendix)
PROPOSED LAND USE: Art Farm-managed farm, office/workshop/studio/
sleeping facilities for Art Farm programming, housing for three families
(including farmer)
FARM/GARDEN: Blueberries, veggies, goats milk, goats cheese
Revenue Year 1 $42K, Year 3 $49K
COST OF DEVELOPMENT: $575K land + $780K construction + $57K farm costs
FEASIBILITY: Non-profit-driven with combination of bridge-financing, farm
loans, grants and donations
PLOT 7
PLOT 1 PLOT 2 PLOT 3 PLOT 4
PLOT 5 PLOT 6 BEES
HOOPHOUSE
HOOPHOUSE
PLOT 7
B
E
E
S
B
E
E
S
Multi-use Space for
Art Farm Programs
Well
PLOT 1
PLOT 2
PLOT 3
PlLOT 4
PLOT 5
PLOT 6
Cheese-making
Building
Volunteer Cabin Septic Field Second Well Septic Field 3 Residences
Barn for Housing Goats
HOOPHOUSES FRUIT TREES NUT TREES
NORTH
S
T
O
R
V
O
L
D

R
O
A
D
CASE STUDY 1
4.96 acres
CURRENT OWNERSHIP STRUCTURE: Owned by an individual
HOUSING: Condemned single family home (rancher)
ZONING: RU1, Elphinstone Official Community Plan Comprehensive
Development Cluster Housing Area 4
CURRENT LAND USE: Unused
FARM/GARDEN: None
FEASIBILITY: Land not actively farmed, site marketed as residential
dwelling site only
CURRENT SITE MAP
Building Setback Line
Driveway
Condemned
House
Property Line
Septic Field
KING ROAD
C
H
A
S
T
E
R

R
O
A
D
MAPLE GROVE
N
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T
H
CASE STUDY 2
5.01 acres
"Its important to show
that Smart Farms can
be driven by visionary
collectives AND by
visionary developers."
-Chad Hershler
OWNERSHIP STRUCTURE: Bare land strata corporation with six strata units
HOUSING: Six 2,000 square-foot homes and renovated heritage farm cottage
ZONING: Comprehensive Development Zone (similar to the Roberts Creek co-housing CD 1 zone)
PROPOSED LAND USE: Small community of six family homes, farm and heritage cottage
managed by provincial or regional farm trust
FARM/GARDEN: Blueberries, vegetables Revenue Year 1 $67K, Year 3 $81K
COST OF DEVELOPMENT: $350K land + $1,878K construction + $25K farm costs
FEASIBILITY: Revenues from sale of six residential properties fund the land and farm capitalization
cost, then farm and heritage farm cottage are donated to regional farm trust for management
PROPOSED SITE MAP
HOOPHOUSES BEES
FRUIT TREES NUT TREES
PLOTS 1 & 2
H
O
O
P
H
O
U
S
E

2
H
O
O
P
H
O
U
S
E

1
Building Setback Line Public Pathway
Wetland Septic System
(Public Sustainable Demonstration
Project)
Renovated Heritage
Farm Cottage
Property Line
6 Homes
Community
Gathering
Space
Septic Field
Shared One-way
Driveway With Parking
KING ROAD
C
H
A
S
T
E
R

R
O
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D
B
E
E
S
PLOT 1
PLOT 2
MAPLE GROVE
N
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T
H
CASE STUDY 2
5.01 acres
"Much like how density-
bonuses have re-invigorated
the Downtown Eastside in
Vancouver, swapping
increased density for fully
capitalized farms could be a
powerful force in re-
invigorating farming on the
Sunshine Coast.
-Chad Hershler
CURRENT OWNERSHIP STRUCTURE: Owned by Scott Avery
HOUSING: One workshop and three auxiliary buildings
ZONING: RU2
CURRENT LAND USE: Experimental building structures,
permaculture exploration lead by tenant Dana Wilson
FARM/GARDEN: Small garden plot, small greenhouse
FEASIBILITY: Limited greenhouse agriculture,
land supported primarily by external income sources

Ecology and
Happiness should
always trump
Economics.
-Scott Avery
With the increasing divide between rich and
poor, the growing demand for affordable housing
and developing need to localize food systems,
creating sustainable, holistic and regenerative
communities is the highest priority.
-Dana Wilson
CURRENT SITE MAP
POND
Workshop
Property Line
Building Setback
Line
15m Creek Setback
30m Creek Setback
Driveway
NORTH
Scott Avery
Dana Wilson
CASE STUDY 3
5.07 acres
Jonathan H. Lee
KING ROAD
Auxiliary Buildings
OWNERSHIP STRUCTURE: Owned by Scott Avery
HOUSING: Six-seven detached bedroom spaces clustered
around an Earthship-style communal home
PROPOSED LAND USE: Farming and permaculture educa-
tion, affordable housing for young adults interested in a
simple living style and farming
FARM/GARDEN: Native and imported herbs, fruit trees,
vegetables, eggs Revenue Year 1 $62K, Year 3 $86K
COST OF DEVELOPMENT: $85K construction + $25,580 farm
costs
FEASIBILITY: Additional development brings new families to
the farm to expand agricultural activity on the site and
support a steady state, closed loop farming community
using experimental and sustainable farming practices
PROPOSED SITE MAP
HOOPHOUSES BEES PLOTS 3 & 5 PLOT 3 & 5 PLOTS 1, 2, 4 & 7 PLOT 6 PLOT 8
POND
POND
POND
Detatched Bedroom
Spaces
Detatched Bedroom
Spaces
Driveway
H
O
O
PH
O
U
SE
Multi-use Space Workshop
PLOT 6
PLOT 5
PLOT 8
PLOT 7
PLOT 4
PLOT 3
PLOT 1
PLOT 2
BEES
BEES
15m Creek
Setback
30m Creek
Setback
Earthship-style
communal home
NORTH
Attached greenhouse in
Earthship-style communal home
CASE STUDY 3
5.07 acres
KING ROAD
CURRENT OWNERSHIP STRUCTURE: Co-owned by Beth Hawthorn
and Robert Studer
HOUSING: 3,200 square-foot single family home
ZONING: RU1
CURRENT LAND USE: Design and art studio, special events
FARM/GARDEN: Small garden with mixed veggies and fruit, chickens
FEASIBILITY: Land not currently active in agricultural production, land funded
by studio and event revenues and external income
After living on the property
for over seven years it
became obvious than 4.67
acres was more than enough
room for us. In fact, what it
really needs is a farmer who
can bring the property fully
alive. -Beth Hawthorn
CURRENT SITE MAP
NORTH The SMART FARM Project
CASE STUDY 4
4.67 acres
Well Multi-use Space
F
L
U
M
E
C
R
E
E
K
Residence
Septic Field
Storage Area
Building Setback Line
Property Line
30m Creek Setback
15m Creek Setback
L
O
C
K
Y
E
R

R
O
A
D
POND
GARDEN
Robert Studer
with son Marcel
Beth Hawthorn
NORTH
Carport
PLOT 3
HOOPHOUSES
BEES FRUIT TREES NUT TREES
PLOT 1& 2 PLOT 4
PLOT 5 PLOT 6
PLOT 4 PLOT 1 & 2 PLOT 3
OWNERSHIP STRUCTURE: Co-owned by Beth Hawthorn and Robert Studer,
with the potential to build and sell part of a strata duplex
HOUSING: Two 1,600 square-foot strata homes and existing single family home

PROPOSED LAND USE: Multi-business shared space, retreat centre, kale chip
manufacturing
FARM/GARDEN: Kale, mixed berries, veggies, eggs Revenue Year 1 $64K, Year 3 $92K
COST OF DEVELOPMENT: $526K construction + $103K farm and production investment
FEASIBILITY: Construction and sale of two residential homes provides equity to invest in
farming and kale chip production on the site

PROPOSED SITE MAP
The SMART FARM Project The SMART FARM Project
CASE STUDY 4
4.67 acres
F
L
U
M
E
C
R
E
E
K
Roof-water
Storage Tower
Well
HOOPHOUSE
HOOPHOUSE
POND
PLOT 1
PLOT 2
PLOT 3
PLOT 4
PLOT 5
Residence
Roof Water
Storage Tower
Expanded Septic
Field
Proposed Driveway
Extention
Residential
Duplex
Roof / Ground-water
Storage Tank

Second Well
Packing &
Storage Area
Multi-use
Space
L
O
C
K
Y
E
R

R
O
A
D PLOT 6
What did the Smart Farm Project teach us?
There is a growing interest in the Smart Farm concept from individuals with diverse backgrounds and
motivations. Local government, represented in this project by the Sunshine Coast Regional District
and Vancouver Coastal Health, is receptive to the idea of small farm co-housing and willing to work
with proponents. All four Smart Farm case studies are feasible from both a planning and
economic/self-sufficiency perspective. While the co-housing component presents the most chal-
lenges and complications, it is a necessity in all cases to catalyze (and capitalize) the farm opera-
tions.

Recommendations and Opportunities
We would like to offer the following guidance for those seeking to establish or support Smart Farms:
1. ESTABLISH A SMART FARM COLLECTIVE
that will allow you to leverage common resources, reduce duplication
of efforts and provide peer support.
2. COLLABORATE WITH OTHER STAKEHOLDER ORGANIZATIONS
in your area whose missions are congruent with the Smart Farm concept.
3. CONDUCT OUTREACH AND RESEARCH
upfront to determine whether there is a market and appetite for
locally grown food and a need for alternative housing or lifestyle options.
4. WORK WITH PROFESSIONALS
to develop initial farm/design plans and to set up the legal structure
for the project. It is time and money well spent.
5. ENGAGE LOCAL GOVERNMENT
to develop local zoning that can integrate the Smart Farm
concept effectively into Official Community Plns and Agricultural Area Plans.
LESSONS LEARNED, LOOKING FORWARD
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The Role of Funders
The Smart Farm Project would not have been possible without the financial support provided by
the Real Estate Foundation of BC, Investment Agriculture Foundation and our other sponsors and
funders.
Moving forward with the Smart Farm Project, there are continued opportunities to engage funders
who are interested in supporting innovation in land use and local food production. It would be of
value to consider what these opportunities are beyond the obvious investment in the coordination
of a Smart Farm pilot and continued documentation of the development process.
In a larger and broader sense, we also see potential for the funder community to play a role in
establishing a regional Smart Farm strategy or movement, supporting activities such as advocacy,
outreach, capacity building, and education.
Beth Hawthorn
For complete Appendix or to access digital support material
please visit: www.deercrossingtheartfarm.org/smartfarm
You are free to share.
Please send a link to your local government and start the
dialogue for an initiative like this in your region.
For more information contact:
Chad Hershler
contact@deercrossingtheartfarm.org
November 2013
Sara Dent
WANT MORE DETAILS?
Check out our Appendix for:
Consultant bios
Market Research
Legal Overview
Feasibility Analysis
Additional Farm Notes
Additional Design Notes
And in-depth analyses from our consultants
on all four Smart Farm case studies

The Smart Farm Project Appendix Page 1/124

The Smart Farm Project
APPENDIX


1A8LL CI CCN1LN1S

1. ConsulLanL 8los ................................................................................................................. 3
2. MarkeL 8esearch ............................................................................................................... 7
3. Legal Cvervlew .................................................................................................................. 23
4. leaslblllLy Analysls ............................................................................................................ 30
3. Case SLudy 1: SLorvold 8d, Langdale ................................................................................. 33
a. larm lan
b. ueslgns
c. Legal assessmenL
d. leaslblllLy assessmenL
6. Case SLudy 2: klng 8d, LlphlnsLone ................................................................................... 74
a. larm lan
b. ueslgns
c. Legal assessmenL
7. Case SLudy 3: Lower 8d, 8oberLs Creek ............................................................................ 83
a. larm lan
b. ueslgns
c. Legal assessmenL
8. Case SLudy 4: Lockyer 8d, 8oberLs Creek .......................................................................... 93
a. larm lan
b. ueslgns
c. Legal assessmenL
9. AddlLlonal ueslgn noLes ................................................................................................... 108
10. AddlLlonal larm noLes ..................................................................................................... 113

The Smart Farm Project : ALnulx
TABLE OF CONTENTS


CONSULTANT BIOS


kCILC1 1LAM 8ICS

8kIAN W. SILVLk
Arch|tectura| consu|tat|on and research for each s|te, creat|on of
examp|e home des|gns and bu||d|ng systems research

A long-Llme resldenL of Lhe Sunshlne CoasL, 8rlan has exLenslve experlence and Lralnlng ln archlLecLural
deslgn and coordlnaLlon. Pe has an archlLecLural bulldlng Lechnology dlploma from 8rlLlsh Columbla
lnsLlLuLe of 1echnology (8Cl1), whlch he used Lo sLarL hls deslgn buslness ln 1998. Pe has collaboraLed wlLh
archlLecLs and developers Lo galn experlence ln boLh Lhe deslgn and developmenL flelds. uurlng hls 13 years
ln Lhe buslness he has explored many alLernaLlve and green consLrucLlon meLhods. 1hls exploraLlon led hlm
Lo dlscover naLural bulldlng, whlch encompasses consLrucLlon meLhods such as Cob, sLraw bale, rammed
earLh, and many oLher envlronmenLally senslLlve bulldlng sysLems. 8rlan ls passlonaLe abouL flndlng ways
Lo merge modern archlLecLure and developmenL wlLh LradlLlonal naLural bulldlng meLhods Lo creaLe a
drasLlc shlfL ln Lhe way we creaLe our homes and sLrucLures. 1he goal belng Lo go beyond havlng a zero
fooL prlnL home, Lo acLually enhanclng Lhe envlronmenL and ecology around Lhe sLrucLures LhaL we creaLe.
Check ouL hLLp://sllverleafsusLalnable.com for more lnformaLlon.

ICNL SMI1n
Agro|og|st serv|ces to assess feas|b|||ty and deve|op farm p|ans for each potent|a| Smart Iarm
s|te

lone speclallzes ln AgrlculLural Area lans and SLraLegles, agrlculLural lmpacL assessmenLs, agrlculLural
land use lnvenLorles, and cllmaLe change adapLaLlon and mlLlgaLlon sLraLegles for farmlng. She has also
consulLed on 8eglonal CrowLh SLraLegles, Cfflclal CommunlLy lans, conservaLlon lnlLlaLlves, and has
dellvered presenLaLlons and workshops Lo dozens of communlLles across 8rlLlsh Columbla. 1hls
comblned experlence has enabled her Lo brlng a unlque ecologlcal perspecLlve Lo complex land use
plannlng lssues. lone recelved a graduaLe degree from Lhe lnsLlLuLe for 8esources, LnvlronmenL, and
SusLalnablllLy aL Lhe unlverslLy of 8rlLlsh Columbla (u8C). More lnformaLlon abouL lone and her work
can be found on her webslLe: hLLp://uplandconsulLlng.ca.

MLLANIA CANNCN
Cons|derat|on of |ega| quest|ons and |ssues ar|s|ng from the |and uses and bus|ness concepts
exp|ored |n the Smart Iarm mode|s
AfLer compleLlng her M.A. ln PlsLory and her !.u. aL u8C, Melanla served as a clerk Lo Lhe Supreme CourL
of 8rlLlsh Columbla. Melanla Lhen compleLed her arLlcles aL ?oung, Anderson. She wenL on Lo pracLlce aL
Lhe flrm as an assoclaLe where she was lnvolved wlLh a varleLy of llLlgaLlon and research pro[ecLs,
lncludlng drafLlng submlsslons for Lhe CourL of Appeal of 8rlLlsh Columbla and Lhe Supreme CourL of

CONSULTANT BIOS


Canada. Melanla has exLenslve experlence worklng wlLh pollcy makers and leglslaLors, helplng Lhem Lo
provlde servlces, govern Lhelr communlLles, and balance compeLlng lnLeresLs among Lhelr consLlLuenLs.
Melanla grew up ln a farmlng communlLy and conLlnues Lo have an appreclaLlon of Lhe need Lo lncrease
vlLallLy and producLlvlLy ln rural areas. She can be reached aL: melanla.cannon[gmall.com.

knCNI WnAkD
Market research on Smart Iarm mode|s

As Lhe owner of 8W 8uslness SoluLlons, 8honl works wlLh a varleLy of companles and organlzaLlons
LhroughouL 8C provldlng buslness plan and sLraLeglc markeLlng developmenL. She has worked on a
dlverse array of pro[ecLs lncludlng several on Lhe Sunshlne CoasL where she has llved for Lhe pasL 8
years. CllenLs have lncluded Sunshlne CoasL 8eglonal ulsLrlcL, 8C Log & 1lmber Pome
8ullders AssoclaLlon, CommunlLy luLures, and 8C MlnlsLry of loresL, Land, and naLural 8esource
CperaLlons and ueer Crosslng Lhe ArL larm. Learn more aL: hLLp://www.rwbuslnesssoluLlons.com.

SCC11 nUGnLS
I|nanc|a| framework deve|opment and feas|b|||ty ana|ys|s for the Smart Iarm mode|s

ScoLL Pughes ls rlnclpal of CapaclLy 8ulld ConsulLlng and ls a leadlng soclal flnance pracLlLloner asslsLlng
organlzaLlons Lo overcome Lhe challenges of flnanclal managemenL and scarce caplLal Lo lncrease
flnanclal reslllence. ScoLL's experlence bullds on a 20 year career ln commerclal flnance whlch lncluded
10 years wlLh a large communlLy based credlL unlon (vanclLy) where he developed and dlrecLed Lhe
soclal lendlng porLfollo. ScoLL's consulLlng pracLlce lncludes feaslblllLy and buslness plannlng work for
real esLaLe acqulslLlon, mulLl-LenanL co-worklng space and operaLlonal lmprovemenLs. ScoLL can be
reached aL: scoLL[capaclLybulld.ca.
VALLkIL NASn
ro[ect p|ann|ng and fac|||tat|on, ass|stance w|th draft|ng of wr|tten mater|a|s for commun|ty
engagement and report|ng

As Lhe owner of nash & AssoclaLes, a consulLlng company LhaL speclallzes ln supporLlng communlLy
developmenL and soclal change, valerle has provlded faclllLaLlon and plannlng servlces Lo numerous
organlzaLlons and collaboraLlve groups ln Lhe uS and Canada. Per cllenLs lnclude local governmenL
agencles, foundaLlons, unlverslLles and communlLy based organlzaLlons. She has a greaL deal of
experlence ln Lhe areas of affordable houslng and susLalnable program developmenL. valerle has no
dlrecL experLlse ln farmlng and prlor Lo movlng Lo Lhe Sunshlne CoasL had always llved ln large clLles. She
now flnds herself marrled Lo an oysLer farmer/bee keeper wlLh young daughLers who are campalgnlng
Lo change local bylaws so LhaL Lhey can ralse plgs and chlckens. She ls a graduaLe of Cxford unlverslLy,
Lngland. valerle can be reached aL: vnash[nashandAssoclaLes.org.

CnAD nLkSnLLk
ro[ect management
CONSULTANT BIOS


Chad ls Lhe currenL execuLlve and arLlsLlc dlrecLor of deer crosslng Lhe arL farm. Slnce Lhe arL farm
socleLy was offlclally formed ln 2008, Chad has overseen Lhe developmenL of Lhe arL farm's unlque
arL+naLure educaLlon program for chlldren and adulLs (olllnaLe), Lhe arL farm's slgnaLure producLlon tbe
kolofotest cltcos and an annual ouLdoor fesLlval (5yocbtoolclty) LhaL draws 2000+ people over Lhree
days Lo Lhe Clbsons and Area reglon. Chad ls also managlng Lhe developmenL of Lhe arL farm's flrsL soclal
enLerprlse: lu5 commoolty wotk nob: a shared workspace LhaL bullds capaclLy for creaLlve and soclal
enLrepreneurs llvlng and worklng on Lhe Sunshlne CoasL. Chad ls also a professlonal acLor and wrlLer.
llnd ouL more abouL Lhls work aL: www.chadhershler.com.

SAND 8UCk
Cutreach and events

As Lhe arL farm's ulrecLor of LducaLlon and CommunlLy CuLreach, Sandy ls Lhe drlvlng force behlnd
olllnaLe, Lhe arL farm's unlque arLs + naLure educaLlon and communlLy ouLreach programmlng. She has
creaLed programs for chlldren, youLh, adulLs and Lhe general publlc ln a varleLy of seLLlngs from small
classrooms Lo large ouLdoor evenLs. Sandy has exLenslve experlence worklng for arLlsLlc organlzaLlons
lncludlng Lhe vancouver !azz lesLlval, vancouver lllm lesLlval and WhlsLler/ 8lackcomb. She has
organlzed gala evenLs for over 1000 guesLs, lncludlng creaLlng Lhe arLlsLlc decor, organlzlng Lhe
producLlon and coordlnaLlng Lhe evenL. Sandy 8uck ls also a mulLl-dlsclpllnary fabrlc arLlsL wlLh over 10
years experlence as a cosLume deslgner ln Lhe LheaLre and fllm lndusLry, lncludlng a Cenle nomlnaLlon
for her deslgn work on Lhe 2003 fllm "Lve and Lhe llrehorse".

CONSULTANT BIOS


MARKET RESEARCH
By RHONI WHYARD / RW BUSINESS SOLUTIONS


MAkkL1 kLSLAkCn
8y knCNI WnAkD ] kW 8USINLSS SCLU1ICNS
1he followlng summarlzes my research flndlngs of oLher shared home, shared farm lnlLlaLlves ln Canada
wlLh a focus ln 8C. 1he lnlLlaLlves hlghllghLed below were selecLed because of Lhelr slmllarlLy ln concepL
Lo Lhe SmarL larm program.
1hese lnlLlaLlves were found Lhrough onllne research. 1he lnlLlaLlves wlLh an * were also conLacLed for
furLher lnformaLlon on seL up and flnanclal models.
1he flrsL sLep ln our markeL research was Lo undersLand whaL Lype of shared farm and shared houslng
opLlons exlsLed ln 8C. 1hls Look us more broadly Lo oLher lnlLlaLlves ln Canada and Lhe uS, whlch
provlded lnformaLlon on a larger dlverslLy of pro[ecLs and opLlons for movlng forward. Cnce we had a
broad range of pro[ecLs selecLed we began revlewlng Lhe besL pracLlces for Lhe creaLlon and
developmenL of Lhese shared home and shared farm pro[ecLs. 1he research focused on pro[ecLs ln
Canada and consulLanLs LhaL have worked wlLh numerous groups aLLempLlng Lo work Lhrough Lhe
process of developlng Lhese Lypes of llvlng spaces.
1hls research dld noL lnclude Lhe revlew of how Lo seL up Lhe farm buL dld lnclude a revlew of besL
pracLlces Lo effecLlvely lnclude Lhe homeowners lnLo Lhe developmenL of Lhe buslness plan for Lhe farm
componenL, whlch ls also ouLllned below.

SIMILAR PROJECTS
>WI1nIN 8kI1ISn CCLUM8IA

CkAN8Lkk CCMMCNS: 8UkNA8, 8C
ClusLer houslng - Lownhouse and aparLmenL sLyle - 300-1300 sq fL
1hey formed a noL-for-proflL corporaLlon and acLed as Lhe developer Lo compleLe a 26,662
square fooL, 22-home mulLl-famlly resldenLlal bulldlng. ConsLrucLlon began ln CcLober of
2000 and Lhey moved lnLo Lhelr homes a year laLer.
Lach household aL Cranberry Commons prlvaLely owns a compleLe, self-conLalned home.
1he homes are cenLered around exLenslve shared faclllLles. CommunlLy connecLlon ls
supporLed by Lhe physlcal layouL of Lhe slLe and by Lhe lnvolvemenL of all members ln Lhe
developmenL and operaLlon of Lhe communlLy uslng consensus declslon maklng.
Common space
Consensus declslon maklng

MARKET RESEARCH


CkLLkSIDL CCMMCNS: CCUk1NL, 8C
ClusLer houslng - duplex
Common faclllLles/house
Modlfled consensus declslon maklng

ILkNWCCD VILLAGL: VIC1CkIA, 8C
SLraLa
AparLmenL sLyle unlLs: homes and sLudlos from 300-1100 sq fL
8enLals and ownershlp

MIDDLL kCAD CCMMUNI1: NLLSCN, 8C
11 unlLs 32 acres
2.3 acres of gardens, horse pasLure, chlckens, play area
Common faclllLy

NLLSCN LAND GkCU: NLLSCN, 8C
12-13 unlLs -630-1300 sq fL
Common faclllLles
Large farm: food, anlmals, orchard.
under developmenL

kC8Lk1S CkLLk CCnCUSING: kC8Lk1S CkLLk, 8C
ClusLer houslng - slngle and duplex
Common space
Creen space
1he communlLy ls legally sLrucLured as a bare-land sLraLa, wlLh each resldenL havlng
ownershlp of Lhelr own loL and home, and a common share ln Lhe communlLy land and
faclllLles. lndlvldual loLs are small by local sLandards (3800 sq. fL. on average).
1he 2900 sq fL common house lncludes a dlnlng room, a large klLchen, a lounge, a guesL
room, an offlce, a chlldren's playroom, laundry faclllLles (alLhough space for a washer/dryer
has been lncluded ln each home) and a mulLlpurpose room (currenLly used as a
Lelevlslon/movle room.) CLher common faclllLles lnclude a shared workshop, anoLher
mulLlpurpose bulldlng and an organlc vegeLable garden

MARKET RESEARCH


AkkCW LCCVILLAGL : CnILLIWACk, 8C

20 acres of farmland: Leases land Lo 7 farmlng pro[ecLs: 1he CommunlLy farm leases organlc
farmland Lo seven farmlng pro[ecLs wlLh room for more. Whlle Lhese pro[ecLs run
lndependenLly of each oLher Lhe farmers work LogeLher Lo puL ln lnfrasLrucLure and share
expenslve equlpmenL llke LracLors. 1hey also work LogeLher Lo provlde a CommunlLy
SupporLed AgrlculLure (CSA) veggle box Lo Lhe AbboLLsford and Chlllwack areas. WlLhln Lhe
scope of Lhe farm ls also Lhe SLewarL Creek Care pro[ecL. 1he lood loresL proLecLs Lhe
creek, and makes a permaculLure home for Lhe wlldllfe we cherlsh.
33 unlLs
SLraLa
Shared faclllLles

1hese pro[ects bear some s|m||ar|t|es to the above |n 8C:
Colden Lars larm - Chase, 8C
Mulvey Creek Land CooperaLlve - Slocan, 8C
MysLlque lnLenLlonal CommunlLy - kaslo, 8C
hLLp://www.ecoreallLy.org/wlkl/Welcome_Lo_Lco8eallLy!
hLLp://www.peacefulvlllage.ca/
hLLp://www.fablnbc.com/communlLy/
hLLp://kakwaecovlllage.wordpress.com/
hLLp://dlrecLory.lc.org/3884/Mulvey_Creek_Land_Co_operaLlve
hLLp://www.blue[aylakefarm.com/
hLLp://dlrecLory.lc.org/24036/LarLh_Lcovlllage
hLLp://dlrecLory.lc.org/24167/Colden_Lars_larm
hLLp://dlrecLory.lc.org/24029/Pome_on_180_Acres_shared_PomesLead_ermaculLure_lanL_nursery_
Chlcken_larm
hLLp://dlrecLory.lc.org/23473/!ewel_Creek_Lcovlllage

MARKET RESEARCH


>CU1SIDL CI 8C - WI1nIN CANADA
nLNDkICkS IAkMS - C11AWA, CN1AkIC
ClusLer houslng - slngle
Creen space
larm land
A porLlon of all house and land sales goes dlrecLly Lo supporL Lhe farm - a porLlon of all home
sales goes dlrecLly Lo supporLlng Pendrlck larm's organlc farmlng operaLlons and Lhe
preservaLlon and malnLenance of shared green space and Lralls. ModesL annual fees ensure
LhaL Lhese shared resources wlll always be proLecLed.
Pendrlck larm's sponsored CommunlLy Shared AgrlculLure (CSA) program. 1he farm
operaLes uslng sLrlcL organlc and susLalnable agrlculLure prlnclples, lncludlng an emphasls on
soll healLh and ferLlllLy. 1hey use no chemlcal ferLlllzers or pesLlcldes, encourage
blodlverslLy, and grow seed varleLles chosen for Lhelr flavour and quallLy.
Pendrlck larm loundaLlon.

GkLLNnAVLN - CN1AkIC
Cne bulldlng wlLh sulLes, blodynamlc farmlng - Whole vlllage roperLy Co-operaLlve lnc. ls
Lhe legal enLlLy whlch owns Lhe land and bulldlngs of Lhe Whole vlllage communlLy.
urchase of a sulLe ln Whole vlllage's eco-resldence Creenhaven glves full membershlp
rlghLs ln Whole vlllage. 1he purchase prlce of a sulLe lncludes an ownershlp share of Lhe
190-acre farm, a membershlp share ln Lhe co-operaLlve, occupancy rlghLs for Lhe sulLe and
Lhe use of all common spaces.
1here ls a monLhly occupancy cosL for each sulLe ln Creenhaven, whlch covers land Laxes,
lnsurance, heaL, elecLrlclLy, caplLal reserve fund and malnLenance. 1hls monLhly fee varles
accordlng Lo Lhe slze of Lhe sulLe.

kL CkGANI2A1ICNS AND INICkMAN1S
C8CAnlZA1lCn/lnulvluuALS
larm lolk/ClLy lolk: CommunlLy larms rogram
1he Land Conservancy of 8C (1LC)
8C AssessmenL
2008 8C AgrlculLure lan
MlnlsLry of AgrlculLure & Lands
AgrlculLure Land Commlsslons
larm CredlL Canada
unlverslLy of vlcLorla
8C AssessmenL
8C Lanarc
?oung Agrarlans
1he Land Conservancy of 8C (1LC)

MARKET RESEARCH


8LS1 kAC1ICLS CVLkVILW
SHARED HOME
8ased on secondary research Lhls pro[ecL ls besL deflned as a co-houslng communlLy wlLh a farmlng
componenL.
A cohouslng communlLy ls a Lype of lnLenLlonal communlLy, a communlLy where people sLrlve
LogeLher wlLh a common vlslon, composed of prlvaLe homes supplemenLed by shared faclllLles.
1he communlLy ls planned, owned and managed by Lhe resldenLs - who also share acLlvlLles,
whlch may lnclude cooklng, dlnlng, chlldcare, gardenlng, and governance of Lhe communlLy.
Common faclllLles may lnclude a klLchen, dlnlng room, laundry, chlldcare faclllLles, offlces,
lnLerneL access, guesL rooms, and recreaLlonal feaLures.

S|x def|n|ng Character|st|cs:
1. arLlclpaLory process
2. nelghbourhood deslgn
3. Common faclllLles
4. 8esldenL managemenL
3. non-hlerarchlcal sLrucLured declslon maklng
6. no shared communlLy economy

As noLed above Lhere are numerous examples of oLhers dolng someLhlng slmllar ln 8C, Lhe ma[orlLy have
been classlfled as a cohouslng communlLles". 8ecause Lhe cohouslng movemenL ls sLrong and
esLabllshed Lhere are exlsLlng Lools on how Lo approach Lhe developmenL of a cohouslng communlLy
avallable for a fee. lrom Lhe resources LhaL l have been able Lo vlew l have ldenLlfled Lhe followlng besL
pracLlces.
A few key recommendat|ons that I have |dent|f|ed |nc|ude:
1. All parLles lnLeresLed ln Lhe pro[ecL are lnvolved ln Lhe process from Lhe beglnnlng when
worklng Lhrough Lhe sLeps ldenLlfled below.
2. . lf yoo Joot bove 50 people sbow op to yoot lofotmotloo meetloqs, yoo Jo oot llkely bove o
feoslble ptoject. As o qtoop yoo oeeJ to cootlooe to tectolt ootll yoo Jo qet tbose kloJs of
oombets. naLlonal Cohouslng Conference of 2009 ln SeaLLle WashlngLon, speaker Chuck
uurreLL.

GL11ING S1Ak1LD
1. Create v|s|on and goa| statements:
a. ueflne Lhe ro[ecL and ldenLlfy paLh Lo compleLlon
b. SelecLlon of Lhe professlonal Leam and negoLlaLe professlonal conLracLs.
2. Market|ng & New Member Lducat|on:
a. uevelop a markeLlng sLraLegy.
b. repare promoLlonal maLerlal.
c. repare and manage Lhe ouLreach plan.
d. Manage Lhe membershlp process.
MARKET RESEARCH

MARKET RESEARCH


Cwnersh|p Structure Advantages D|sadvantages
Subd|v|s|on lnvolves buylng a parcel
of land and Lhen golng Lhrough a
procedure governed by local law for
breaklng lL up lnLo smaller parcels of
land (usually referred Lo as "loLs")
upon whlch lndlvldually owned
houses are consLrucLed. 1he lndlvldual
members own LlLle Lo a loL and Lhelr
home.

1he subdlvlslon may also lnclude
some "common areas" (such as a
common house) owned by a
homeowner's assoclaLlon (a non-
proflL corporaLlon) ln whlch all of Lhe
lndlvldual loL-owners are members.

Subdlvlslons can conLaln slngle-famlly
(free-sLandlng) homes and/or Lown
(aLLached) houses.
Some areas allow for "zero loL llne"
subdlvlslon, whlch makes lL
posslble Lo [oln homes lnLo
duplexes or Lrlplexes.
CLher areas allow for clusLer
developmenL, where a loL slze may
be reduced, and a bonus amounL
of loLs allowed, lf Lhe homes are
clusLered LogeLher and open space
ls preserved.
A homeowners
assoclaLlon for use can
hold any number of loLs
as common elemenLs,
such as a common-house
or a shop.
1he subdlvlslon process can be
very cosLly dependlng upon Lhe
zonlng and requlremenLs ln Lhe
area alLhough Lhls form of
ownershlp may be Lhe besL
sulLed lf your goal ls lndlvldual
homes on loLs and Lhe land you
buy ls already zoned compaLlble
wlLh your plans.
Cooperat|ve Assoc|at|ons (or slmply
"cooperaLlves" or "coops") are used
by a few cohouslng groups.

1helr usual common feaLures lnclude
ownershlp of Lhe land and all
lmprovemenLs (common house, as
well as lndlvldual houses/unlLs) by Lhe
cooperaLlve assoclaLlon (a Lype of
non-proflL corporaLlon).

lnsLead of prlvaLe ownershlp, each
member ln Lhe assoclaLlon owns
shares ln Lhe assoclaLlon and recelves
a proprleLary lease of Lhe unlL ln
whlch Lhe member llves.
Members have a greaL deal of
conLrol over sales of unlLs, such as
llmlLlng equlLy on sales, or
speclfylng membershlp
requlremenLs. 1he equlLy level for
sale of Lhe home can be seL aL Lhe
lnlLlal purchase whlch can be used
for malnLalnlng low lncome
houslng.

Pavlng corporaLe ownershlp of Lhe
unlLs can offer developmenL
beneflLs such as group draln flelds
or parklng space reducLlons.

CooperaLlves are usually flnanced
by a slngle blankeL morLgage
raLher Lhan lndlvldual morLgages
and so Lhe whole group has Lo
quallfy LogeLher.
Members have [olnL and separaLe
llablllLy (Lo Lhe exLenL of Lhe equlLy ln
Lhelr shares) for Lhe obllgaLlons of Lhe
assoclaLlon. 1hls means LhaL lf one
member sLops paylng hls/her share of
Lhe blankeL morLgage, Lhe oLher
members have Lo plck up Lhe slack.
AlLhough Lhe assoclaLlon may have a
llen agalnsL Lhe dellnquenL member's
shares, enforcemenL (by foreclosure)
can become very confronLaLlonal and
communlLy cash flow can be sLralned
(especlally ln small coops).
Many banks are unfamlllar wlLh
cooperaLlves and are unwllllng Lo
flnance such purchases, especlally lf
Lhe cooperaLlve agreemenL resLrlcL
resale, Lhe prlmary advanLage of coops
ln Lhe flrsL place.
MARKET RESEARCH


3. Create Dec|s|on and Commun|cat|ons rocess
a. SeL up a sysLem for archlvlng documenLs and declslons, keeplng members lnformed and
faclllLaLlng Lhe educaLlon of new members.
b. SeL up a sysLem for recordlng declslons. Work wlLh Lhe Cwner LhroughouL Lhe
developmenL phase Lo ensure accuracy.
c. uevelop effecLlve declslon-maklng proLocols LhaL supporL Lhe developmenL and
communlLy bulldlng process, llkely consensus declslon-maklng.
d. lormaLlon of CommlLLees and deflnlng member roles.
e. Pelp seL up an effecLlve communlLy communlcaLlon sysLem and proLocol.
4. Ident|fy where start up money |s com|ng from:
a. repare lnlLlal ro[ecL 8udgeL and esLlmaLed Cash llow. lnclude a flnanclal plan, cash
flow pro[ecLlon and developmenL pro forma LhaL esLlmaLes Lhe cosL for a home ln Lhe
compleLed communlLy based on Lhe besL undersLandlng of currenL condlLlons.
S. Def|ne your |ega| structure
a. ueflne Lhe flnanclal sLrucLure for Lhe developmenL company. ueLermlne mlnlmum
equlLy lnvesLmenL and reLurn.
b. Work wlLh a legal professlonal Lo seL up Lhe company LhaL wlll acL as Lhe Cwner's
developmenL enLlLy for Lhe ro[ecL.
6. Def|ne the Cwnersh|p structure.
a. MosL cohouslng groups Lo daLe have focused on bulldlng dwelllngs LhaL are owned
(dlrecLly or lndlrecLly) by Lhelr occupanLs, as opposed Lo renLal cohouslng aparLmenLs,
owned by a common "landlord".
b. ueLermlne mlnlmum equlLy lnvesLmenL and reLurn.
c. Work wlLh Lhe legal professlonal Lo seL up Lhe company LhaL wlll acL as Lhe
owner's developmenL enLlLy for Lhe ro[ecL.
6. Determ|ne Commun|ty 8y|aws
a. ueflne requlremenLs for membershlp ln Lhe communlLy.
7. Get a bank account
a. SeL up a sysLem for managlng, recordlng, and paylng lnvolces. SeL-up and coordlnaLe a
flllng sysLem for all company records and correspondences.
8. Co||ect money from members
a. lunds for sLarL up cosLs can be generaLed ln several ways.
l. Cne ls Lo charge a monLhly assessmenL. Someone who ls lnLeresLed buL
noL commlLLed may noL mlnd puLLlng up Len dollars a monLh for a whlle.
ln almosL every sLarL-up group, Lhe really commlLLed people wlll puL ln
large amounLs of unsecured cash Lo cover Lhe expenses. 1hls may draw
ouL Lo several Lhousands of dollars, especlally when you sLarL hlrlng
archlLecLs, lawyers, and such.
ll. Cnce you have enough caplLal commlLmenL from members, Lhey have
enormous flnanclal lnLeresL ln seelng lL compleLed. 1he people wlLh
llLLle lnvesLmenL wlll be Lhe ones LhaL are mosL llkely Lo leave Lhe group.
lll. AnoLher way Lo generaLe money ls Lo have a commlLLed person or
persons loan money Lo Lhe group wlLh paymenL based on fuLure
assessmenLs of fuLure members. 8e sure Lo documenL any such
agreemenLs well. Some forms of legal agreemenLs allow for sllenL
parLners, who can conLrlbuLe cash lnLo Lhe pro[ecL buL are noL acLually
members.
MARKET RESEARCH


nIkING A kCILC1 MANAGLk: NLLDLD SkILLS & SLkVICLS DUkING DLVLLCMLN1
rovlde all necessary servlces lncludlng overall coordlnaLlon of Lhe developmenL and
consLrucLlon process.
rovlde llalson and reporLlng beLween Lhe Cwner, publlc agencles, Lhe commerclal lender, and
all conLracLors and professlonals hlred by Lhe Cwner.
Manage all pro[ecL flnances, CS1/PS1 flllng and record keeplng. CreaLe, monlLor and updaLe
pro[ecL schedules and budgeLs LhroughouL Lhe llfe of Lhe pro[ecL.
Manage all pro[ecL legal and coordlnaLe flllng for all correspondence and company records.
Work Lo develop and manage an effecLlve ouLreach program and sysLem for educaLlng new
members.
Work Lo seL up an effecLlve sysLem for managlng Lasks, schedullng meeLlngs, creaLlng agendas,
Laklng mlnuLes, maklng declslons, communlcaLlng and documenLlng lnformaLlon.
rovlde monLhly flnanclal sLaLemenLs, wrlLLen progress reporLs wlLh updaLed pro[ecL schedules
and updaLed developmenL pro forma as requlred.

DLVLLCMLN1 LANNING
"#$%$&'(% $)* +,%-.
Pow wlll Lhe bulldlngs relaLe Lo Lhe slLe?
WhaL wlll Lhe llkely average home slze be?
WhaL Lype of unlLs (Lownhouse or aparLmenL)?
Pow large wlll Lhe common house be?
WhaL ouLdoor amenlLles wlll be lncluded?
Pow much ln Lhe way of green bulldlng" feaLures wlll Lhe group wanL Lo lnclude? WhaL level of
quallLy wlll Lhe group wanL ln Lhe flnlshed producL?
Mlx of prlvaLely owned homes and renLal unlLs, Lyplcally don'L exceed 1300 sq fL.

/(0(1,2-()'.
Wlll Lhe cohouslng group acL as Lhe developer or wlll Lhere be a developer parLner expecLlng Lo
recelve a proflL?
Pow long ls lL llkely Lo Lake?
WhaL are Lhe servlclng requlremenLs?
WhaL are Lhe llkely per square fooL consLrucLlon cosLs for Lhe Lype of flnlshlng Lhe group
deslres?
WhaL are Lhe local permlL fees and developmenL cosLs?
WhaL ls requlred Lo geL approval Lo bulld Lhe pro[ecL and how long wlll lL Lake?
ldenLlfy red flag lssues relaLed Lo legal LlLle (Lyplcally creaLe a sLraLa).
lnvesLlgaLe access Lo servlces (hydro, waLer, sewer) and poLenLlal lnfrasLrucLure cosLs (roads,
offslLe lmprovemenLs).
ueLermlne wheLher Lhe slLe can accommodaLe Lhe Lype of communlLy Lhe group ls envlslonlng.
MARKET RESEARCH


ueLermlne wheLher any oLher consulLanLs are requlred Lo esLabllsh feaslblllLy (e.g. perk LesLs Lo
conflrm soll sulLablllLy for a sepLlc sysLem).
Conflrm Lhe process, Llmellne and cosL Lo geL developmenL approval from Lhe auLhorlLles havlng
[urlsdlcLlon.
LsLlmaLe poLenLlal consLrucLlon cosLs.
ldenLlfy avallable lnvesLmenL equlLy from group members.
ldenLlfy poLenLlal sources of flnanclng for land purchase.
repare a developmenL pro forma wlLh esLlmaLed cosLs for a compleLed home ln Lhe
communlLy.
8evlew currenL markeL values for comparable producL Lo deLermlne poLenLlal markeLablllLy of
compleLed producL.
repare pro[ecLed cash flow requlremenLs.
ldenLlfy besL approach for pro[ecL managemenL, markeLlng admlnlsLraLlon and communlLy
bulldlng.
negoLlaLe an agreemenL Lo galn conLrol of Lhe properLy selecLed by Lhe cllenL.
CoordlnaLe Lhe appralsal and morLgage appllcaLlon requlred Lo secure a loan for Lhe slLe
purchase.
CoordlnaLe Lhe equlLy conLrlbuLlons from Lhe members.
CoordlnaLe Lhe closlng on Lhe land purchase.

kCILC1 AkCVALS nASL
- Manage Lhe rezonlng and subdlvlslon process. Work wlLh Lhe plannlng consulLanL as requlred
obLalnlng all necessary pro[ecL approvals.
- repare for any lnformaLlon meeLlngs and/or any presenLaLlons Lo Lhe publlc or regulaLory
auLhorlLles LhaL are requlred.
- rovlde lnformaLlon Lo Lhe deslgn Leam abouL feaLures LhaL supporL Lhe concepLs of cohouslng.

DLSIGN kCCLSS
uevelop an lnlLlal program for common house and lndlvldual unlLs.
Work wlLh Lhe deslgn Leam Lo develop a serles of workshops Lo faclllLaLe Lhe member's lnpuL.
Summarlze and communlcaLe feedback Lo deslgn Leam.
rovlde lnpuL on cosL lmpllcaLlon of deslgn declslons.
rovlde recommendaLlons abouL unlL mlx, slze, and layouL as lL relaLes Lo cosL and markeLablllLy.
CoordlnaLe communlcaLlon wlLh regulaLory auLhorlLles Lo ensure deslgn meeLs [urlsdlcLlonal
requlremenLs.
CoordlnaLe all feedback Lo flnallze Lhe deslgn developmenL phase.

MARKET RESEARCH


kL-CCNS1kUC1ICN nASL
Secure a consLrucLlon loan.
negoLlaLe Lhe approprlaLe consLrucLlon conLracL(s).
laclllLaLe Lhe process for deLermlnlng sLandard flnlshlng and opLlonal upgrades.
LsLabllsh a falr and equlLable prlclng sLrucLure.

kCILC1 CCNS1kUC1ICN nASL
Manage Lhe consLrucLlon loan, progress draws, releases and general bookkeeplng.
ALLend slLe meeLlngs as requlred durlng Lhe consLrucLlon process. Work wlLh Lhe deslgn
professlonals Lo oversee consLrucLlon conLracLs and ensure LhaL work ls belng carrled ouL ln an
approprlaLe and Llmely manner. 8evlew and commenL on bllllng requesLs and change orders as
requlred.
keep everyone lnformed and up Lo daLe on declslons LhaL need Lo be made durlng each phase of
Lhe consLrucLlon process.
Work wlLh Lhe legal professlonal and Cwner Lo prepare bylaws and operaLlng budgeL for afLer
move-ln expenses.
repare llvlng ln communlLy agreemenLs and pollcles for renLal, peLs, smoklng, use of Lhe
common spaces, malnLenance and managemenL, parLlclpaLlon, and any oLher agreemenLs
requlred Lo supporL resldenLs Lo llve harmonlously.

nCML UkCnASL
repare documenLaLlon and unlL selecLlon.
SeL up a program wlLh a flnanclal lnsLlLuLlon or morLgage broker Lo faclllLaLe ease of geLLlng
homeowner flnanclng on closlng.
Manage all communlcaLlon beLween Lhe bulldlng conLracLor, purchasers, lawyers, flnanclal
lnsLlLuLlons and appralsers as requlred for Llmely and effecLlve closlng and occupancy.

8LS1 kAC1ICLS: 8USINLSS LANNING ICk CUk SnAkLD IAkM
ueveloplng and deslgnlng a shared farm/buslness requlres collaboraLlon from all poLenLlal members
from Lhe beglnnlng rlghL Lhrough Lo Lhe dally operaLlons. Pavlng your poLenLlal members lnvolved from
Lhe very flrsL meeLlng ls essenLlal Lo a successful process.
1here are four key areas of research LhaL requlre Lhorough analysls as you plan your shared farm
buslness. When meeLlng wlLh your commlLLed and poLenLlal members, lL ls lmporLanL Lo address Lhe
followlng quesLlons as you bulld your buslness plan.
MAkkL1 ANALSIS:
WhaL Lype of lndusLry are you plannlng Lo enLer?
WhaL are lLs prlmary feaLures?
WhaL are Lhe posslble LargeL markeLs for your producL?
WhaL demographlc characLerlsLlcs do Lhey possess?
MARKET RESEARCH


Pow large are Lhese markeLs?
Where are Lhey locaLed?
ls Lhe markeL expecLed Lo grow ln Lhe fuLure?
Wlll you be compeLlng ln a maLure lndusLry or a growLh lndusLry?
Who are your compeLlLors ln Lhls markeL?
Pow large are Lhese compeLlLors?
Pow esLabllshed are Lhey?
Pow do Lhey prlce Lhelr goods?
Pow wlll Lhese compeLlLors reacL Lo your enLrance?
Pow wlll you dlfferenLlaLe your producL from Lhose of your compeLlLors?
WhaL are Lhe compeLlLors' sLrengLhs and weaknesses, and how would your producL compare
agalnsL Lhem?
Pow do you plan on galnlng markeL share?
WhaL ls your pro[ecLed markeL share?
Whlch area holds a demographlc LhaL would supporL Lhls pro[ecL besL?
WhaL would lL Lake Lo make Lhe space mosL aLLracLlve Lo Lhese folks?
Whlch Lown/area supporLs Lhe pro[ecL mosL?

1he answers Lo Lhese markeL-relaLed quesLlons should help Lo develop reallsLlc esLlmaLes of Lhe
pro[ecLed demand for your producL for Lhe flrsL several years of operaLlon. 8ased on Lhls pro[ecLed
demand you can deLermlne lLs anLlclpaLed level of buslness volume, whlch ls needed ln order Lo deslgn
Lhe needed faclllLles and managemenL.
1LCnNCLCGICAL AND CkGANI2A1ICNAL kLUIkLMLN1S:
WhaL Lype of equlpmenL and Lechnology wlll Lhe buslness need Lo produce lLs producL?
WhaL are Lhe cosLs lnvolved?
1hls lncludes boLh Lhe lnlLlal purchase and lnsLallaLlon cosLs of Lhe equlpmenL as well as Lhe
operaLlonal cosLs of runnlng Lhe equlpmenL.
Who are Lhe poLenLlal suppllers of Lhls equlpmenL?
Where are Lhey locaLed?
WhaL sorL of servlce and warranLles do Lhey provlde?
Pow long wlll lL Lake Lo acqulre Lhe equlpmenL and begln operaLlons?
8ased on your pro[ecLed buslness volume, how much raw producL wlll be requlred?
WhaL are Lhe quallLy speclflcaLlons?
Wlll you have a sufflclenL membershlp base LhaL can provlde Lhe raw maLerlals?
WhaL are Lhe posslble locaLlons for your faclllLy?
WhaL slze of faclllLy ls needed?
Wlll you bulld your own faclllLy, or purchase an exlsLlng locaLlon?
WhaL are Lhe cosLs of Lhe bulldlng?
uoes Lhe proposed locaLlon have adequaLe access Lo lnfrasLrucLures and servlces such as ma[or
hlghways, rallways, and uLlllLles?
Where wlll Lhe faclllLy be locaLed relaLlve Lo your cusLomers?

MARKET RESEARCH


MANAGLkIAL AND CkGANI2A1ICNAL kLUIkLMLN1S:
WhaL organlzaLlonal sLrucLure ls Lhe rlghL one for your buslness?
Pow lmporLanL are dellvery conLracLs and a flxed source of supply Lo Lhe success of Lhe buslness?
WhaL quallflcaLlons are needed Lo manage Lhese operaLlons?
WhaL are Lhe key sLaff poslLlons LhaL need Lo be fllled?
WhaL Lype of experlence should managemenL have?
Are Lhere poLenLlal candldaLes avallable Lo flll such poslLlons?
WhaL wlll be Lhe cosL facLor lnvolved ln flndlng and reLalnlng accepLable candldaLes?

I|nanc|a| Cverv|ew:
WhaL ls Lhe LoLal sLarL-up cosL requlred ln order Lo begln operaLlons?
WhaL are Lhe caplLal cosLs of Lhe land, planL and equlpmenL, and oLher sLarL-up cosLs such as legal
and accounLlng cosLs?
WhaL are Lhe operaLlng cosLs lnvolved?
1hese lnclude Lhe dally cosLs lnvolved ln runnlng Lhe buslness, wages, renL, uLlllLles, and lnLeresL
paymenLs on ouLsLandlng debL.
8ased on Lhe esLlmaLed demand, whaL are Lhe revenue pro[ecLlons?
Pow wlll you deLermlne prlclng arrangemenLs?
WhaL are Lhe posslble sources of flnanclng?
Who are poLenLlal lenders?
WhaL wlll be Lhelr requlred Lerms and llmlLaLlons of borrowlng?
8ased on Lhe esLlmaLed revenues and cosLs, whaL ls Lhe pro[ecLed neL revenue?
WhaL ls Lhe break-even polnL?

C1LN1IAL 8AkkILkS & CnALLLNGLS
1o cohouslng:
8ecelvlng approval on any re-zonlng requlred.
Co-housers, as a group, seem Lo be over-educaLed and under-employed
1
.
1he parallel sLreams of Lhe physlcal developmenL and Lhe communlLy developmenL boLh requlre
a conslderable amounL of work. Plrlng approprlaLe resources Lo asslsL enhances a group's
probablllLy of success.
2

A feaslblllLy sLudy ls a crlLlcal Lask for pro[ecL success. leaslblllLy ls essenLlal aL every sLage of Lhe
pro[ecL.
CeL Lhe group developmenL work done before deslgnlng Lhe space. 1hls lncludes values and
vlslon sLaLemenLs, esLabllsh Lhe group declslon-maklng process, eLc.
Cohouslng ls generally 10-13 more expenslve Lhan convenLlonal houslng of Lhe same
quallLy. So we need Lo broaden Lhe range of prlces by a mosalc of opLlons lncludlng slze of unlLs,
shared houslng, creaLlve ownershlp, or even Lhrough developmenL of creaLlve parLnershlps,
granL programs, eLc."
3
.

1
http:covillechallenge.cacohousing-info-iesouicesten-impeuiments-to-cohousing
2
hLLp://covlllechallenge.ca/cohouslng-lnfo-resources/Len-lmpedlmenLs-Lo-cohouslng/
3
MARKET RESEARCH


lnadequaLe communlLy bulldlng could be deLrlmenLal Lo Lhe pro[ecL. 3)( ,+ '#( #45#(6' 0$17(
21$&(6 Lo spend money on ouLslde experLlse, parLlcularly because recrulLmenL and markeLlng."
4

1o farmlng:
Labour shorLage
SLrong uS & Mexlco compeLlLors drlvlng prlces down
Plgh producLlon cosLs
unpredlcLable weaLher and seasonallLy
Lconomles of scale
Lack of a processlng markeL
esL and dlsease conLrol
lood safeLy
8C regulaLlons

C1LN1IAL CCk1UNI1ILS & CCMMUNI1 NLLDS
Pouslng needs on Lhe coasL and ln 8C.
lood needs on Lhe CoasL and ln 8C.
lncomes on Lhe coasL and need for affordable houslng.
ln cenLres wlLh populaLlons below 10,000, houslng sLarLs were up flve per cenL.
8ullders are shlfLlng Lo more mulLlple home consLrucLlon. Cne facLor behlnd Lhe shlfL Lo more
mulLlple home consLrucLlon ls LhaL bullders are focuslng on meeLlng Lhe demand for more
moderaLely prlced homes ln Lhe vancouver CMA.
3

roxlmlLy Lo vancouver, comblned wlLh relaLlvely lnexpenslve houslng, helps draw reLlrees and
Lhose who can work from home Lo Lhe area.
6

unemploymenL has remalned relaLlvely Lhe same beLween 2009 - 2011 aL an average of 7.
1hls ls comparable Lo vancouver, whlch also averages 7.
7

1he flgures ln Lhls Land use lnvenLory clearly demonsLraLe LhaL agrlculLure on Lhe Sunshlne
CoasL conslsLs of small loL farms wlLh low producLlon levels. WlLh no dalry farms evldenL durlng
Lhe survey and a low dlverslLy of producLlon lL was clear LhaL Lhere ls subsLanLlal room for
growLh ln Lhe agrlculLure secLor ln Lhls reglon.
1here ls enormous poLenLlal for value added local producLs LhaL address changlng Lrends ln Lhe
food lndusLry.
Crganlc lLems.
Canned goods.

4
S
Canaua Noitgage anu Bousing Coipoiation. !" $%&'()* +,-./0 12314
6
BC Stats, Ninistiy of Laboui, Citizens' Seivices anu 0pen uoveinment. 5&,-0/-67 8/*(%),6 90,0('0(:' ; 9&)'()/ "%,'0< 8=<
9/:%)> 5&,-0/- 12314
7
BC Stats, Ninistiy of Laboui, Citizens' Seivices anu 0pen uoveinment. 5&,-0/-67 8/*(%),6 90,0('0(:' ; 9&)'()/ "%,'0< 8=<
9/:%)> 5&,-0/- 12314
MARKET RESEARCH


Sauces, marlnades, [ams.
8aked goods.
lrozen goods.
Local and reglonal non-food producLs (flowers, ornamenLal nursery, naLlve planLs, bulbs).
lnLenslve horLlculLure (florlculLure).
Agrl-Lourlsm value-added (crafLs).
Agrl-Lourlsm servlces (bed & breakfasL).
1ralls use.
LquesLrlan rldlng, sLables.

MARKET RESEARCH


SMAk1 IAkM SUkVL kLSUL1S
A SmarL larm survey was deslgned by Lhe SmarL larm pro[ecL Leam for dlsLrlbuLlon aL ouLreach evenLs.
1he number of respondenLs was 26.
1. 1he survey |s conf|dent|a| but we wou|d ||ke to know a ||tt|e b|t about you, p|ease check a||
that app|y
a) l am a parenL of a chlld under 18 9 (34)
b) l am reLlred 6 (23)
c) l own my own home 17 (63)
d) l have experlence ln farmlng 10* (38)
e) l llve/have llved ln co-houslng 10 (38)
f) l am slngle 6 (23)
g) l am self-employed 13 (30)
*llos J qotJeoets
kespooses loJlcote Jlvetslty lo tetms of Jemoqtopblcs ooJ expetleoce. 5lqolflcoot oombets of
tespooJeots bove ptlot expetleoce wltb co-boosloq ooJ/ot fotmloq. Of tbose tbot ote cotteotly
employeJ, tbe mojotlty ote self-employeJ.
2. What |s your |eve| of |nterest |n Smart Iarm|ng? |ease C|rc|e
# x o|nts
none 0 x 0 = 0 0
Low 2 x 1 = 2 7
ModeraLe 3 x 2 = 10 19
Plgh 10 x 3 = 30 38
very Plgh 9 x 4 = 36 34
1otol 78 polots. 7JX tespooJeJ blqb ot vety blqb lotetest 5 yeots oqo (J4X vety blqb), 7X low lotetest

3. What was your |eve| of |nterest |n Smart Iarm|ng S years ago 1-10? |ease C|rc|e
none 6 x 0 = 0 23
Low 4 x 1 = 4 13
ModeraLe 7 x 2 = 14 27
Plgh 3 x 3 = 9 11
very Plgh 6 x 4 = 24 23
1otol 51 polots
J4X tespooJeJ blqb ot vety blqb lotetest 5 yeots oqo (2JX vety blqb), J8X oo to low lotetest

1he responses Lo Lhese Lwo quesLlons lndlcaLe lncreaslng lnLeresL ln SmarL larmlng among Lhe
lndlvlduals who compleLed Lhe survey, 73 of parLlclpanLs lndlcaLe hlgh or very hlgh lnLeresL aL Lhe
currenL Llme, compared Lo 34 flve years ago.
MARKET RESEARCH


4. What are you (or your organ|zat|on]bus|ness) do|ng r|ght now |n terms of farm|ng]co-hous|ng
or support for farm|ng]co-hous|ng?
Wr|tten responses:
A. Lvolvlng permaculLure, dlverslLy, Llny houslng, economy free
8. Pave been worklng/sLudylng as a permaculLure deslgner for 13years, farmlng for 1 year,
supporLlng co-houslng for 10 years. vlllage vancouver 8oard member. Medla producer for
nelghborhood lood SecurlLy neLworks and ClLy of vancouver Soclal ollcy
C. ConsulLlng Lo landowners and governmenL on agrlculLure, farm plannlng and food securlLy
u. 8ackyard markeL garden, noL lnLeresLed ln co-houslng
L. larm lolk, ClLy lolk, worklng Lo geL communlLy farms recognlzed and more houslng on AL8
l. larmlng full Llme - Lrylng Lo make money! Pope Lo be self-sufflclenL. Looklng for farm help ln
reLurn for free accommodaLlon
C. none
P. LducaLlng ourselves and experlmenLlng wlLh our own properLy
l. 8ulldlng lnLenslve large ralsed bed garden
!. Crowlng some of our own food
k. We have a growlng garden and wanL Lo grow lL furLher
L. CulLe a blL - Lhough we could llkely be more lnvolved especlally ln Lerms of dlscusslng lssues
around lnnovaLlve bulldlngs and code compllance
M. no response here
n. l am absorblng lnformaLlon from lone who ls a really smarL cookle when lL comes Lo agrlculLure
C. lnvesLlgaLlng - looklng
. ?ard, garden share
C. 8roughL Lhe largesL acreage LhaL l could afford (1/2 acre) Lo farm myself afLer co-houslng pro[ecL
falled
8. Worklng on proLoLypes for LranslLlonal houslng for co-hablLaLlon
S. My own garden
1. SLudylng permaculLure/horLlculLure Lherapy, growlng food
u. Small-scale food producLlon and experlmenLaLlon wlLh food producLs
v. noLhlng
W. lnLeresLed ln explorlng opporLunlLles Lo use an under uLlllzed resource - our loan funds
x. l am lmaglnlng how Lo do Lhls
?. Pave bees and small garden, husband prevlously farmed ln CnLarlo and he'd love Lo geL back
lnLo lL

5. What p|ans do you have for the future |n terms of farm|ng]co-hous|ng or support for
farm|ng]co-hous|ng?
Wr|tten responses:
A. We are dolng lL as we speak
MARKET RESEARCH


8. lull engagemenL wlLh llvlng ln co houslng and farmlng, medla producLlon conLlnued pollcy
engagemenL
C. ConLlnue Lo supporL 8C farmers Lhrough agrologlsL supporL and buylng 8C producLs
u. More farmlng! Looklng aL lnLenslve 4 season meLhod
L. lorm a commodlLy farm land LrusL. 8ulld a cob house on my farm.
l. l am looklng lnLo agroLourlsm and havlng a farm help
C. LlsLen
P. uevelop a worklng organlc farm model
l. Large garden and orchard
!. Crowlng some of our own food
k. l wanL Lo be a SmarL larmer!
L. 8eally lnLeresLed ln Lhe co-houslng lnlLlaLlve bulldlng, less ln farmlng personally buL l could be
lnLeresLed ln a houslng slLuaLlon LhaL supporLs Lhe land
M. l would love Lo see my 3 acres used for farmlng, wanL Lo learn how Lo share lL wlLh young people
n. !usL feellng lnsplred.. no plans for acLlon rlghL now because lL seems llke a radlcal shlfL Lo sLarL
farmlng, buL l really llke Lhe arLs and culLure angle you are Laklng. l love muslc and arL and why
noL make LhaL parL of your agrl/farm plan
C. Above buL flnances are a blg problem
. ConLlnue yard/garden share and frulL Lree pro[ecL
C. WanL! WanL! WanL! l need Lo farm cooperaLlvely as l can'L do lL all myself as a slngle parenL
8. Looklng Lo grow sprouLlng seeds ln a cooperaLlve farm slLuaLlon ln Lhe fuLure
S. Moral supporL
1. noL sure
u. SLay Luned wlLh evolvlng local ldeas and lnlLlaLlves
v. none
W. We (organlzaLlon) are lnLeresLed ln supporL buL need communlLy lnpuL (ldeas, champlons)
x. l am lmaglnlng how Lo do Lhls
?. lL's someLhlng we'd be lnLeresLed ln explorlng, we are llmlLed ln whaL we can do aL our currenL
properLy - bylaws don'L allow chlckens for example and LhaL's someLhlng we'd love. Paven'L
llved ln co-houslng before buL lL's someLhlng we'd llke Lo do when we are reLlred (10+ years
from now)

MARKET RESEARCH


LEGAL OVERVIEW
8y MLLAnlA CAnnCn


LEGAL OVERVIEW
8y MLLAnlA CAnnCn
INTRODUCTION
1hls reporL revlews Lhe varlous legal sLrucLures LhaL exlsL for properLy ownershlp on a farmed rural
acreage (wlLh clusLered houslng), and for farm managemenL and overslghL on Lhose properLles. 1he
reporL Lhen revlews Lhe currenL zonlng ln Lhe Sunshlne CoasL 8eglonal ulsLrlcL (SC8u), where Lhe
properLles are locaLed, and lnLroduces examples of zones ln oLher munlclpallLles LhaL conLemplaLe Lhe
klnd of properLy ownershlp and use lnLended for Lhe properLles, before seLLlng ouL whaL Lhe ldeal
zonlng for Lhe properLles would look llke. 1he reporL Lhen applles Lhe legal conslderaLlons seL ouL ln
SecLlons ll - lv Lo Lhe model properLles, maklng recommendaLlons wlLh respecL Lo whaL sLrucLures
would be besL sulLed Lo each properLy. 1he reporL goes on Lo provlde a baslc overvlew of oLher
regulaLory reglmes and conLrols LhaL should be consldered by properLy owners seeklng Lo make use of
Lhe SmarL larm ro[ecL. llnally, Lhe reporL concludes wlLh llsLs of key legal quesLlons LhaL farmers and
local governmenLs should ask when plannlng a farm of Lhls klnd.

LEGAL STRUCTURES AVAILABLE FOR PROPERTY OWNERSHIP ON A FARMED
RURAL ACREAGE (WITH CLUSTERED OR CO-HOUSING)
1here are several opLlons avallable for properLy and home ownershlp on rural acreages of Lhe klnd
descrlbed ln Lhls reporL. Some of Lhese lnvolve Lhe shared ownershlp of properLy, whlle oLhers leave
ownershlp ln Lhe hands of one lndlvldual, company or socleLy. Some requlre subdlvlslon of Lhe properLy,
parLlcularly where Lhere wlll be separaLe ownershlp of Lhe land and Lhe bulldlngs. WhaL follows ln Lhls
secLlon ls a baslc overvlew of Lhe dlfferenL klnds of ownershlp LhaL could be puL ln place on Lhe model
properLles.
A) INDIVIDUAL CWNLkSnI
1he slmplesL form of ownershlp ls sole or lndlvldual ownershlp ln fee slmple. lee slmple" ls Lhe Lerm
used Lo descrlbe Lhe mosL compleLe and baslc form of land ownershlp ln Canada.
|) 8y a erson
roperLy owned by an lndlvldual could be approprlaLe for a farmed rural acreage wlLh clusLered houslng,
dependlng on Lhe needs and preferences of Lhe owner and - lf a separaLe lndlvldual - Lhe farmer. lor
example, lf an lndlvldual owner wlshed Lo make Lhelr land avallable Lo be farmed by oLhers, Lhls could
be done Lhrough a lease agreemenL or anoLher buslness arrangemenL, wlLh lndlvldual farmers, a
buslness or a cooperaLlve, wlLhouL havlng Lo alLer Lhe fundamenLal ownershlp of Lhe properLy. Workers
could be housed on Lhe properLy Lemporarlly, sub[ecL Lo Lhe zonlng and bulldlng requlremenLs of Lhe
munlclpallLy and Lhe provlnce.
LEGAL OVERVIEW


1he non-proflL socleLy larmlolk/ClLylolk noLes ln lLs survey of communlLy farms ln 8C LhaL prlvaLe
ownershlp of farms operaLlng on a communlLy farm model presenLs whaL Lhey frame as 3 maln
challenges:
WlLhouL an agrlculLural covenanL, Lhe land ls noL permanenLly proLecLed for agrlculLure,
1he landowner reLalns a ma[or sLake ln land use declslons, and
lf Lhe owner renLs ouL Lhe land or oLherwlse allows lL Lo be farmed by oLhers, confllcLs may arlse
beLween Lhe operaLlng farmers on Lhe one hand and Lhe landowner on Lhe oLher, parLlcularly ln
llghL of Lhe poLenLlal for markeL pressures Lo sell or develop, or esLaLe plannlng needs.
8

uependlng on Lhe clrcumsLances of Lhe lndlvldual landowner, Lhe laLLer 2 challenges may noL be
challenges aL all. 1hls may be an approprlaLe model where Lhe properLy ls already owned by an
lndlvldual who wanLs Lo reLaln full ownershlp whlle becomlng more engaged ln Lhe small-scale farmlng
communlLy.
WlLh respecL Lo Lhe lack of an agrlculLural covenanL, lL ls posslble Lo puL such a covenanL ln place even lf
Lhe land ls held prlvaLely. 1hls ls dlscussed ln more deLall aL u) SecLlon 219 CovenanLs.
||) 8y a Soc|ety (|nc|ud|ng a Iarm 1rust) or Corporat|on
A corporaLlon or a socleLy may own properLy ln Lhe same way LhaL an lndlvldual does. 1he properLy ls
owned ln lLs enLlreLy by one enLlLy, even Lhough LhaL enLlLy may be owned and conLrolled by several
people or oLher organlzaLlons. lor example, a cooperaLlve or LrusL socleLy may own land, and elLher
lease Lhe houses on Lhe land Lo farmers, or allow members of Lhe cooperaLlve Lo llve ln homes on Lhe
land whlle Lhey work Lhere. 1here may also be Llers of membershlp ln Lhe organlzaLlon LhaL owns Lhe
properLy, so LhaL a core group of members may llve on Lhe properLy, whlle oLhers are paylng members
wlLh cerLaln voLlng rlghLs and oLher beneflLs.
1hls may be an approprlaLe model where Lhe goal ls Lo puL Lhe flnal declslon-maklng power regardlng
Lhe properLy ln Lhe hands of Lhe organlzaLlon, raLher Lhan an lndlvldual. A cooperaLlve farm buslness, a
LrusL, or a non-proflL socleLy could own Lhe properLy as a sole owner, and Lhe (zonlng compllanL)
dwelllngs on Lhe properLy could be occupled by organlzaLlon members or farm workers. AlLernaLlvely, a
socleLy or LrusL could own Lhe land and Lhen lease lL back Lo Lhe orlglnal owner or Lo a local farm
organlzaLlon. 1hls model ls recommended by larmlolk/ClLylolk.
8) SnAkLD CWNLkSnI
Where more Lhan one person or enLlLy owns properLy, Lhe ownershlp may be sLrucLured as a [olnL
Lenancy" or a Lenancy ln common".

8
"Community Faims in BC: Builuing Local Foou Systems foi Sustainable Communities", FaimFolkCityFolk website,
online at http:www.faimfolkcityfolk.caPBFs_&_BocsCFPuocscommunity_faims_in_bc_suivey_iepoit.puf at page 9
(Community Faims Repoit).
LEGAL OVERVIEW


|) Io|nt 1enancy

!olnL Lenancy means LhaL all of Lhe owners have an equal ownershlp lnLeresL ln Lhe properLy as a whole,
and no slngle owner can sell Lhe properLy or any porLlon of lL. 1hls model of ownershlp ls ofLen referred
Lo as lasL man sLandlng", because when one of Lhe owners dles Lhelr ownershlp lnLeresL does noL go
wlLh Lhe resL of Lhelr esLaLe, buL raLher reverLs Lo Lhe survlvlng owners. !olnL LenanLs are also exposed Lo
one anoLher's llablllLy, as Lhe properLy as a whole may be Lhe sub[ecL of credlLors' clalms or Lhe dlvlslon
of asseLs ln a marlLal proceedlng. 8ecause [olnL Lenancy slgnlflcanLly consLralns Lhe managemenL and
sale of properLy, maklng lL dlfflculL Lo subdlvlde or change owners, lL ls a mosLly employed ln Lhe conLexL
of marlLal relaLlonshlps.
||) 1enancy |n Common
ln a Lenancy ln common, each owner holds a speclfled percenLage of Lhe properLy, and alLhough Lhe
properLy ls undlvlded each owner may sell Lhelr lnLeresL ln lL. lf one LenanL ln common dles, Lhelr
lnLeresL ln Lhe properLy passes Lo Lhelr helrs, raLher Lhan reverLlng Lo Lhe oLher owners.
1hls model could work well for members of a famlly or a small group of lndlvlduals who wlsh Lo co-own
Lhe properLy wlLhouL Lhe need Lo subdlvlde or form a governlng corporaLlon or socleLy. Powever, lL
could qulckly become problemaLlc lf one owner decldes Lo sell Lhelr lnLeresL, or lf an owner passes away
and Lhelr lnLeresL goes Lo Lhelr helrs - who may ln Lurn have dlfferenL oplnlons regardlng whaL should
be done wlLh Lhe properLy.
Cn some acreages, lL could be approprlaLe for a LrusL, socleLy or corporaLlon Lo own Lhe properLy as a
LenanL ln common wlLh one or Lwo lndlvlduals, lf Lhose lndlvlduals were Lhe only resldenLs of Lhe
dwelllngs on Lhe properLy, and lf Lhe lndlvlduals were also governlng members of Lhe organlzaLlon.
uependlng on Lhe flnanclal capaclLy of Lhe organlzaLlon, Lhls could lncrease Lhe opporLunlLy for Lhe
lndlvlduals Lo have an ownershlp lnLeresL ln Lhe properLy and ln Lhelr homes, Lhus havlng more conLrol
over Lhe properLy Lhan Lhey mlghL oLherwlse have lf Lhey slmply leased or occupled homes owned by an
organlzaLlon.
C) SU8DIVISICN
roperLy can be subdlvlded ln several ways.
9

|) Convent|ona| Subd|v|s|on
ConvenLlonal subdlvlslon lnvolves spllLLlng a larger properLy lnLo mulLlple loLs. usually Lhe owner
subdlvldlng ln Lhls way would slmply sell one or more of Lhe resulLlng loLs. 1hls would probably noL be
approprlaLe for Lhe klnd of properLy managemenL envlsloned ln Lhe SmarL larm ro[ecL.
||) Strata Subd|v|s|on
SLraLa subdlvlslon ls more complex. lL lnvolves dlvldlng properLy lnLo mulLlple unlLs. eople may Lhen
buy unlLs, and also have a rlghL Lo use common elemenLs of Lhe sLraLa. SLraLas ln 8rlLlsh Columbla are
governed by Lhe 5ttoto ltopetty Act. A bare land sLraLa subdlvldes land lLself, raLher Lhan a bulldlng

9
A goou basic oveiview of subuivision can be founu at http:www.th.gov.bc.caBAL1_s_in_BC.asp
LEGAL OVERVIEW


wlLh unlLs ln lL. A common enLlLy ls shared, whlle each sLraLa owner separaLely owns Lhelr home and
posslbly some of Lhe land. ln oLher words, some parcels of Lhe sLraLa wlll be owned by lndlvldual sLraLa
owners, whlle oLhers wlll be common areas. ln conLrasL, a bulldlng sLraLa exlsLs where a mulLl-resldenL
bulldlng ls subdlvlded lnLo unlLs LhaL share walls, wlLh all land belng ln common. A bare land sLraLa could
work well for Lhe model properLles ln Lhls gulde. lL ls worLh noLlng LhaL lndlvldual owners would be
relaLlvely free Lo slmply sell Lhelr parcel Lo whlchever buyer Lhey chose, wlLhouL Lhe parLlclpaLlon of Lhe
oLher owners. 1here may, however, be some poLenLlal Lo resLrlcL sale of sLraLa unlLs Lo buyers LhaL are
approved by Lhe remalnlng owners. AddlLlonally, ln Lhe case of a mulLl-famlly farmlng sLraLa lL ls llkely
LhaL prospecLlve buyers would be lnLeresLed ln [olnlng Lhe culLure of Lhe communlLy. lor example,
8oberLs Creek Cohouslng ln Lhe SC8u ls a bare land sLraLa.
10
lndlvlduals own Lhelr homes and a small
yard surroundlng Lhe home, whlle Lhere ls a common house and oLher common land.
|||) Cooperat|ve Assoc|at|on]Shared Interest
1hls ls Lhe form of subdlvlslon used when a developer wlshes Lo sell shares ln a land-ownlng company.
1he coopetotlve Assoclotloos Act (CAA") and Lhe keol stote uevelopmeot Motketloq Act (8LuMA")
boLh govern houslng cooperaLlves ln 8rlLlsh Columbla.
A cooperaLlve assoclaLlon ls formed when any 3 or more persons, organlzaLlons, or boLh lncorporaLe
under Lhe CAA Lo carry on buslness or acLlvlLy on a cooperaLlve basls. 1he sLeps for lncorporaLlon are
slmllar Lo Lhose for Lhe lncorporaLlon of a regular corporaLlon. 1he requlremenLs are seL ouL ln ulvlslon
1 of Lhe CAA. A furLher dlscusslon of cooperaLlve assoclaLlons generally can be found below, ln
CCCLkA1IVL ASSCCIA1ICN.
under secLlon 1 of Lhe 8LuMA, a houslng cooperaLlve assoclaLlon can be any of Lhe followlng:
A corporaLlon, as deflned ln Lhe 8osloess cotpototloos Act,
A llmlLed llablllLy company, as deflned ln Lhe 8osloess cotpototloos Act,
A parLnershlp, or
An enLlLy lncorporaLed or oLherwlse creaLed ouLslde 8rlLlsh Columbla LhaL ls slmllar Lo one of
Lhe above descrlbed enLlLles LhaL owns, leases or has a rlghL Lo acqulre land.
A shared lnLeresL ln land" occurs where more Lhan one person owns or leases, dlrecLly or lndlrecLly,
Lhe land, and Lhe rlghL of use or occupaLlon of Lhe land ls llmlLed Lo a parL of Lhe land, as a Lerm of an
arrangemenL relaLlng Lo Lhe acqulslLlon of LhaL lnLeresL ln land.
11

lf Lhe currenL properLy owner lnLends Lo subdlvlde and adverLlse for oLher people Lo buy lnLo Lhe
properLy, as a cooperaLlve or oLher shared lnLeresL ln Lhe land, such markeLlng ls regulaLed by Lhe
8LuMA. Lven lf Lhe properLy lLself ls noL sub[ecL Lo a houslng cooperaLlve, a cooperaLlve farm may
operaLe on lL. 1hls ls dlscussed ln furLher deLall below.

1u
http:www.iobeitscieekcohousing.ca
11
Section 1 of the 8/,6 ?'0,0/ =/@/6%AB/)0 +,-./0()* C:0, SBC 2uu4, c. 41.
LEGAL OVERVIEW


D) SLC1ICN 219 CCVLNAN1S
1he looJ 1ltle Act seLs ouL aL SecLlon 219 Lhe Lerms under whlch a covenanL may be reglsLered on LlLle
Lo a parcel of land. A covenanL ls a legal lnsLrumenL glven" by Lhe landowner (Lhe covenanLor) Lo a
speclfled body (Lhe covenanLee). 1he looJ 1ltle Act provldes aL SecLlon 219 (4) LhaL a covenanL can be
reglsLered on land lmposlng poslLlve or negaLlve requlremenLs regardlng:
1he use of land, or of bulldlngs on Lhe land,
1he consLrucLlon of bulldlngs on Lhe land,
1he subdlvlslon of Lhe land,
1he sale or oLher Lransfer of Lhe land, and
1he proLecLlon, preservaLlon, conservaLlon, malnLenance, enhancemenL, or resLoraLlon of Lhe
land or a speclfled amenlLy on lL.
|) Who Can no|d a Covenant?
1he covenanL runs wlLh Lhe land," meanlng LhaL lL survlves Lhe Lransfer or sale of Lhe properLy and
remalns enforceable agalnsL Lhe covenanLor's successors ln ownershlp. Powever, Lhe looJ 1ltle Act
llmlLs who can be Lhe covenanLee of a covenanL under SecLlon 219 (3) Lo Lhe followlng:
1he Crown and Crown corporaLlons or agencles,
Local governmenLs, and
Any person deslgnaLed by Lhe mlnlsLer on Lerms and condlLlons he or she Lhlnks proper.
8oLh lndlvlduals and non-governmenL organlzaLlons may be deslgnaLed Lo hold a conservaLlon covenanL
on prlvaLe land. 1hls ellglblllLy ls obLalned Lhrough an appllcaLlon Lo Lhe Surveyor Ceneral ulvlslon of Lhe
Land 1lLle and Survey AuLhorlLy (L1SA).
12
A qulck revlew of Lhe L1SA's llsL of bodles currenLly deslgnaLed
Lo hold such covenanLs shows a slgnlflcanL number of land LrusL socleLles LhroughouL 8C.
13
A socleLy or a
farm LrusL, dlscussed below, could hold a covenanL on land LhaL ls owned under any of Lhe ownershlp
models above.
||) Mode| Covenants
1he Land Conservancy of 8C has developed a model conservaLlon covenanL, whlch ls avallable onllne.
14

ln Lhls model covenanL, Lhe Land Conservancy noLes LhaL lL usually works wlLh a local land LrusL Lo co-
hold and co-enforce conservaLlon covenanLs. Such shared responslblllLy could work for a small farm
organlzaLlon. Powever, Lhe Land Conservancy's covenanLs are orlenLed more Loward conservaLlon Lhan
agrlculLure, and may noL be an approprlaLe maLch. roperLy owners lnLendlng Lo fosLer lncreased
agrlculLure on Lhelr land would have Lo be careful Lo avold enLerlng a covenanL wlLh Lhe Land
Conservancy LhaL prevenLed Lhem from engaglng ln some of Lhelr lnLended acLlvlLles.

12
L1SA webslLe lACs, aL hLLp://www.lLsa.ca/cms/covenanLs
13
8odles Able Lo Pold CovenanLs", L1SA webslLe aL hLLp://www.lLsa.ca/cms/bodles-able-Lo-hold-covenanLs
14
Land Conservancy of 8C model covenanL, onllne aL hLLp://blog.conservancy.bc.ca/wp-
conLenL/uploads/2009/09/model_covenanL_-_flnal.pdf
LEGAL OVERVIEW


AlLhough Lhe Land Conservancy lndlcaLed ln lLs 2010 8evlew of larmland 1rusLs LhaL lL was worklng Lo
creaLe a model agrlculLural conservaLlon covenanL, Lhls does noL appear Lo have been compleLed. SLlll,
Lhere are some model agrlculLural conservaLlon easemenLs, whlch are slmllar Lo covenanLs, avallable
onllne. 1hese Lend Lo be Amerlcan documenLs, as Lhere ls more of a hlsLory of Lhls klnd of agrlculLural
proLecLlon ln Lhe unlLed SLaLes. roperLy owners, developers and local governmenLs should revlew
Lhese and conslder wheLher an agrlculLural covenanL lmposlng poslLlve requlremenLs would be
approprlaLe for properLles on Lhe SmarL larm model. 1hls would be a deparLure from mosL conservaLlon
covenanLs ln 8C, whlch Lend Lo uLlllze negaLlve requlremenLs (prohlblLlng or resLrlcLlng cerLaln
acLlvlLles).
Cne useful Amerlcan resource ls Lhe Callfornla CoasLal Commlsslon's recommendaLlons for easemenL
language emphaslzlng agrlculLural producLlon".
13
lL noLes LhaL prohlblLlve covenanLs are more famlllar Lo
lawyers and oLher professlonals, and may be easler Lo monlLor and enforce for Lhe covenanLee.
Powever, lL goes on Lo sLaLe LhaL afflrmaLlve requlremenLs may do more Lo ensure LhaL Lhe covenanLor
leaves Lhe legacy Lhey lnLend Lo, and LhaL Lhe covenanLee remalns acLlvely lnvolved ln preservlng Lhe
naLure and quallLy of Lhe agrlculLure LhaL occurs. lor example, Lhere could be a requlremenL LhaL only
organlc agrlculLure Lake place on Lhe land, or LhaL cerLaln Lypes of crops be llmlLed or LhaL a speclfled
level of dlverslLy of crops be grown.
CovenanLs LhaL are Loo speclflc and llmlLlng ln Lhelr requlremenLs may noL wlLhsLand an aLLack ln courL
by a fuLure owner or would-be purchaser. 1hus, lL's lmporLanL Lo use language LhaL dlrecLs Lhe use of
Lhe land wlLhouL consLralnlng Lhe owner Lo such a degree LhaL Lhe covenanL ls found Lo be lnoperaLlve.
A phrase such as Lhe properLy shall be conLlnuously farmed wlLh organlc meLhods LhroughouL all
porLlons of Lhe properLy" mlghL beLLer wlLhsLand scruLlny lf lL ls followed by Lhe quallfler Lo Lhe
maxlmum exLenL posslble."
CovenanLs LhaL are hlghly speclflc or prohlblLlve may also be pracLlcally dlfflculL or lmposslble Lo enforce.
Cne opLlon for lncreaslng Lhe enforceablllLy of a covenanL ls Lo seL ouL broad areas of use or no-bulld"
areas.
1he Amerlcan larmland lnformaLlon CenLer provldes numerous oLher model agrlculLural easemenLs
from across Lhe unlLed SLaLes LhaL may asslsL ln drafLlng agrlculLural covenanLs.
16

|||) Government-ne|d Covenants

13
"Innovative Easement Language Emphasizing Agiicultuial Piouuction," Califoinia Coastal Commission, online at
hLLp://www.coasLal.ca.gov/la/docs/larmllnk_afflrmaLlve_easemenL_lang.pdf
16
Faimlanu Infoimation Centei website, online at
http:www.faimlanuinfo.oigfaimlanu_sample_uocumentsinuex.cfm.function=sampleuocs&aiticleIB=u&soit0iuei=ia
ting&aiticleTypeIB=2S1&publisheuStatusIB=2&questionStatusIB=&iesouicePiivilege=public&stateIB=&topicIB=S2S6&
categoiyIB=&go.x=19&go.y=12
LEGAL OVERVIEW


Aslde from a socleLy or LrusL holdlng Lhe covenanL, Lhe properLy owners could aLLempL Lo geL Lhe local
governmenL lnvolved. lf Lhe local governmenL holds Lhe covenanL, Lhey may be more lnvesLed ln
asslsLlng Lhe properLy owners and farmers ln malnLalnlng Lhe deslred use of Lhe land. l noLe LhaL Lhere
are separaLe Cfflclal CommunlLy lans for 8oberLs Creek, WesL Powe Sound, and Lhe 1own of Clbsons.
Local governmenLs are requlred Lo adhere Lo Lhelr CCs, so Lhe CCs appllcable Lo Lhe model properLles
should be revlewed Lo deLermlne wheLher an agrlculLural covenanL would serve Lhe purposes of Lhe
CC, or wheLher lL mlghL ln facL be ln conLravenLlon of lL.
ln any evenL, Lhe local governmenL may noL see Lhe beneflL ln Laklng a measure of responslblllLy for
enforclng Lhe covenanL lf Lhere ls a non-governmenL organlzaLlon LhaL can play such a role. Cne opLlon
for lmprovlng Lhe enforceablllLy of a local governmenL held covenanL could be Lhe lncluslon ln Lhe
covenanL of an agreemenL LhaL currenL and fuLure properLy owners pay securlLy Lo Lhe local governmenL
Lo ensure LhaL farmlng Lakes place as requlred. 1he securlLy would be released Lo Lhe owner upon
conflrmaLlon LhaL cerLaln requlremenLs had been meL Lo Lhe local governmenL's saLlsfacLlon. lallure Lo
meeL Lhe Lerms would resulL ln Lhe forfelLure of Lhe securlLy. Cf course, some owners may noL be wllllng
or able Lo pay such securlLy, buL lL ls worLh conslderlng as a means of furLher lnvolvlng Lhe local
governmenL.
SUMMAk
Several dlfferenL forms of properLy ownershlp could be approprlaLe for clusLered llvlng on farmed
acreages. ln general, sole ownershlp by a slngle enLlLy ls Lhe leasL compllcaLed, whlle Lhe more complex
bare land sLraLa or a cooperaLlve assoclaLlon may work beLLer for Lhe SmarL larm properLles seeklng Lo
lnLroduce mulLlple owners. 1enancy ln common ownershlp for mulLlple owners could also work, buL lL
mlghL noL be deslrable for each owner Lo have Lhe freedom Lo sell Lhelr porLlon Lo any wllllng buyer.
CovenanLs on Lhe land may provlde longer Lerm proLecLlon of Lhe agrlculLural characLer of Lhe land, and
may also help Lo ensure LhaL lndlvldual lnLeresLs ln Lhe land could be sold wlLhouL compromlslng Lhe
planned use of Lhe land.
ln mosL cases, even lf Lhe operaLlon of Lhe farm ls deslgned Lo be separaLe from Lhe properLy
ownershlp, Lhere wlll be some lnLerconnecLlon beLween Lhe Lwo.

LEGAL STRUCTURES AVAILABLE FOR FARM MANAGEMENT AND OVERSIGHT
As ls Lhe case wlLh properLy ownershlp, Lhere are several opLlons avallable Lo own and operaLe a
farmlng enLerprlse on Lhe properLles descrlbed ln Lhls Culde.
UNINCCkCkA1LD 8USINLSS
1he farm buslness could be operaLed as a sole proprleLorshlp or - where Lhere ls more Lhan one owner -
a parLnershlp, wlLhouL havlng Lo go Lhrough Lhe legal sLeps of lncorporaLlng. lnlLlal cosLs are lower wlLh
an unlncorporaLed buslness, as Lhe fees are lower Lo merely reglsLer a buslness name, and buslness
expenses can be deducLed from Lhe lndlvldual's or parLners' own annual Laxes.
LEGAL OVERVIEW


|) So|e ropr|etorsh|p
A sole proprleLorshlp ls only approprlaLe where Lhere ls a slngle owner. ln a case where a slngle properLy
owner soughL Lo use Lhelr land for agrlculLure, Lhey could slmply operaLe Lhe farm as Lhelr own buslness.
rovlded Lhey were compllanL wlLh oLher legal requlremenLs (zonlng, labour laws, resldenLlal Lenancy
laws), Lhey could house and employ oLher people on Lhe properLy Lo work wlLh Lhem. Powever, Lhey
would also be solely responslble for Lhelr buslness's llablllLles, and could flnd lL more dlfflculL Lo ralse Lhe
necessary caplLal Lo operaLe.
A model ln whlch a slngle lndlvldual owns boLh Lhe properLy and Lhe buslness may noL be mosL
approprlaLe for Lhe SmarL larm properLles. SLlll, lL could poLenLlally work ln a slLuaLlon where an
lndlvldual owned a buslness LhaL was ln Lurn a member of an assoclaLlon, socleLy or cooperaLlve LhaL
farmed and used Lhe land, or processed, markeLed or sold Lhe agrlculLural producLs produced on Lhe
land.
lf an lndlvldual ls worklng wlLh one or more oLher people on Lhe same venLure, and Lhey are sharlng
expenses, work and proflL, Lhey may be found Lo be ln a parLnershlp even lf LhaL was noL Lhelr lnLenLlon
and no parLnershlp agreemenL was compleLed. 1he lottoetsblp Act deflnes a parLnershlp as Lhe
relaLlon whlch subslsLs beLween persons carrylng on buslness ln common wlLh a vlew of proflL."
17

||) Genera| artnersh|p
lf Lhere ls a parLnershlp, lL ls recommended LhaL a parLnershlp agreemenL be creaLed. 1hls documenL wlll
govern Lhe allocaLlon of cosLs and proflLs, Lhe declslon-maklng process and oLher rules respecLlng
buslness operaLlons, Lhe ways ln whlch a parLner can leave Lhe parLnershlp, and dlspuLe resoluLlon.
8uslness deducLlons are Laken before Lhe dlsLrlbuLlon of proflLs among Lhe parLners, and are clalmed on
Lhe parLners' lndlvldual Lax reLurns.
arLners ln a general parLnershlp are all [olnLly llable wlLh each oLher for all debLs and obllgaLlons of Lhe
parLnershlp.
|||) L|m|ted artnersh|p
ln a llmlLed parLnershlp, only Lhe general parLners have unllmlLed llablllLy for Lhe parLnershlp's cosLs and
obllgaLlons. LlmlLed parLners have llmlLed llablllLy based on Lhelr conLrlbuLlon Lo Lhe parLnershlp. Some
llmlLed parLners may conLrlbuLe flnanclally and share ln proflLs buL be oLherwlse unlnvolved wlLh Lhe
operaLlon of Lhe parLnershlp and lLs buslness. noLe LhaL, desplLe Lhe slmllarlLy of Lhe Lerms, Lhls ls noL
Lhe same as a llmlLed llablllLy parLnershlp", whlch ls generally only avallable Lo cerLaln groups of
professlonals, such as lawyers and accounLanLs.
A parLnershlp could work well for a small-scale agrlculLural enLerprlse, ln whlch 2 - 8 adulLs are llvlng on
and parLlclpaLlng ln Lhe farmlng of Lhe properLy. 1he framework for farm managemenL could be seL ouL
ln Lhe parLnershlp agreemenL, whlle ownershlp of Lhe properLy could be done Lhrough a Lenancy ln
common or a subdlvlslon, above.

17
D,-0)/-'E(A C:0, RSBC 1996, c. S48, Section 2.
LEGAL OVERVIEW


Powever, lf Lhe parLnershlp lLself ls lnLended Lo own Lhe properLy, lL needs Lo have legal person powers,
whlch means lL needs Lo be lncorporaLed and reglsLered wlLh Lhe provlnclal or federal governmenL.
CCkCkA1ICN
An lncorporaLed buslness ls a separaLe legal enLlLy from lLs creaLors and lLs dlrecLors. lL can
lndependenLly own properLy, lncur debL, and sue and be sued. An lndlvldual person can lncorporaLe ln
Lhelr own name, operaLlng Lhelr own buslness as a corporaLlon, or mulLlple people or buslnesses can
creaLe a corporaLlon. A parLnershlp can lncorporaLe only ln Lhe sense LhaL Lhe members of Lhe
parLnershlp can declde Lo Lurn Lhelr buslness lnLo a corporaLlon, buL Lhey cannoL slmulLaneously be a
parLnershlp and a corporaLlon.
1here are a number of pros Lo lncorporaLlon. lL slgnlflcanLly llmlLs llablllLy, proLecLlng members of Lhe
company from belng held personally llable for Lhe debLs, obllgaLlons or acLs of Lhe corporaLlon.
CorporaLlons may also en[oy lower Lax raLes, Lhe Small 8uslness 1ax raLe can be applled Lo Lhe flrsL
$200,000 of lncome for quallfylng companles. 1he corporaLlon's Laxes on corporaLe earnlngs are
deducLed afLer Lhe buslness deducLlons are made. Money Laken ouL of Lhe company ln Lhe form of share
dlvldends or wages by shareholders ls clalmed on Lhelr personal Lax reLurns. lncorporaLlng as a company
can also make a buslness appear more sLable and accounLable whlch could, ln Lurn, lncrease access Lo
loans and granLs.
lL should be noLed LhaL lncorporaLlng can be lnlLlally cosLly ln Lerms of flnances and Llme, beLween flllng
fees and Lhe addlLlonal paperwork and regulaLory requlremenLs.
SCCIL1
lf Lhe members of Lhe farm organlzaLlon wlsh Lo lmplemenL a corporaLlon-llke sysLem and do noL lnLend
Lo pay ouL proflLs Lo Lhe members, a socleLy may be a preferable opLlon. under Lhe 5oclety Act, a socleLy
may be lncorporaLed for any lawful purpose, lncludlng Lhe agrlculLural, benevolenL, arLlsLlc, sclenLlflc or
educaLlonal purposes LhaL a co-houslng farm would llkely have.
18

|) Soc|ety 8as|cs
A socleLy may carry on a buslness, Lrade, lndusLry or professlon as an lncldenL Lo lLs prlmary purpose,
buL lL musL noL dlsLrlbuLe any galn, proflL, dlvldend, or oLherwlse dlspose of lLs asseLs Lo a socleLy
member wlLhouL recelvlng full and valuable conslderaLlon.
19
1hls does noL preclude commerclal farmlng,
and lL seems llkely LhaL uslng socleLy proflLs Lo pay members a falr wage ln exchange for Lhelr labour
would flL wlLhln Lhese Lerms.
A socleLy requlres a mlnlmum of flve members. 1he procedure for lncorporaLlng a socleLy ls seL ouL ln
SecLlon 3 of Lhe 5oclety Act, and requlres LhaL Lhe members flle wlLh Lhe 8eglsLrar of Companles an
orlglnal and a copy of Lhe socleLy's consLlLuLlon and bylaws, as well as a llsL of socleLy dlrecLors and an
address for Lhe socleLy. 1here ls also a reglsLraLlon fee.

18
9%:(/07 C:0, RSBC 1996, c. 2SS, Section 2(1).
19
9%:(/07 C:0, Section 2(2).
LEGAL OVERVIEW


As ls Lhe case wlLh a corporaLlon, lndlvldual socleLy members are noL llable for Lhe debLs or obllgaLlons
of Lhe socleLy. 1hus, a socleLy would provlde members wlLh beLLer proLecLlon agalnsL farm-relaLed
llablllLy Lhan a parLnershlp would.
||) Lxamp|es of Iarm Soc|et|es
1here are a number of farm socleLles operaLlng ln 8C, and lL may be of use Lo revlew a few of Lhelr
models of operaLlon ln order Lo deLermlne wheLher a slmllar model could be adopLed for Lhe properLles
ouLllned ln Lhls Culde.
lor example, Lhe Llnnaea larm ls locaLed on CorLes lsland, and lLs acLlvlLles are overseen by Lhe Llnnaea
larm SocleLy. 1he socleLy's pro[ecLs lnclude organlc agrlculLure and educaLlonal programmlng. 1he
socleLy has also placed conservaLlon covenanLs on Lhe farm. 1he poLenLlal for covenanLs as parL of Lhe
SmarL larm ro[ecL ls dlscussed above aL D) SLC1ICN 219 CCVLNAN1S. Accordlng Lo Lhe socleLy's
webslLe, Lhe farm ls a land LrusL. Powever, Lhey do noL ldenLlfy Lhe ownershlp sLrucLure of Lhe LrusL on
Lhe slLe. 1he farm ls slgnlflcanLly larger Lhan any of Lhe properLles ln Lhls Culde, aL 313 acres.
20

1he rovldence larm SocleLy operaLes a farm on approxlmaLely 400 acres near uuncan, 8C, and
provldes LherapeuLlc servlces Lo people wlLh physlcal, menLal and emoLlonal challenges." 1he farm also
Lralns people Lo glve Lhem [ob skllls ln Lhe agrlculLural fleld, and operaLes markeL vegeLable farmlng,
pasLures, and an equesLrlan program. 1he land ls owned by Lhe SlsLers of SL. Ann, an organlzaLlon LhaL
leases Lhe land Lo Lhe socleLy.
21

1he PallburLon CommunlLy Crganlc larm SocleLy ls locaLed ln Saanlch, 8C, and ls composed of farmers,
nelghbours of Lhe farm, educaLors and communlLy members wlLh an lnLeresL ln Lhe organlc agrlculLure
pracLlced on Lhe farm.
22
ln Lhe case of PallburLon, Lhe socleLy leases a llLLle over 9 acres of land from Lhe
ulsLrlcL of Saanlch, and slx separaLe farm buslnesses operaLe on Lhe land. lnLeresLlngly, as wlll be furLher
dlscussed ln Zonlng (Lxamp|e 3: kura| Demonstrat|on Iarm (D|str|ct of 5ooolcb), Lhls land ls zoned
8ural uemonsLraLlon larm Zone".
1he PeaLher Pllls larm non-roflL SocleLy operaLes Lhe PeaLher Pllls larm and golf course ln Maple
8ldge, 8C. 1he socleLy descrlbes lLs operaLlon as agrl-Lourlsm", and appears Lo use proflLs from lLs golf
course Lo supporL lLs agrlculLural acLlvlLy, whlch lncludes ralslng seasonal vegeLables, heaLher, lamb,
hazelnuLs, and Lrees and shrubs.
23
All or some of Lhe properLy ls locaLed ln Lhe AgrlculLural Land 8eserve.
lL conslsLs of 7 ad[acenL parcels of land LoLalllng beLween 29 and 30 acres. 1he parcels are all owned
elLher solely or as a Lenancy ln common by Lhree members of Lhe same famlly.
1here are around 3 dwelllngs on Lhe properLy, some of whlch are occupled by LenanLs, buL Lhe dwelllngs
are each on a separaLe parcel of land and so comply wlLh Lhe zonlng of Lhe properLy ln LhaL respecL.
Powever, Lhe properLy ls noL zoned Lo accommodaLe a golf course, wlLh Lhe resulL LhaL Lhere has been

2u
Linnaea Faim website, online at http:www.linnaeafaim.oigfaimshow1a1sThe_Lanu
21
FaimFolkCityFolk Community Faims Repoit at page 9.
22
Balibuiton Faim website, at http:halibuitonfaim.oigwpthe-societyabout-us
2S
Beathei Bills Faim Society website, at http:www.heatheihillsgolfcouise.comhhfs_info
LEGAL OVERVIEW


frlcLlon beLween Lhe socleLy and Lhe local governmenL. 1he lmporLance of adequaLely addresslng zonlng
quesLlons ls dlscussed below.
Cne area ln whlch Lhe PeaLher Pllls larm SocleLy was successful was ln havlng Lhe land, lncludlng Lhe
golf course lLself, assessed aL Lhe agrlculLural raLe by 8C AssessmenL.
Cabrlola Commons ls a communlLy farm socleLy on Cabrlola lsland. 1he socleLy uses approxlmaLely 26.3
acres of land for a markeL garden, orchards, grazlng, and communlLy uses, as well as for weLland
conservaLlon. 1he socleLy owns Lhe land, whlch ls zoned Cabrlola Commons Comprehenslve
uevelopmenL Zone." 1hls ls dlscussed ln more deLall below, ln 2CNING. 1he Commons appears Lo have a
robusL fundralslng plan ln place, and an example of Lhelr fundralslng efforLs ls avallable onllne ln Lhelr
Cabrlola Commons Campalgn pamphleL from 2008.
24

|||) ros and Cons
1here are several poLenLlal beneflLs Lo foundlng a socleLy ln relaLlon Lo Lhe properLles dlscussed ln Lhls
Culde. SocleLy purposes as seL ouL ln Lhe leglslaLlon allgn well wlLh Lhe model properLy owners' values.
As ls Lhe case ln Lwo of Lhe socleLles above, Lhe socleLy ls an umbrella organlzaLlon LhaL faclllLaLes and
guldes agrlculLural producLlon and oLher acLlvlLles on mulLlple parcels of land, whlle Lhe land remalns
owned by lndlvlduals, or even leased from oLher owners.
A socleLy can also hold a covenanL on land, meanlng LhaL lL may have Lhe power Lo resLrlcL whaL ls done
wlLh Lhe land, even ln Lhe face of changlng properLy ownershlp. A socleLy may also have parLlcular
access Lo granL money or low lnLeresL loans LhaL are noL avallable Lo oLher klnds of buslness. Cne
example of Lhls ls vanClLy's LnLerprlslng non-roflLs rogram, whlch offers granLs of up Lo $10,000.
23

Cn Lhe oLher hand, a socleLy cannoL be seL up for an excluslvely commerclal purpose, and Lhe flnanclal
consLralnLs lnvolved ln formlng and operaLlng a farm socleLy wlll be aL odds wlLh farmlng prlmarlly for
proflL.
|v) Summary
Llke a corporaLlon, a socleLy can own properLy, proLecL lLs members from personal llablllLy, and galn
beLLer access Lo loan and granL fundlng Lhan an lndlvldual or unlncorporaLed company can. AL Lhe same
Llme, socleLles are consLralned by sLaLuLe boLh ln Lerms of Lhelr purpose and Lhe facL LhaL Lhey cannoL
dlsperse proflLs or galns Lo members. 1he 8C farm socleLles glven as examples above reveal Lhe hlgh
degree of sLrucLural and operaLlonal dlverslLy among farm socleLles.
CCCLkA1IVL ASSCCIA1ICN
AnoLher ownershlp model LhaL could work for Lhe SmarL larm properLles ls Lhe cooperaLlve assoclaLlon.
A buslness co-op ls somewhaL dlfferenL from a land ownershlp co-op, and Lhe Lwo could be done

24
0nline at http:www.gabiiolacommons.capufcampaign2uu8.puf
2S
0nline at http:www.enteipiisingnonpiofits.caenp-events-anu-giantsgiants
LEGAL OVERVIEW


separaLely, or Lhe properLy owners could choose Lo use a co-op for elLher land ownershlp or farm
managemenL, wlLhouL havlng Lo do boLh.
A buslness cooperaLlve ls a cooperaLlve assoclaLlon under Lhe CAA LhaL uses lLs funds Lo develop Lhe
assoclaLlon, provlde or lmprove servlces Lo lLs members, and pay ouL paLronage reLurns Lo members,
among oLher Lhlngs. 1hrough paLronage reLurns, members may geL reLurns from surplus cooperaLlve
revenue ln proporLlon Lo buslness Lhose members do wlLh or Lhrough Lhe assoclaLlon.
26

1he beneflL Lo managlng and operaLlng farmlng acLlvlLles Lhrough a co-op ls largely flnanclal and
sLrucLural. unllke a socleLy, a co-op can make a proflL. Smaller farms, llke Lhe ones ln Lhls Culde, can
band LogeLher" under one buslness organlzaLlon, operaLlng on several parcels of properLy LhaL can
remaln separaLely owned and occupled. non-farmers or non-resldenLs could [oln Lhe co-op for a fee,
and beneflL ln varlous ways from Lhe producLlvlLy of Lhe farm. Cne example of how Lhls could be done ls
Lhe CommunlLy SupporLed AgrlculLure model, below. Membershlp fees would be [usL one way ln whlch
a co-op could ralse money. Members can also make loans Lo Lhe co-op, and lf Lhe co-op ls operaLlng as a
for-proflL organlzaLlon, selllng shares could also be an opLlon. lor a good example of a cooperaLlve farm
organlzaLlon, see Lhe lraser Common larm ln Aldergrove, 8C, whlch sells lLs produce Lhrough Clorlous
Crganlcs.
27

lurLhermore, co-ops are ellglble Lo apply for cerLaln klnds of fundlng, even lf Lhey operaLe for a proflL,
LhaL oLher buslnesses are noL. lor example, Lhe LnLerprlslng non-roflLs rogram, above, would noL
apply Lo a for-proflL co-op, buL vanClLy's CommunlLy ro[ecL CranLs rogram would. lL offers granLs of
up Lo $13,000 for pro[ecLs worklng Loward a range of envlronmenLal, soclal [usLlce, and communlLy
bulldlng goals. lood securlLy and susLalnablllLy, lncludlng local and organlc food secLor lnlLlaLlves, are
speclflcally lncluded ln Lhe crlLerla overvlew (noLe LhaL Lhls fundlng would also be avallable Lo a non-
proflL socleLy).
28
AnoLher source of co-op fundlng, Lhe Co-op MomenLum lund, provldes loans of up Lo
$23,000 Lo co-ops LhaL have been ln exlsLence for aL leasL one year and have a speclflc need for
addlLlonal caplLal.
29

Membershlp and Lhe assoclaLlon beLween members can be closely knlL or can be mlnlmal - llLLle more
Lhan Lhe paymenL of a membershlp fee, for example. Large scale co-ops, llke MounLaln LqulpmenL Coop
and Modo (formerly Lhe vancouver AuLo neLwork) operaLe ln Lhls way. AlLernaLlvely, lf Lhe assoclaLlon
has relaLlvely few members lL may be LhaL all members are greaLly lnvolved ln Lhe assoclaLlon, wlLh
many or mosL of Lhem belng dlrecLors.

26
http:www.bclaws.caReconuocumentIBfieesiueuu_99u28_u1
27
http:www.fiaseicommonfaim.com
28
0nline at
https:www.vancity.comAboutvancityInvestingInCommunitiesuiantsCommunityPiojectuiantsPiogiamuuiuelines
AnuCiiteiia
29
BC Coopeiative Association Co-op Nomentum Funu, online at http:www.bcca.coopcontentco-op-momentum-funu-
bc
LEGAL OVERVIEW


Model rules for a cooperaLlve assoclaLlon are avallable aL Schedule 8 of Lhe Co-op 8egulaLlons, and
conLaln provlslon for Lhe operaLlon and dlssoluLlon of a co-op, as well as Lhe obllgaLlons and rlghLs of lLs
members.
30

Powever, lL should be noLed LhaL a co-op sLrucLure may noL be Lhe besL opLlon for a small farmlng
operaLlon wlLh relaLlvely few members. 1he 8C CooperaLlve AssoclaLlon recommends performlng a
feaslblllLy sLudy before creaLlng a co-op, and provldes a gulde for Lhe same onllne.
31

IAkM 1kUS1
A farm LrusL offers many of Lhe same beneflLs of a socleLy or co-op, ln Lerms of glvlng owners of smaller
parcels of land Lhe opporLunlLy Lo [oln LogeLher wlLh oLhers Lo maxlmlze Lhelr effecLlveness and
producLlon. MulLlple properLy owners could form a communlLy land LrusL LogeLher, and Lhe LrusL could
Lake on Lhe responslblllLy of land sLewardshlp and farmlng operaLlons. A farm LrusL can help ensure LhaL
land remalns farmed, elLher by accepLlng donaLlons or sales of farmland, and Lhen leaslng lL ouL (even
on long Lerm leases) under speclfled condlLlons, or by placlng a covenanL on Lhe land and Lhen reselllng
lL aL a reasonable prlce Lo lnLeresLed farmers.
lL ls lmporLanL Lo noLe LhaL farm LrusLs generally appear Lo deal noL wlLh dlscreLe properLles, buL raLher
wlLh macro agrlculLural lssues wlLhln a geographlcal reglon. lor example, Lhe larmlands 1rusL SocleLy
works Lo preserve farmland and enhance food securlLy LhroughouL Lhe CreaLer vlcLorla reglon.
32
1he
SalL Sprlng lsland AgrlculLural Alllance ls a non-proflL socleLy LhaL operaLes several programs Lo enhance
and proLecL agrlculLure on Lhe lsland.
33
1he uelLa larmland and Wlldllfe 1rusL ls a non-proflL
organlzaLlon LhaL operaLes sLewardshlp programs almed aL promoLlng Lhe susLalnable use of agrlculLural
land wlLhln Lhe lower lraser 8lver delLa.
34

lf Lhere were a LrusL llke one of Lhese on Lhe Sunshlne CoasL, lL could asslsL Lhe owners of Lhe model
properLles ln Lhls Culde, by drawlng on lLs resources Lo lmplemenL lLs programs on Lhose properLles, or
even by buylng a parcel and Lhen leaslng lL back Lo Lhe owners. Powever, lL appears LhaL lL would be
dlfflculL for a small group of properLy owners Lo creaLe a farm LrusL, wlLhouL sufflclenL sLarL up caplLal or
ongolng fundlng, and Lhe more approprlaLe purpose of Lhe farm LrusL would be Lhe broader goal of
fosLerlng susLalnable, communlLy-cenLred small-scale agrlculLure wlLhln Lhe reglon, raLher Lhan
faclllLaLlng such acLlvlLy only on speclflc farms.
A farm LrusL could be an arm's lengLh organlzaLlon of Lhe local governmenL. lf Lhe local governmenL ls
lnLeresLed ln esLabllshlng such an organlzaLlon, lL would llkely beneflL lnLeresLed farmers. CreaLlng such
a LrusL as parL of Lhe local governmenL's admlnlsLraLlve lnfrasLrucLure would necessarlly shlfL Lhe focus

Su
http:www.bclaws.caEPLibiaiiesbclaws_newuocumentIBfieesiueS91_2uuu#ScheuuleB%E2%8u%94FoimofRu
les
S1
BC Coopeiative Association Resouice uuiue foi Co-opeiative Bevelopment in BC, online at
http:www.bcca.coopsitesbcca.coopfilesCultivating Co-ops uuiue BC.puf
S2
Faimlanus Tiust Society Stiategic Plan, online at http:www.faimlanustiust.caFLT Society stiategic plan_2uu9 to
2u14_upuateu Apiil Su 2u1S.puf
SS
Plan to Faim website, online at http:plantofaim.oigCuiient_Piojects.php
S4
Belta Faimlanu anu Wilulife Tiust website, online at http:www.ueltafaimlanu.capageabout-us
LEGAL OVERVIEW


away from Lhe lndlvldual properLy owners, onLo Lhe broader goals of Lhe local governmenL - whlch may
noL perfecLly allgn. lf Lhe lndlvldual model properLles were dlrecLly llnked Lo Lhe local governmenL's farm
LrusL, Lhls would llkely lncrease Lhe properLy owners' dependence on Lhe local governmenL for
auLhorlzaLlon, and lncrease Lhe local governmenL's dlrecL lnvolvemenL wlLh Lhe properLy.
lor Lhese reasons, a farm LrusL could greaLly beneflL Lhe properLles ouLllned ln Lhls Culde, buL does noL
Lake Lhe place of lndlvldual organlzaLlon and managemenL of Lhe properLles.
CCMMUNI1 SUCk1LD (SnAkLD) AGkICUL1UkL
CommunlLy SupporLed (or Shared) AgrlculLure (CSA) ls a Lerm used by many of Lhe organlzaLlons
dlscussed hereln. ln lLs slmplesL form, lL ls a sysLem by whlch communlLy members subscrlbe Lo one or
more local farms, paylng a seL amounL aL Lhe onseL of Lhe growlng season. 1hroughouL Lhe growlng
season, Lhey recelve weekly shares of Lhe food produced on Lhe farm. ldeally, such a model lncreases
Lhe funds avallable Lo farmers aL Lhe beglnnlng of Lhe growlng season, lmprovlng Lhelr flnanclal sLablllLy
whlle Lhey grow Lhelr crops. A CSA program could be esLabllshed under mosL of Lhe operaLlon and
managemenL opLlons seL ouL ln Lhls reporL.
A CSA program appears hlghly flexlble, ln LhaL lL could be vlable even wlLh a small farm. lL could provlde
much needed caplLal, and sLrengLhen Lhe relaLlonshlp beLween Lhe farm and oLher members of Lhe
communlLy.
CnAkI1A8LL S1A1US
Some of Lhe organlzaLlons revlewed ln Lhls reporL have charlLable sLaLus, and lL ls useful Lo conslder
wheLher such sLaLus would be avallable or approprlaLe for Lhe sorL of farm organlzaLlons llkely Lo
emerge from Lhls Culde.
Pavlng charlLable sLaLus enables an organlzaLlon Lo lssue Lax-deducLlble recelpLs for donaLlons. 1hls can
be a powerful lncenLlve for donors. CharlLable sLaLus also allows Lhe organlzaLlon Lo beneflL from
favourable Lax condlLlons, lncludlng reduced properLy Laxes and varlous exempLlons and rebaLes. 8elng
a reglsLered charlLy may also lncrease access Lo fundlng ln Lhe form of granLs.
Powever, Lhere are heavy llmlLs and resLrlcLlons on charlLles ln Canada. Slnce Lhe locome 1ox Act does
noL deflne charlLable purpose," Lhe courLs have supplled Lhelr own deflnlLlon. 1o become a reglsLered
charlLy, Lhe organlzaLlon musL have as lLs purpose Lhe rellef of poverLy, Lhe advancemenL of educaLlon,
Lhe advancemenL of rellglon, or oLher purposes beneflclal Lo Lhe communlLy. Whlle Lhe purposes
conLemplaLed by Lhe SmarL larm pro[ecL may flL under elLher Lhe advancemenL of educaLlon or oLher
purposes beneflclal Lo Lhe communlLy, lL ls noL a guaranLee LhaL Lhey would. 1he Canada 8evenue
Agency has creaLed an onllne resource ouLllnlng Lhe klnds of purposes consldered Lo be charlLable.
33

SS
http:www.cia-aic.gc.cachits-gvngchitspplyngmulmul-bjcts-eng.html
LEGAL OVERVIEW


lurLhermore, lL ls noL sufflclenL Lo have a charlLable purpose. A charlLy musL also engage ln charlLable
acLlvlLles, whlch provlde a measurable beneflL Lo elLher socleLy aL large or a slgnlflcanL secLlon of lL.
36

CharlLles musL also meeL an annual spendlng requlremenL, or a dlsbursemenL quoLa, spendlng a
mlnlmum amounL each year on Lhelr own charlLable acLlvlLles and glfLs Lo quallfled donees. 1he
reporLlng and accounLlng requlremenLs for reglsLered charlLles are also rlgorous.
37

unless Lhe SmarL larm properLles anLlclpaLe belng able Lo slgnlflcanLly lncrease Lhe amounL of money
Lhey are able Lo brlng ln for charlLable purposes and acLlvlLy, by vlrLue of reglsLerlng as a charlLy, l would
advlse agalnsL seeklng charlLable sLaLus. lL would mosL llkely lncrease admlnlsLraLlve responslblllLles and
cosLs and resLrlcL whaL Lhe farms can do, wlLhouL provldlng much beneflL.
SUMMAk
Several dlfferenL models exlsL for operaLlng and managlng a small-scale communlLy farm, and many of
Lhem work besL ln con[uncLlon wlLh each oLher. ln general, Lhe SmarL larm model properLles would
llkely do besL operaLlng as lndlvldual buslnesses or socleLles, or as one socleLy or co-op engaged ln
farmlng acLlvlLles on mulLlple properLles. Such an organlzaLlon would beneflL from Lhe creaLlon of a
reglonal farm LrusL, and members of Lhe SmarL larm properLles could work wlLh Lhe local governmenL Lo
fosLer Lhe creaLlon of such a LrusL, alLhough Lhe probablllLy of success for Lhe LrusL would be heavlly
dependenL on Lhe local governmenL's own lnLeresL and moLlvaLlon.
A non-proflL socleLy may, afLer conslderlng Lhe pros and cons, seek sLaLus as a reglsLered charlLy,
alLhough Lhls may be more Lrouble Lhan lL's worLh for a smaller farm operaLlon wlLh some proflLable
commerclal acLlvlLy. A socleLy or a co-op may wlsh Lo hold covenanLs on Lhe land where lL engages ln
farmlng acLlvlLy, Lo furLher proLecL Lhe farmland.
Any organlzaLlon engaglng ln such farmlng acLlvlLy should fosLer good relaLlonshlps boLh wlLh Lhe
properLy owners (lf separaLe from Lhe organlzaLlon) and wlLh Lhe local governmenL.
ZONING
ln all of Lhe SmarL larm models, Lhe properLy musL be zoned ln such a way as Lo allow Lhe deslred
farmlng and commerclal acLlvlLles, as well as Lhe number, placemenL, and occupanLs of Lhe dwelllngs
Lhereon.
Cfflclal CommunlLy lans form parL of Lhe zonlng framework for local governmenLs, and local
governmenLs cannoL acL conLrarlly Lo Lhelr CCs. ln some cases, Lhe CC may supporL Lhe acLlvlLy
conLemplaLed ln Lhe plan, whlle ln oLhers lL may pose a challenge.

S6
Canaua Revenue Agency website, "What is chaiitable." online at http:www.cia-aic.gc.cachits-
gvngchitspplyngcpcwtc-eng.html
S7
Canaua Revenue Agency website, "Basic uuiuelines" online at http:www.cia-aic.gc.cachits-
gvngchitschcklstsbscgulns-eng.html
LEGAL OVERVIEW


WhaL follows are: an overvlew of Lhe currenL zonlng ln Lhe SC8u, several models of zonlng LhaL apply Lo
properLles LhroughouL 8C where communlLy farmlng Lakes place, and a framework for zonlng LhaL mlghL
work for Lhe SmarL larm model properLles. As wlll become apparenL, Lhe greaLesL challenge for Lhe
SmarL larm properLles wlll be flndlng a zonlng model LhaL allows Lhe deslred populaLlon denslLy, whlle
slmulLaneously allowlng Lhe conLemplaLed agrlculLural and accessory uses.
$8 "7%%()' 9,)4)5 4) :";/
1he SC8u Zonlng 8ylaw 310 governs all of Lhe properLles ln Lhls Culde, alLhough lL ls noL Lhe only
enacLmenL appllcable Lo Lhe properLles. 2930 Lower 8oad ln 8oberLs Creek ls currenLly zoned 82, or
8esldenLlal 2. ln Lhls zone, aL leasL one slngle famlly dwelllng and up Lo 2 boarders are permlLLed. 1he
Zonlng 8ylaw deflnes famlly" as:
a) 1wo or more persons who, by reason of heredlLy, blood, marrlage, common-law marrlage,
fosLer parenLhood, or adopLlon, share one dwelllng, or
b) noL more Lhan flve unrelaLed persons llvlng LogeLher ln a dwelllng unlL and lncludes servanLs
llvlng on Lhe premlses.

l lnLerpreL Lhls Lo mean LhaL Lhere ls no llmlL on Lhe number of people meeLlng subsecLlon a) who can
llve ln a slngle famlly dwelllng. Whlle Lhere ls a llmlL of 3 people under subsecLlon b), lncludlng
servanLs", lL ls noL enLlrely clear wheLher Lhls means LhaL a famlly cannoL lnclude unrelaLed persons lf
Lhe unrelaLed persons brlng Lhe LoLal number above 3. lor example, lL seems unllkely LhaL a famlly of 3
LhaL hlres a llve ln nanny or au palr would be consldered ln vlolaLlon of Lhe Zonlng 8ylaw. 8oarder" ls
slmply deflned as a person who resldes ln a dwelllng wlLh a famlly for a perlod of 10 days or longer",
wlLh no quallfylng language regardlng purpose or paymenL.
lurLhermore, dwelllng" ls deflned ln Lhe Zonlng 8ylaw as one or more rooms comprlslng a self-
conLalned unlL wlLhln a bulldlng, used or lnLended as a resldence by one or more persons and by noL
more Lhan one famlly, whlch conLalns one seL of cooklng faclllLles and cusLomarlly one or more sanlLary
faclllLles and sleeplng quarLers."
Cn parcels exceedlng 2000 m
2
, a half duplex or auxlllary dwelllng unlL (a sulLe or coLLage) ls also allowed.
lL appears LhaL on parcels exceedlng 3300 m
2
(less Lhan an acre), an addlLlonal permlLLed use may be a
slngle famlly dwelllng or a LranslLlon house", whlch ls deflned as a llcensed or auLhorlzed faclllLy
provldlng food and lodglng Lo Lwo or more persons recelvlng soclal servlces. 1hls could mean LhaL Lhls
properLy ls already zoned ln such a way as Lo allow up Lo 2 slngle famlly dwelllngs, or one slngle famlly
dwelllng and a LranslLlon house, sulLe, or coLLage.
LEGAL OVERVIEW


CLher permlLLed acLlvlLles lnclude: ralslng poulLry or rabblLs, home occupaLlon as deflned ln Lhe bylaw,
horLlculLural sales auxlllary Lo one slngle famlly dwelllng, and bed and breakfasL operaLlon as seL ouL ln
Lhe bylaw.
38

1he 82 zonlng does noL allow agrlculLure, and so for Lhe purposes of commerclal farmlng, Lhls properLy
would have Lo be rezoned.
1he oLher 3 model properLles are all zoned 8u1, or 8ural Cne". Assumlng LhaL all 3 properLles have an
area of approxlmaLely 3 acres, Lhls zone allows 2 slngle famlly dwelllngs, or one slngle famlly dwelllng
plus an auxlllary dwelllng unlL or a LranslLlon house. A duplex would also be allowed. 1hls zone allows
agrlculLure and home occupaLlon, buL does noL allow commerclal sales oLher Lhan Lhose lncluded ln Lhe
deflnlLlon of agrlculLure" ln Lhe bylaw.
39
lL should noL be prohlblLlvely dlfflculL Lo change Lhe zonlng Lo
allow gaLe sales of processed or manufacLured agrlculLural producLs, or oLher llghL commerclal acLlvlLy,
buL lL may be more dlfflculL Lo persuade Lhe SC8u Lo allow boLh lncreased resldenLlal denslLy and
commerclal sales, on Lop of agrlculLural use.
1he SC8u zones LhaL allow lncreased denslLy generally do so where Lhere ls no agrlculLure, see, for
example, Comprehenslve uevelopmenL Zones Cne and 1hree.
40
Cu1 Zone allows co-houslng, ln Lhe form
of slngle famlly dwelllngs ln 31 sLraLa loLs, and varlous oLher acLlvlLles lncludlng daycare, a workshop, a
greenhouse, and Lhe ralslng of poulLry and rabblLs, buL does noL allow commerclal acLlvlLy. Cu3 Zone
allows mulLl-famlly unlLs as well as slngle famlly dwelllngs, a marlna, and reLall, resLauranL and
recreaLlonal faclllLles, buL does noL allow any agrlculLural uses.
CLher rural zones do allow for up Lo 3 slngle famlly dwelllngs lf Lhe loL ls large enough, and lL would be
worLh revlewlng wlLh Lhe SC8u wheLher a rezonlng could be effecLed Lo brlng Lhe properLles wlLhln one
acLlvlLy on Lhe properLy, beyond Lhose consldered agrlculLure.
AlLhough lL does noL currenLly have a zonlng caLegory LhaL would accommodaLe Lhe acLlvlLles
conLemplaLed for Lhe SmarL larm Culde, Lhe SC8u does have a number of speclallzed zones, and may be
wllllng Lo conslder a rezonlng. 1he followlng examples show some of Lhe many opLlons avallable for Lhls
klnd of zonlng, buL lL should be noLed LhaL ln no case do Lhey compleLely reflecL whaL ls deslred for Lhe
model properLles.
<=$-21( >. ;7%$1 ?6( @ AB,C)6#42 ,+ D$)51(E8
1he lraser Common larm ln Lhe 1ownshlp of Langley ls locaLed on land LhaL ls zoned 8u-2. ermlLLed
uses lnclude agrlculLural uses, accessory bulldlngs and home occupaLlons, and a wlde range of farmlng
or anlmal husbandry acLlvlLles. 1he zonlng allows for up Lo 2 slngle famlly dwelllngs and accessory
resldenLlal use for farm labourers. lmporLanLly, Lhe slze of Lhe loL ls slgnlflcanLly greaLer Lhan LhaL of any

38
Sunshlne CoasL 8eglonal ulsLrlcL Zonlng 8ylaw 310, arL 611, onllne aL
hLLp://www.scrd.ca/flles/llle/AdmlnlsLraLlon/8ylaws/2013-07-23 8ylaw 310 ConsolldaLlon.pdf
39
AgrlculLure" lncludes Lhe markeLlng and selllng of Lhe crops harvesLed on Lhe parcel, buL does noL lnclude any processlng or
manufacLurlng, or sale of processed or manufacLured producLs.
40
lbld.
LEGAL OVERVIEW


of Lhe lndlvldual model properLles ln Lhls reporL, wlLh an area of 20 acres. lL ls, essenLlally, zoned for
commerclal agrlculLure, and alLhough Lhe SC8u has several rural zones LhaL allow for agrlculLure, lL does
noL zone for Lhe level of agrlculLure found ln Lhe lraser valley.
<=$-21( @. ;7%$1 ",--(%&4$1 AF,C() G61$)*8
8owen lsland MunlclpallLy Land use 8ylaw no. 37, 2002 esLabllshes 2 8ural Commerclal Zones.
41
8C1 ls
subLlLled Carden CenLre", whlle 8C2 ls subLlLled 8eLreaL CenLre". 8C1 allows agrlculLural and
agrlculLural reLall use, whereas 8C2 does noL. 8C2 allows oLher reLall uses, however, and 8C1 ls llmlLed
Lo Lhe agrlculLural. 8C2 allows a reLreaL cenLre, whlch may house up Lo 40 ln-resldence guesLs, whlle
only 1 dwelllng and no oLher accommodaLlon ls allowed ln Lhe 8C1 zone. ln oLher words, Lhe dlvlde
beLween allowlng agrlculLural and agrlculLure-relaLed uses, on Lhe one hand, and allowlng hlgher denslLy
occupaLlon on Lhe oLher hand, buL noL boLh, ls presenL ln Lhe rural commerclal zones on 8owen lsland as
well.
8owen does have mulLlple comprehenslve developmenL zones, buL none of Lhese allow mulLlple
dwelllng unlLs ln comblnaLlon wlLh commerclal and agrlculLural acLlvlLy. 1he sLandard resLrlcLlon on
dwelllng unlLs ls 1 per loL, and subdlvlslon ls requlred Lo lncrease denslLy.
<=$-21( H. ;7%$1 /(-,)6'%$'4,) I$%- A/46'%4&' ,+ :$$)4&#8
ulsLrlcL of Saanlch Zonlng 8ylaw 8200 deflnes uemonsLraLlon larm" as land seL aslde for producers,
governmenL, prlvaLe lndusLry, or prlvaLe landowners LhaL allows farmers, researchers, and educaLors Lo
Leach and pracLlce farmlng."
42
1hls Lype of zonlng accommodaLes much of Lhe acLlvlLy conLemplaLed by
resldenLlal denslLy deslred by Lhe properLy owners ln Lhls Culde.
AgrlculLure, a demonsLraLlon farm, a slngle famlly dwelllng, boardlng, home occupaLlon, accessory
bulldlngs and sLrucLures, and accessory produce sales are all permlLLed ln Lhls zone. no more Lhan Lwo
boarders are permlLLed per dwelllng unlL, and only one slngle famlly dwelllng unlL ls permlLLed per loL.
1hls zone appears Lo have been speclally esLabllshed Lo accommodaLe a demonsLraLlon farm on a large
LracL of land wlLh only lncldenLal dwelllng unlLs.
<=$-21( J. K5%4&71'7%$1 D$)* :'(C$%*6#42 A:'%$'#&,)$ ;(54,)$1 /46'%4&' L ",%'(6 G61$)*8
1he CorLes lsland Zonlng 8ylaw 2002 esLabllshes an AgrlculLural Land SLewardshlp zone, wlLh Lhe
followlng permlLLed prlnclpal uses: resldenLlal, educaLlon faclllLy, and agrlculLure. ln addlLlon, lL allows
Lhe followlng accessory uses: common faclllLy, reLall, low lmpacL recreaLlon, campslLes, and accessory
bulldlngs and sLrucLures.
43

1he mlnlmum loL slze for Lhe zone ls 321 acres, furLher suggesLlng LhaL Lhe zone governs Lhe Llnnaea
larm (whlch llsLs lLs farmland as conslsLlng of 313 acres). 1he bylaw allows for a maxlmum of 11

41
8owen lsland Zonlng 8ylaw no. 37, onllne aL hLLp://www.blmbc.ca/flles/embedded2010/110718-8lM8ylawno37-
Lu8(ConsolldaLed).pdf
42
1he compleLe ulsLrlcL of Saanlch Zonlng 8ylaw ls avallable onllne aL hLLp://www.saanlch.ca/llvlng/pdf/zone8200.pdf#page=20
43
1he compleLe CorLes lsland Zonlng 8ylaw ls avallable onllne aL
hLLp://srdws.sLraLhconard.ca/uploadedllles/CommunlLy_lannlng/8ylaws/2433/LlecLoral_Area_l_Zonlng_8ylaw_arL_600.pdf
LEGAL OVERVIEW


dwelllngs ln Lhe zone, or a maxlmum loL coverage of 2 of Lhe LoLal zone area. Cbvlously Lhls would noL
be an approprlaLe model for Lhe properLles examlned ln Lhls reporL.
lL also appears from Lhe zonlng bylaw LhaL some or all of Lhe land ln Lhls zone ls wlLhln Lhe AgrlculLural
Land 8eserve.
<=$-21( M. N$O%4,1$ ",--,)6 ",-2%(#()640( /(0(1,2-()' 9,)( AG61$)*6 B%76'8
1hls zone ls speclflc Lo Lhe Cabrlola Commons. lLs prlnclpal permlLLed uses are commons agrlculLure"
and commons lnsLlLuLlonal". lL also permlLs a maxlmum of 1 slngle famlly dwelllng, and accessory
commerclal, offlce, and publlc assembly uses.
44
As ln oLher local governmenLs' zonlng bylaws, Lhere
appears Lo be a relucLance Lo zone ln such a way LhaL hlgher denslLy or mulLl-famlly resldences are
allowed on land LhaL ls boLh agrlculLural and used for commerce.
G*($1 9,)4)5 ",)*4'4,)6 +,% '#( P%,2(%'4(6
ldeally, Lhe SC8u would rezone Lhe model properLles hereln as some form of 8ural Commerclal, or
uemonsLraLlon larm, or some klnd of Comprehenslve Zone LhaL would allow up Lo 3 slngle famlly
dwelllng unlLs, or one slngle famlly dwelllng unlL wlLh a speclfled number of accessory sleeplng unlLs, or
resldenLlal use for farm labourers. CaLegorlzlng clusLered dwelllng unlLs as a duplex or Lrlplex" could
assuage local governmenL concerns abouL lncreaslng Lhe allowable number of homes.
ln addlLlon, Lhe zonlng would allow for agrlculLural use and accessory uses Lo agrlculLure, and
agrlculLural commerclal use. A markeL garden" deslgnaLlon could be more approprlaLe Lhan Lhe more
general agrlculLure" deslgnaLlon, and reassure Lhe local governmenL LhaL lnLense agrlculLure ls noL
conLemplaLed. Some permlLLed use would llkely also need Lo be requlred for publlc assembly, lf Lhe
properLy ls Lo be used for fesLlvals or oLher large publlc gaLherlngs.
1he followlng flgure seLs ouL a model zonlng bylaw secLlon LhaL could apply Lo Lhe SmarL larm
properLles:

44
lslands 1rusL Cabrlola lsland Local 1rusL CommlLLee 8ylaw no. 177, 1999, onllne aL
hLLp://www.lslandsLrusL.bc.ca/lLc/gb/pdf/gbbylbaselub0177.pdf
LEGAL OVERVIEW


LEGAL OVERVIEW


1he challenge Lhe SmarL larm ro[ecL wlll face ln achlevlng Lhls lles ln Lhe facL LhaL no surveyed local
governmenL ln 8C currenLly has any analogous zonlng ln place. A case wlll need Lo be made LhaL Lhe
zonlng makes sense for Lhe communlLy, and meeLs safeLy and envlronmenLal sLandards.
GLNLkAL C8SLkVA1ICNS
A socleLy or a CSA buslness LhaL allowed Lhe varlous properLles Lo sell Lhelr producL dlrecLly Lo
communlLy members, or Lo sell from one locaLlon, could be deslrable for all Lhe SmarL larm properLles.
Cne Lhlng LhaL a reglonal farm LrusL could do would be Lo seL up a farmer's markeL sales locaLlon, for
small-scale local farmers, Lhus reduclng Lhe need Lo engage ln on-slLe sales.
1he blggesL legal hurdle for Lhese model properLles wlll probably be achlevlng Lhe mlx of resldenLlal
denslLy, agrlculLure, and oLher enLerprlse conLemplaLed ln Lhe Culde, on parcels as small as Lhese ones.
KEY QUESTIONS TO ASK
ICk IAkMLkS
>8 Q#$' *, G C$)' ', *, C4'# '#( 2%,2(%'ER
a) Make a llsL of all lnLended uses - agrlculLure, aplculLure, anlmal husbandry, farm producL sales,
home occupaLlons (honey, wool, woodworklng, oLher producLs made from Lhe farmed
resources), and any oLher use you may anLlclpaLe.
b) Who wlll llve on Lhe properLy? Conslder Lhe number of people, Lhelr relaLlonshlp Lo one
anoLher, and where Lhey wlll llve. ls Lhe lnLenLlon Lo have separaLe households? A cenLral llvlng
space wlLh bunkhouses, coLLages, or dormlLorles? Some comblnaLlon of Lhe above?
@8 K%( '#(%( ,C)(%6#42 ,% '4'1( &,)6'%$4)'6 ,) C#$' G &$) *, C4'# '#( 2%,2(%'ER
a) uo a LlLle search ln Lhe Land 1lLle Cfflce:
l) Who owns Lhe properLy? Are all parLles wlLh an ownershlp lnLeresL ln agreemenL regardlng
Lhe proposed use? lf noL, you may need Lo work wlLh Lhe oLher owners Lo reach an
agreemenL, or explore Lhe posslblllLy of purchaslng Lhelr lnLeresL from Lhem.
ll) Are Lhere covenanLs, easemenLs, sLaLuLory rlghLs of way, llens, morLgages, or oLher
encumbrances" on Lhe properLy LhaL would prevenL you from freely uslng lL? lf so, you wlll
need Lo research Lhe necessary requlremenLs Lo have Lhe encumbrances removed, or Lo
work wlLhln Lhelr consLralnLs.
H8 /, '#( 9,)4)5 FE1$C $)* 3++4&4$1 ",--7)4'E P1$) $11,C '#( 76( GS- &,)64*(%4)5R
a) llnd ouL whaL zone your properLy ls ln, and whaL ls and ls noL allowed. lf your planned use ls noL
currenLly allowed, Lalk Lo your local governmenL abouL zonlng varlances or rezonlng
appllcaLlons.
LEGAL OVERVIEW


b) llnd ouL wheLher Lhere ls an offlclal communlLy plan, and wheLher Lhe use you lnLend ls
compaLlble wlLh lL.
c) llnd ouL wheLher Lhe properLy - or parL of lL - ls locaLed wlLhln a developmenL permlL area,
whlch would requlre you Lo apply for a developmenL permlL before puLLlng your plan lnLo
acLlon.
J8 /, G C$)' ', C,%T 4)*(2()*()'1EU ,% V,4) ',5('#(% C4'# ,'#(%6 4) -E &,--7)4'ER
a) lf Lhere wlll be mulLlple farmers llvlng and worklng on Lhe properLy, conslder wheLher a
parLnershlp, a cooperaLlve, a sLraLa or a corporaLlon would be approprlaLe for managlng and
operaLlng Lhe farm.
b) lormlng a cooperaLlve or a socleLy can brlng farmers ln a communlLy LogeLher Lo pool resources,
beLLer coordlnaLe sales and admlnlsLraLlon, and lncrease access Lo loans and granLs.
c) Powever, creaLlng such an organlzaLlon cosLs Llme and money, and may lnlLlally compllcaLe farm
operaLlons. Welgh Lhe pros and cons of each opLlon carefully.
M8 W,C C411 G -$T( ,% %$46( -,)(E ', 5(' 6'$%'(*R
a) Small buslness fundlng ln Lhe form of granLs or loans may be avallable.
b) lundlng speclflc Lo non-proflLs and cooperaLlves ls also avallable.
c) Conslder CommunlLy Shared AgrlculLure models, Lhrough whlch you may be able Lo secure
addlLlonal sLarL up fundlng.
d) A cooperaLlve or a socleLy may charge membershlp fees and accepL conLrlbuLlons from donors
or members.
X8 K%( '#(%( %(6,7%&(6 '#$' &$) $6646' -(R
a) 8efer Lo Lhe relevanL secLlons of Lhe Legal 8eporL for addlLlonal resources on buslness sLrucLure,
ownershlp models, zonlng, revenue sources, and examples of communlLy farms.
b) Conslder conLacLlng an exlsLlng farm LrusL or socleLy, professlonals ln Lhe agrlculLural,
archlLecLural, plannlng, and legal flelds.
c) ulscuss your plans and your goals wlLh your local governmenL sLaff members and elecLed
offlclals, asklng for Lhelr poslLlon and asslsLance.
ICk LCCAL GCVLkNMLN1S
>8 Q#$' T4)* ,+ $5%4&71'7%( *, C( C$)' ', 6722,%' 4) ,7% &,--7)4'ER
a) ulscuss wheLher lncreaslng agrlculLural acLlvlLy ls or should be a prlorlLy for your communlLy.
Conslder whaL scale and Lype of agrlculLure would be mosL approprlaLe for Lhe communlLy,
glvlng LhoughL Lo Lhe geography, populaLlon, populaLlon denslLy, demographlc proflle and
commerclal llvellhood of Lhe communlLy.
LEGAL OVERVIEW


b) lf you are aL all lnLeresLed ln lncreaslng small-scale local agrlculLure wlLh greaLer resldenLlal
denslLy, conslder Lhe followlng quesLlons.
@8 Q#$' 4)'(%(6' 46 '#(%( +%,- '#( &,--7)4'E 4) &#$)54)5 ,% ()#$)&4)5 1,&$1 $5%4&71'7%(R
a) Assess communlLy lnLeresL ln lncreaslng or fosLerlng local agrlculLure. Worklng wlLh local
farmers Lo plan for change and developmenL can be muLually beneflclal.
b) lf Lhere ls llLLle lnLeresL, conslder wheLher Lhls ls because Lhe model lLself ls noL well sulLed Lo
Lhe communlLy, or slmply due Lo a lack of knowledge abouL Lhe posslblllLy.
H8 Q#$' -(&#$)46-6 $1%($*E (=46' 4) ,7% OE1$C6 $)* 3"P ', 6722,%' '#$' $5%4&71'7%(R
a) 8evlew your zonlng bylaw and CC for language LhaL already supporLs Lhe agrlculLural model
you wlsh Lo supporL. Conslder sLrengLhenlng or clarlfylng Lhe language where approprlaLe, or
exLendlng more permlsslve zones Lo enhance deslred agrlculLure.
J8 /, C( #$0( ()$&'-()'6 4) 21$&( '#$' 2%(0()' ,% 14-4' '#$' $5%4&71'7%(R
M8 When revlewlng Lhe zonlng bylaw and CC, conslder wheLher Lhe language excesslvely llmlLs K%(
(1(&'(* ,++4&4$16 ,% &,--7)4'E -(-O(%6 %(646'$)' ', '#( 4*($ ,+ 6-$11Y6&$1( $5%4&71'7%( C4'#
4)&%($6(* %(64*()'4$1 *()64'ER G+ 6,U C#ER
a) 1he concern LhaL lncreased agrlculLure wlll resulL ln polluLlon or nulsance,
b) 1he concern LhaL lncreased resldenLlal denslLy on farmlng parcels wlll creaLe unaccepLable
safeLy or sanlLaLlon rlsks,
c) 1he concern LhaL small-scale farmlng wlLh lncreased resldenLlal denslLy may aLLracL undeslrable
elemenLs or acLlvlLles,
d) 1he concern LhaL lncreased agrlculLure wlll noL be economlcally beneflclal Lo Lhe communlLy, or
e) 1he concern LhaL lncreased agrlculLure wlll negaLlvely alLer Lhe culLure or characLer of Lhe
communlLy.
X8 W,C &$) C( 6722,%' 6-$11Y6&$1( 1,&$1 $5%4&71'7%( C#41( 2%,'(&'4)5 '#( &,--7)4'ES6 4)'(%(6'6U
#($1'#U $)* 6$+('ER
a) Lngage ln lnformaLlon sharlng wlLh communlLy members, Lhrough consulLaLlon and oLher publlc
lnvolvemenL.
b) ConsulL wlLh relevanL professlonals regardlng Lhe accepLable healLh, safeLy and bulldlng
sLandards for small-scale farms wlLh lncreased resldenLlal denslLy, and share Lhe resulLs of Lhe
consulLaLlon wlLh Lhe communlLy.
c) Conslder lmposlng condlLlons requlrlng professlonal archlLecLs, englneers, and agrologlsLs Lo
approve plans or sLrucLures on small-scale farms.
Z8 K%( '#(%( ,'#(% %(6,7%&(6 '#$' &$) $6646' 76R
a) 8efer Lo Lhe resources seL ouL ln Lhe relevanL porLlons of Lhe Legal 8eporL.
LEGAL OVERVIEW


b) 8evlew 1he Land Conservancy's Local CovernmenL 1oolklL for SusLalnable lood roducLlon,
avallable onllne aL hLLp://www.communlLyfarms.ca/uls&LlnkeduocumenLs/LoolklL_flnal.pdf
OTHER REGULATORY CONSIDERATIONS
1hls reporL ls noL exhausLlve. Several oLher legal and regulaLory conslderaLlons arlse ln a small-scale
farmlng venLure, whlch requlre more conslderaLlon Lhan ls seL ouL ln Lhls reporL. Some examples are:
8C AssessmenL - lL ls worLh noLlng LhaL even lf Lhe zonlng ls rural resldenLlal, or noL speclflcally
agrlculLural, a farm socleLy may be able Lo geL a favourable deLermlnaLlon from 8C AssessmenL,
allowlng lL Lo pay Laxes aL Lhe agrlculLural raLe. See, for example, Lhe PeaLher Pllls agrlculLural
deslgnaLlon,
43

1he need Lo be aware of all appllcable bulldlng bylaws and Lhe 8C 8ulldlng Code,
1he mploymeot 5tooJotJs Act,
1he keslJeotlol 1eooocy Act,
1he locome 1ox Act, and
Any oLher regulaLlons or enacLmenLs speclflc Lo Lhe acLlvlLy belng carrled ouL on Lhe properLy.

4S
Piopeity Assessment Appeal Boaiu Appeal No. 2u11-1S-uuuu4 Becision, online at
http:www.assessmentappeal.bc.caBecisionsBfulluec_2u11-1S-uuuu4_2u11u869.asp
LEGAL OVERVIEW


8y SCC11 PuCPLS


ILASI8ILI1 CVLkVILW
8y SCC11 PuCPLS
1he vlablllLy of Lhe SmarL larm model has been assessed on Lhe basls of fundamenLal economlcs Lo
deLermlne wheLher Lhe varlous forms of esLabllshlng a farm and Lhe varlous operaLlonal characLerlsLlcs
are ulLlmaLely llkely Lo be susLalnable over Llme. A revlew of poLenLlal fundlng sources has also been
conducLed Lo ldenLlfy posslble flnanclal supporL Lo Lhe launch and operaLlon of Lhe SmarL larm model.
An lndlvldual feaslblllLy assessmenL was done on each of Lhe four dlfferenL farm examples Lo beLLer
undersLand Lhe key funcLlonal aLLrlbuLes of each and commenLary and comparaLlve conslderaLlons are
lncluded.
CASH FLOW MODEL TEMPLATE
1he approach Laken was Lo develop a flnanclal cash flow model whlch could lncorporaLe Lhe dlscreeL
acLlvlLles Laklng place on each farm, provldlng sufflclenL deLall Lo undersLand and assess lndlvldual
componenLs of farmlng or oLher acLlvlLles whlle aL Lhe same Llme aggregaLlng lnformaLlon lnLo a fulsome
plcLure of overall farm cash flow. AcLlvlLles have been clusLered accordlng Lo Lhelr revenue and cosL
characLerlsLlcs wlLh elemenLs such as growlng varlous dlfferenL annual agrlculLural crops clusLered
LogeLher buL separaLed from Lhe producLlon of anlmal based producLs such as cheese, mllk and eggs.
1he annual cycles are qulLe dlfferenL and Lhe Llmlng and naLure of revenues and cosLs also dlffer.
lurLher, oLher unrelaLed acLlvlLles such as renLal of faclllLles Lo Lhlrd parLles or conducLlng educaLlonal or
arLlsLlc programmlng (on or off slLe) are also segregaLed so LhaL we can beLLer undersLand Lhe
magnlLude of lnfluence of each elemenL occurrlng aL Lhe farm.
1he cash flow model lncluded wlLh Lhls gulde Lhen Lakes Lhe neL ConLrlbuLlon from CperaLlng acLlvlLles
aL Lhe farm and layers Lhe caplLal expendlLures and fundlng componenLs, whlch wlll occur aL varlous
polnLs over Lhe llfe of Lhe farm. 1hls lncludes Lhe developmenL and consLrucLlon of resldenLlal unlLs,
whlch are planned for each of Lhe slLes. 1he speclflc Llmlng of lndlvldual cash flow lLems (elLher cash ln
or cash ouL) ls lmporLanL and Lhere ls Lhe need Lo esLabllsh approprlaLe shorL Lerm fundlng when a gap
appears. 1he program of borrowlng and repaylng loans for each farm has been developed Lo ensure
poslLlve cash balance ln each year and balanced lnflows/ouLflows over Llme. 1he aggregaLe lmpacL of
boLh operaLlng and flnanclng acLlvlLles ls Lallled aL Lhe boLLom of Lhe cash flow model for plannlng
purposes and Lo lndlcaLe poLenLlal for long Lerm susLalnablllLy over a 3 year perlod of forecasLlng.
1he cash flow LemplaLe ls lncluded as a sLarLlng polnL for anyone sLarLlng Lo conslder Lhe poLenLlal for a
SmarL larm model. A demonsLraLlon of lLs use ls conLalned ln Lhe four farm examples, whlch are Lhe
sub[ecL of Lhls gulde. lndlvldual commenLary Lo accompany Lhe farm cash flow worksheeL ln each case ls
lncluded laLer ln Lhls secLlon.



CAPITAL FUNDING OPTIONS
1he SmarL larm cash flow model lncludes several dlfferenL forms of caplLal whlch may be accessed ln
fundlng Lhe purchase, developmenL, faclllLles and operaLlons of Lhe farm. noL all forms of caplLal may
be avallable Lo all of Lhe farm ownershlp sLrucLures. Also, Lhere are oLher speclflc Lypes of caplLal, or
varlaLlons, whlch have noL lncluded ln Lhe model scenarlos presenLed. 1he flnal comblnaLlon of
approprlaLe fundlng sources and mechanlsms wlll need Lo be deLermlned aL Lhe lndlvldual farm level.
CaplLal can be sourced for elLher Lhe upfronL cosLs of farm launch/acqulslLlon or Lo supporL ongolng
operaLlons of Lhe SmarL larm. lL can come ln Lhe form of equlLy conLrlbuLlons, loans or debL of some
klnd, or glfLed as a granL or charlLable donaLlon. 1he dlverslLy of opLlons ls dlscussed ln greaLer deLall ln
Lhe secLlons whlch follow.
EQUITY
ln prlvaLe enLerprlse, Lhe lnlLlal source of caplLal generally comes ln Lhe form of equlLy whlch provldes
ownershlp rlghLs and bears Lhe rlsk and reward of long Lerm success. 1here ls an anLlclpaLed reLurn on
an equlLy lnvesLmenL, buL noL a requlred or regular commlLmenL. ln Lhe slLuaLlon of a SmarL larm, Lhe
money Lo purchase Lhe farm or Lo lnvesL ln equlpmenL or expanded operaLlons wlll usually come from
personal savlngs or oLher flnanclal resources of Lhe farm owner. CfLen frlends and famlly members wlll
[oln ln conLrlbuLlng equlLy Lo augmenL funds avallable ln supporL of someone Lhey know well.
lL ls unllkely LhaL a small farmlng operaLlon such as Lhe SmarL larm model would have success ln
aLLracLlng oLher arms-lengLh equlLy lnvesLors as Lhe prlmary goal ls noL Lo maxlmlze proflL, buL Lo creaLe
susLalnable farmlng operaLlons Lo supporL Lhe resldenL famllles. 1herefore, equlLy ls llmlLed ln Lhls case
as a source of fundlng Lo Lhe resources of Lhe farm famllles. WlLhln Lhe SmarL larm model, Lhe
developmenL and sale of resldenLlal homes on small farm properLles does creaLe a mechanlsm Lo
release Lhe value of farm owner equlLy whlch resLs ln Lhe value of Lhe underlylng land. 1hls release of
Lhe equlLy value for relnvesLmenL ln launchlng or expandlng farmlng operaLlons ls aL Lhe core of Lhe
SmarL larm model.
uependlng on Lhe form of farm ownershlp Lhere may be some addlLlonal opLlons Lo source equlLy. lor
example, an agrlculLural cooperaLlve has Lhe ablllLy Lo ralse llmlLed amounLs of equlLy from lLs member
base.
DEBT
A readlly accesslble form of caplLal Lo augmenL equlLy comes ln Lhe form of debL. 1hls exlsLs ln a varleLy
of forms from a range of provlders. uebL has Lhe convenlence of avallablllLy, a predlcLable expecLaLlon
of lnLeresL raLe or reLurn, and can be used for a shorL Lerm wlLh ease of repaymenL as a way Lo brldge a
shorL-Lerm need. uebL generally does requlre evldence of a hlsLory of earnlngs and Lhe pledge of asseLs
as a secondary form of poLenLlal repaymenL. 1he low rlsk naLure of debL means Lhe lnLeresL raLes are
relaLlvely low for Lhe use of Lhls form of caplLal. uebL does creaLe a long Lerm and lnflexlble repaymenL
obllgaLlon and Lhls can welgh heavlly on regular earnlngs lf Lhe level of debL ls Loo hlgh.


WlLhln Lhe farmlng secLor, Lhere are a number of Lallored debL provlders who speclallze ln provldlng
debL for agrlculLural purposes ln Canada. CfLen debL from Lhese provlders has characLerlsLlcs, whlch
acknowledge Lhe unlque requlremenLs of farm operaLlons. An example ls Lhe governmenL loan
program under Lhe Canadlan AgrlculLural Loans AcL (CALA), whlch ls a guaranLee for loans deslgned Lo
flnance farm lmprovemenLs and fund Lhe processlng, dlsLrlbuLlon and markeLlng of farm producLs. 1he
beneflLs can be ln Lhe form of hlgher lendlng percenLages, lower lnLeresL raLes or more flexlble
repaymenL Lerms.
AnoLher agrlculLural lender ls larm CredlL Canada (lCC). 1hls agency has a wlde range of loan opLlons
for agrlculLural producers from flxed loans Lo llnes of credlL for vlable shorL Lerm needs.
GIFTS/GRANTS
A flnal conslderaLlon lf Lhere ls a componenL of Lhe farm operaLlon LhaL ls housed ln a non-proflL or
charlLable organlzaLlon whlch has a deflned communlLy purpose or mlsslon ls Lo access granLs, model
can poLenLlally aLLracL Lhe lnLeresL of local communlLy governmenL, provlnclal agrlculLural lnlLlaLlves,
employmenL supporL channels or oLher allgned fundlng channels.
MosL commonly smaller amounLs of fundlng may be avallable Lo develop Lhe concepL of a communlLy
farm as opposed Lo larger caplLal conLrlbuLlons Lo acqulre farm properLy. Powever, conslderlng Lhe
speclflc elemenLs of deslgnlng and sLarLlng a unlque farmlng model and Lhen researchlng poLenLlal
funders may resulL ln a sulLable maLch for some level of fundlng supporL. key areas whlch Lyplcally
aLLracL fundlng supporL lnclude Lhe arLs, educaLlon, employmenL or some form of communlLy poverLy
allevlaLlon. 1o Lhe exLenL LhaL any of Lhese elemenLs are parL of Lhe SmarL larm operaLlon wlLhln a non-
proflL organlzaLlon, granL fundlng ls a worLhy rouLe Lo pursue.
SMART FARM EXAMPLES FEASIBILITY ASSESSMENTS
lorecasL daLa for each of Lhe four example SmarL larm models was used Lo compleLe Lhe cash flow
LemplaLe and lnform an assessmenL of Lhe poLenLlal vlablllLy of Lhe example. 1o Lhe exLenL posslble,
markeL based cosLlng has been used Lo form as reallsLlc a scenarlo as posslble. Lach example farm has
unlque characLerlsLlcs and Lhese have been hlghllghLed ln Lhe Case SLudy noLes Lo follow
Feasibility Recommendations
Analysls of Lhe four dlverse SmarL larm scenarlos surfaces a number of key elemenLs, whlch are
fundamenLal Lo deLermlnlng long-Lerm success and are common Lo all of Lhe scenarlos. 1he followlng
recommendaLlons are made Lo gulde a reasonable approach Lo assesslng Lhe vlablllLy of a slmllar farm
operaLlon:
1. Lnsure a sLrong undersLandlng of underlylng crop producLlon revenues and expenses and be
confldenL abouL Lhe long Lerm vlablllLy of Lhe core farmlng operaLlon
2. AnLlclpaLe seasons of poor producLlon and/or crop loss and creaLe sufflclenL reserves or wlggle
room" ln Lhe analysls Lo accommodaLe


3. 8e rlgorous ln evaluaLlng Lhe resldenLlal developmenL opporLunlLy Lo ensure lL wlll provlde
sufflclenL caplLal Lo esLabllsh a long Lerm, self-susLalnlng farmlng operaLlon
4. 8ecognlze and be comforLable wlLh Lhe permanence of selllng a porLlon of Lhe properLy Lo oLher
home owners
3. Conslder bulldlng lnLo Lhe SmarL larm model some relaLed covenanLs on Lhe properLy whlch
proLecL Lhe lnLenLlons around farmlng Lhe land and malnLalnlng affordable home ownershlp



CASE STUDY # 1
STORVOLD RD, LANGDALE


Farm Plan
SI1L DLSCkI1ICN
A relaLlvely long and narrow recLangular-shaped properLy, approxlmaLely 3.3 acres, zonlng 8u1 ln
LlecLoral Area l. 1he slLe slopes genLly from WesL Lo LasL and Lhen Lhe slope lncreases sharply down Lo
SLorvold 8d aL Lhe fronL of Lhe properLy (easLern boundary). Solls appear Lo be ln good Lo moderaLe
capablllLy for agrlculLure. Some sLonlness ls expecLed. 1he rear Lhlrd of Lhe properLy ls Lreed, Lhe mlddle
Lhlrd ls cleared wlLh several bulldlngs lncludlng Lhe maln home. 1he fronL Lhlrd of Lhe properLy ls
vegeLaLed and Lreed wlLh drlveways and Lhe enLranceway. naLural sLreams and creeks exlsL LhroughouL
Lhe properLy, noLably aL Lhe Lreed rear and along Lhe norLhern boundary.
1he vlslon for Lhls farm plan lncluded developlng a value-added producL LhaL are noL wldely avallable on
Lhe Sunshlne CoasL. 1hls would allow for a greaLer level of revenue Lo be generaLed on Lhe slLe. A goaL
cheese buslness model, supporLed by mlxed vegeLable and berry crops, was chosen.
CkC AND LIVLS1CCk LAN
Mlxed vegeLables, berrles, frulL Lrees (approxlmaLely 0.3 acres LoLal), and 30 laylng hens for farm
gaLe sales and CommunlLy SupporLed AgrlculLure (CSA) boxes
olllnaLors (honey bees) wlll be lncluded.
CoaL herd (20 goaLs) and goaL cheese maklng faclllLles. 1he goaLs would be pasLured aL Lhe fronL
of Lhe properLy and would use much of Lhe properLy for lnLermlLLenL grazlng. 1he goaL cheese
process would lnvolve pasLeurlzaLlon and aglng. roper permlLLlng and food safeLy llcenslng wlll
be followed. Sales wlll malnly be dlrecL markeL (farm gaLe and farmers markeL) wlLh surplus
belng sold aL local speclalLy grocery sLores
1he farm p|an |s compr|sed of 2 hases:
hase 1: Mlxed vegeLables, berrles, frulL Lrees, and approxlmaLely 30 laylng hens for farm gaLe
sales and CommunlLy SupporLed AgrlculLure (CSA) boxes
hase 2: CoaL herd (20 goaLs) and goaL cheese maklng faclllLles
ASSUM1ICNS
1hese esLlmaLes are meanL Lo provlde an overall plcLure of poLenLlal revenue only.
Assumes LhaL blueberrles, frulL/nuL Lrees, and honey may requlre more Llme before revenues
are posslble (Lherefore Lhey are noL lncluded ln year 1 calculaLlons).
CosLs do noL lnclude purchase of llvesLock (goaLs, chlckens).
Plgh level of horLlculLural Lralnlng and skllls wlll be requlred Lo ensure hlgh quallLy and hlgh
yleld.
Cood slLe selecLlon and preparaLlon ls necessary.
SLrong markeLlng skllls wlll be requlred.
1he calculaLlons are hlgh level and wlll requlre furLher analysls aL Lhe Llme of farm developmenL
Lo ensure accuracy.
CASE STUDY # 1


CaplLal lnvesLmenLs capLure one-Llme cosLs and do noL lnclude ongolng malnLenance and/or
labour expenses.
Lxpenses and revenues from poLenLlal goaL cheese maklng wlll requlre a more ln-depLh buslness
plan buL rough esLlmaLes of sLarL-up cosLs and regulaLory requlremenLs are capLured here.

LC1
LA8LL
SI2L (M2) SI2L
(ACkLS)
CkC C1ICNS LIVLS1CCk
C1ICNS
ILNCING
kLUIkLMLN1S
1 320 0.08 8ooL vegeLables, leafy greens, herbs, garllc n/A LlecLrlc
2 200 0.03 8ooL vegeLables, leafy greens, herbs, garllc n/A LlecLrlc
3 128 0.03 n/A Chlckens (eggs)
- moblle grazlng
LlecLrlc
4 93 m clrc &
78 m clrc
8lueberry bushes n/A LlecLrlc
S 330 0.14 n/A CoaLs LlecLrlc
6 330 0.14 8aspberrles and sLrawberrles n/A LlecLrlc
7 2,300 0.62 Mushrooms and foresL edlbles n/A none
nCC
nCUSLS 1
& 2
128 x 2
urple
recLangles
0.03 LxLenslon of growlng season and cucumbers &
LomaLoes
n/A none
8LLS urple boxes n/A Poney and polllnaLors LlecLrlc
C1nLk 8ed clrcles lrulL and nuL Lrees
C1nLk 8lue clrcles WaLer source
CASE STUDY # 1


PASL 1 - MlxLu vLCL1A8LLS Anu 8L88lLS
LC1S 1 & 2: MlxLu vLCL1A8LLS (L.C. SALAu C8LLnS)
Area (acres) 0.13

Plots 1 and 2 on legend
Yield (lbs/acre) 12,000

Assumes several planting rotations per
season

Revenues
%
market
Yield
(lbs) Price ($/lbs) Revenue
Wholesale 50% 780 $2.50 $1,950
Prices will need to be updated closer
to harvest time
Direct Market 50% 780 $5.00 $3,900
Prices will need to be updated closer
to harvest time
Total Gross Revenue

$5,850

Direct Expenses unit/acre unit/site Price ($/unit) Expense
Planting

Site Preparation (hrs) 16 8 $15.00 $120
Seeds 5 35 $10.00 $350
Compost (yd3) 20 2.6 $55.00 $143
Planting labour (hrs) 100 10.0 $15.00 $150

Maintenance

Fuel (Tilling in L) 95 12.35 $1.40 $17
Repairs & Maintenance 0 2 $60.00 $120
Bird/animal control 20 2.6 $52.00 $135 Row covers and basic netting
Weeding/watering
labour (hrs) 1000 100 $15 $1,500

Harvesting

Trucking (per load) 1 12 $60.00 $720
Harvesting, bagging,
washing (hrs) 600 50 $12.00 $600

Total expenses

$3,855

Net Revenue

$1,995

CASE STUDY # 1


PCCPCuSLS (L.C. SWLL1 LL8S): 2 x 128 M2 = 236 M2
Square meLres (m2) 236 (2 x 128)
?leld (lbs/m2) - average 22

kevenues markeL ?leld (lbs) rlce ($/lbs) 8evenue
Wholesale 20 1126.4 $2.30 $2,816
ulrecL MarkeL 80 4303.6 $3.30 $13,770
1ota| gross revenue

518,S86

D|rect Lxpenses unlL/acre unlL/slLe rlce ($/unlL) Lxpense
|ant|ng
SlLe reparaLlon (hrs) 10 4 $13.00 $60
Seed packs (unlL) 400 40 $3.00 $120
ComposL (yd3) 40 10 $30.00 $300
lanLlng (hrs) 12 4 $13.00 $60

Ma|ntenance
luel (1llllng ln L) 360 36 $1.40 $30
8epalrs & MalnLenance (hrs) 0 2 $60.00 $120
WaLerlng/weedlng 130 30 $13.00 $730

narvest|ng
1rucklng (per load) 12 12 $60.00 $720
ackaglng (bags/carLons) 4000 400 $0.30 $200
ParvesLlng (hrs) 2000 200 $13.00 $3,000
1ota| expenses

5S,S80

Net revenue

513,00S

CASE STUDY # 1


LC1 6: kAS8LkkILS: 0.14 ACkLS
Area (acres) 0.14

Plot 6 on legend
Yield (lbs/acre) 5,500

Revenues
%
market
Yield
(lbs)
Price
($/lbs) Revenue

Wholesale 50% 385 $2.50 $963
Prices will need to be updated
closer to harvest time
Direct Market 50% 385 $5.00 $1,925
Prices will need to be updated
closer to harvest time
Total Gross Revenue

$2,888

Direct Expenses unit/acre unit/site
Price
($/unit) Expense
Planting
Site Preparation (hrs) 120 10 $15.00 $150
Compost (yd3) 20 2.8 $55.00 $154

Maintenance
Fuel (Tilling in L) 95 13.3 $1.40 $19
Repairs & Maintenance 10 2 $60.00 $120
Bird/animal control 20 2.8 $56.00 $157 Netting
Weeding/watering labour (hrs) 30 6 $15 $90

Harvesting
Trucking (per load) 100 12 $60.00 $720
Picking (lbs)) 5500 770 $0.80 $616
Pruning/bundling/repairs 120 10 $15.00 $150
Packaging (trays) 550 77 $1.25 $96
Total expenses

$2,272

Net Revenue

$616
Yields likely will increase as
plants mature, therefore revenues
expected to increase over time

CASE STUDY # 1


LC1 3: CnICkLNS (S0 LALkS) ICk LGG kCDUC1ICN
Chlcken eggs

noLes
number of chlckens 30

loL 3 on dlagram
Lgg producLlon
(eggs/chlcken/week) 4

Lgg producLlon
(dozens/week) 17

Lggs yleld (dozens/year) 866.7

kevenues market
|e|d
(dozens) r|ce (5]doz) kevenue
ulrecL MarkeL 100 866.7 $3.00 $4,333
1ota| Gross kevenue

54,333

D|rect Lxpenses un|ts

r|ce (5]un|t) Lxpense
Chlcken feed 30 30 $30.00 $1,300
1hls can be reduced lf
chlckens wlll be free range
and geL mosL dleLary needs
from foraglng
veLerlnary/healLh 3 3 $100 $300
CollecLlng and packaglng 32 32 $12.00 $624
1ota| expenses

52,424

Net kevenue

51,909

nASL 1 - 1C1AL C1LN1IAL kLVLNULS (LAk 1)
Crop Net kevenue
Salad greens $1,993
Poophouses $13,003
8aspberrles $616
Chlcken eggs $1,909
1ota| 517,S2S
nASL 1 - 1C1AL CAI1AL INVLS1MLN1S
Item Cost Note
Poophouses $3,000 Cne ls already ln place
LqulpmenL (Llller) $3,000 CosL could be reduced by renLlng
erennlal seeds, planLs, Lrees $1,000
Small Lools $1,000
lenclng $6,000 LlecLrlc fenclng wlll be requlred LhroughouL Lhe slLe
lrrlgaLlon $600 lnfrasLrucLure (hoses, eLc) only
LlvesLock shelLers $600 Moblle grazlng unlL for chlckens and coops
1ota| 517,200
CASE STUDY # 1


nASL 2 - GCA1 DAIk AND CnLLSL kCDUC1ICN
CVLkVILW
Accordlng Lo Lhe 8C CenLre for ulsease ConLrol, Lhere were eleven processors ln Lhe provlnce LhaL
engaged ln Lhe processlng of goaL mllk ln 2003. 1here may be more processors operaLlng on a small-
scale LhaL produce and sell Lhelr own producLs Lo local markeLs.
Success wlLh dalry anlmals and dalry producLs requlres a ma[or commlLmenL of Llme and resources ln
boLh producLlon and markeLlng. CoaL and cheese producLlon ls a hlghly labour lnLenslve lndusLry, wlLh a
labour requlremenL of approxlmaLely 2,400hours per 100 goaLs per year. LsLlmaLes from lndusLry
llLeraLure reporLs LhaL a 100-head goaL dalry selllng fluld mllk Lo a processor would requlre abouL 1.3
full-Llme workers, buL Lhls does noL lnclude cheese-maklng acLlvlLles. SalL Sprlng lsland goaL dalry
employs 22 workers (some full Llme and some parL Llme). CoaL dalrles vary ln numbers of bulldlngs and
layouLs however, lL ls assumed LhaL one bulldlng ls needed for Lhe dalry lLself, noL lncludlng houslng for
workers or Lhe owner. A mllk parlor, shelLers for goaLs, and a sLorage bulldlng for feed, supplles, repalrs
and parLs are requlred.
1he average goaL mllk buslness herd conslsLs of 100 does. Annually, 20 of Lhe does may need Lo be
replaced ln Lhe herd. 100 does musL be roLaLlonally grazed on 20 acres of lrrlgaLed pasLure. Less acreage
may be requlred lf pasLure ls well-managed, graln feed ls used, or lf Lhe herd slze ls lower. Should a
producer choose Lo pasLure Lhe dalry herd, grass can make up Lhe bulk of Lhe anlmal's dleL for beLween
flve and seven monLhs of Lhe year. ln Lhe absence of pasLure, alfalfa hay and graln would be requlred as
a feed supplemenL.
Cn a properLy Lhe slze of 1747 SLorvold, only 10-20 head of goaLs ls recommended Lo be grazed on 1 - 2.
GCA1 MILk kCDUC1ICN
CoaLs usually lacLaLe for elghL Lo Len monLhs and produce beLween 300 and 700 llLres of mllk a year. 1he
8C MlnlsLry of AgrlculLure suggesLs LhaL breedlng ouL of season uslng hormone LreaLmenLs ls necessary
Lo have conLlnuous mllk producLlon LhroughouL Lhe year. CoaLs musL be mllked Lwlce a day. 1he
collecLed mllk musL be processed (pasLeurlzed, chllled, fed Lo anlmals, or dlscarded) lmmedlaLely. All Lhe
goaLs musL be fed and Lhelr sLalls cleaned on a dally basls. CeneLlcs, nuLrlLlon, and flock healLh are all
facLors ln Lhe level of mllk producLlon. Losses Lo predaLors (coyoLes, cougars) can be a concern for goaL
operaLlons, especlally Lhose LhaL graze on pasLure. redaLor problems can be mlnlmlzed wlLh good
llvesLock husbandry, well Lralned guard dogs and perlmeLer elecLrlc fenclng.
1 lb of flnlshed cheese requlres abouL 7 lbs - 10 lbs of goaL mllk whlch ls equlvalenL Lo abouL 4 - 3 llLres.
1he range depends on Lhe consLlLuLlon of Lhe mllk and Lhe Lype of cheese belng produced, a weLLer
cheese (such as fresh chevre) requlres less mllk per pound of flnlshed producL.
CASE STUDY # 1


GCA1 CnLLSL MAkING LUIMLN1
1he mlnlmum equlpmenL needed for produclng cheese ls a large vaL (pasLeurlzer), bulk mllk Lank for
sLorage, a cheese wheel press, cheese molds, refrlgeraLor LhermosLaL, and a large refrlgeraLor.
ulsposable uLenslls and lngredlenLs lnclude purchased pasLeurlzed whole mllk (lf noL enough ls belng
produced on Lhe farm), anlmal renneL, sLarLer culLure, food grade wax, and cheese salL for brlnlng
soluLlon.
urchaslng used equlpmenL can save money, however, lL ls hard Lo come by. A asLeurlzer can range
from $1,000 for a small used one Lo $20,000 for a new one. SLarL-up cosLs wlll Lherefore vary from
$23,000 Lo $230,000 buL average abouL $30,000-63,000.

GCA1 CnLLSL 8USINLSS MCDLL 8UDGL1 ASSUM1ICNS

A LargeL mllk yleld of 686 llLres/doe/year (303 days aL 2.23
llLres per day).
1argeL prlce for raw mllk ls $1.13 per llLre.
1argeL prlce for flnlshed cheese ls $13/lb wholesale and
$23/lb dlrecL markeL.
1he herd ls pasLure-fed from sprlng Lo mld-fall, and ls fed hay
and gralns LhroughouL Lhe enLlre lacLaLlon perlod.

Number of goats 20
Milk production (l/doe/year) 686

Milk production (l/year) total 13,720

Milk Income (assumes $1.15/l milk) $15,778

Cheese production (5 litres of milk =
1 lb of cheese) 2744

Cheese income (assumes $25/lb of
cheese ) if 100% direct market $68,600

Revenues
%
market
Yield
(lbs)
Price
($/lb) Revenue
Wholesale cheese revenue 30% 823.2 $15.00 $12,348
Prices will need to be updated in a
business plan
Direct market cheese revenue 70% 1920.8 $25.00 $48,020
Prices will need to be updated in a
business plan
Total Gross Revenue

$60,368
GCA1 CnLLSL DIkLC1 ANNUAL LkLNSLS
Direct Expenses
Avg
herd # goats amt/head
Price
($/unit) Expense
CASE STUDY # 1

CASE STUDY # 1


Feed and Care

Hay (lbs) 100 20 1525 $0.11 $3,355
Grain (lbs) 100 20 915 $0.15 $2,745
Supplements (lbs) 104 21 10 $0.60 $126
Vet and Medicine 104 21 $14

$294
Buck purchase 2 2 $500

$1,000
Dairy supplies and breeding 100 20 $60

$1,200
Labour (milking, kidding, feeding)
hrs/year 100 20 24 $15.00 $7,200
Labour estimates @ 24
hours/goat/year
Building maintenance

$500
Shipping and transportation

$800
Utilities

$600 Water and electricity
Total expenses

$17,820

NC1LS:
oLenLlal revenues Lherefore are $60,368 - $17,820 = $42,348.
lL ls lmporLanL Lo noLe, however, LhaL Lhls excludes caplLal lnvesLmenL depreclaLlon, lnsurance,
and any labour cosLs assoclaLed wlLh hlrlng cheese-maklng employees. lL also excludes
professlonal developmenL cosLs (cheese-maklng courses, buslness courses, eLc.).
AddlLlonal revenues are posslble lf pasLeurlzed mllk ls lmporLed Lo Lhe cheese-maklng faclllLy
from nearby farms. 1hls would lncur cosLs of $1.00-$1.23 per llLer of mllk.
GCA1 CnLLSL LS1IMA1LD S1Ak1-U LkLNSLS
Item Cost Note
Cheese-maklng equlpmenL $33,000 asLeurlzer, Lanks, press, molds
Cold sLorage (large refrlgeraLors) $6,000 SLorage of cheese prlor Lo dlsLrlbuLlon and sales
8ulldlng renovaLlons $3,000 1o upgrade klLchen for cheese producLlon
LlvesLock bulldlngs $8,000 Mllklng parlour, shelLers
Mlscellaneous $1,000 ackaglng maLerlals
1ota| 5SS,000

GCA1 DAIk AND CnLLSL kLGULA1Ck kLUIkLMLN1S
roduclng goaL mllk and/or cheese ln 8C does noL requlre purchaslng a mllk quoLa, however several
llcences and cerLlflcaLes wlll be requlred. Approval musL be obLalned from Lhe 8C MlnlsLry of AgrlculLure
and vancouver CoasLal PealLh's lood SafeLy rogram Lhrough lnspecLlon processes. Any goaL mllk
purchased off-farm for cheese producLlon musL also be produced by a farm holdlng a 8C CerLlflcaLe of
Approval. 1he 8C Mllk 8egulaLlon AcL, 8C PealLh AcL, 8C lood remlses 8egulaLlon, and lood 8eLall and
lood Servlces Code are some examples of pollcles governlng dalry processlng ln 8C. ubllc PealLh
lnspecLors and/or LnvlronmenLal PealLh Cfflcers vlslL premlses Lo lnspecL condlLlons and lssue permlLs.
vancouver CoasLal PealLh publlshes guldellnes for Lhe sale of foods aL Lemporary food markeLs
(lncludlng farmers markeLs). ualry producLs (lncludlng goaL cheese) ls consldered a hlgher rlsk food.

CASE STUDY # 1


1he Small-scale lood roducers AssoclaLlon of 8C offers a looJ 5ofety 5ystems lmplemeototloo
(ltocessot) ltoqtom LhaL may be a beneflclal resource.

1he followlng ls a llsL of llcences and cerLlflcaLes LhaL may be requlred Lo run a goaL dalry ln 8C. 1he llsL
may noL be compleLe and should be revlewed aL Lhe buslness plan sLage:
Zonlng approval (local)
8uslness llcence (local)
ermlL/llcence Lo operaLe a dalry planL (provlnclal)
lood servlce permlL (vCP)
Approval of a food safeLy plan (vCP)
CerLlflcaLe of loodsafe Course CompleLlon (vCP)

kLSCUkCLS

8C Mllk lndusLry acL
hLLp://www.bclaws.ca/LLlbrarles/bclaws_new/documenL/lu/freeslde/00_96289_01

8C MlnlsLry of AgrlculLure lannlng for roflL serles: dalry goaL buslness, vancouver lsland, 2003.
hLLp://www.agf.gov.bc.ca/busmgmL/budgeLs/budgeL_pdf/speclallzed_ls/dalry_2003_vancouver.pdf

8rlLlsh Columbla CoaL Mllk roducers AssoclaLlon: 3421 8oundary 8d., AbboLsford, 8C, v0M 1P0, 1el:
604-823-0186

8uslness plannlng and economlcs of goaL farm esLabllshmenL and cosL of producLlon ln nova ScoLla.
nova ScoLla: Come Lo grow. 2006.

CalLlln Curren, 2013. A 8uslness lan for Lhe roducLlon of ArLlsanal Cheese. laculLy of Lhe ualry Sclence
ueparLmenL Callfornla olyLechnlc SLaLe unlverslLy, San Luls Cblspo.

Canadlan ualry CoaL lndusLry proflle. lebruary 2006. AgrlculLure and Agrl-food Canada.

Small-scale lood rocessors AssoclaLlon of 8C hLLp://www.ssfpa.neL/ and lood SafeLy SysLems
rocessor lmplemenLaLlon rogram
hLLp://foodsafeLy.ssfpa.neL/lndex.php?opLlon=com_conLenL&vlew=arLlcle&ld=122&lLemld=29

Suu: SusLalnable roduce urban uellvery. rlce of SalL Sprlng lsland chevre cheese: $9.99 for 142g or
$32 per lb.
hLLp://www.spud.ca/caLalogue/producLdeLalls.cfm?Llu=1&u=&M=0&W=1&C=C119&C=999&CC=17
&S=4&C=0&Add=0&rld=0&Search=&qry=***CourmeL20neq200&qqq2=1203u200&myage=gr
ocery&parL=7747

vancouver CoasLal PealLh: Culdellnes for Lhe sale of foods aL Lemporary markeLs.
hLLp://www.vch.ca/medla/Culdellnes_Sale_loods_1emporary_MarkeLs_Aprll2010.pdf

CASE STUDY # 1


Designs

1he deslgn concepL for Lhe SLorvold 8oad pro[ecL ls Lo provlde 3 small resldences for Lhe co-owners of
Lhe properLy. 1he prlmary concerns LhaL need Lo be addressed are Lhe affordablllLy of Lhe homes,
prlvacy of Lhe homes from each oLher and from Lhe communlLy farmlng area of Lhe properLy, and
ensurlng LhaL Lhe 3 homes have a mlnlmal lmpacL on Lhe amounL of land avallable for farmlng use.
We chose Lo clusLer Lhe 3 homes along a bank aL Lhe fronL parL of Lhe properLy whlch faces easL (vlew Lo
Lhe ocean) and curves Lowards Lhe souLh (besL sun exposure). 1hls addressed Lhe prlvacy concern
because we could angle each of Lhe 3 homes progresslvely more Lowards Lhe souLh ensurlng LhaL each
home had good sun exposure and LhaL Lhe maln wlndows, deck and paLlo spaces were angled away
from each oLher. 1he 3 homes have a mlnlmal lmpacL on Lhe communlLy farmlng area for 2 reasons.
Cne because Lhe homes are locaLed on whaL ls currenLly an over grown bank. Secondly because each of
Lhe Lhree 2 1/2 sLory homes has a very small 730 square fooL fooLprlnL. ueslgnlng Lhe 3 homes so LhaL
Lhey have a small fooLprlnL and so LhaL a large porLlon of Lhe square fooLage (330 square feeL) ls
lncorporaLed ln wlLh Lhe roof makes Lhese homes very cosL effecLlve. 1he layouL of Lhe 3 homes can
easlly be modlfled Lo sulL each owners needs whlle malnLalnlng Lhe same sLrucLure and slze. 8ulldlng
Lhe 3 slmllar homes aL Lhe same Llme would furLher reduce cosLs. As well Lhe more Lhe owners are
lnvolved ln Lhe flnlshlng sLage of consLrucLlon Lhe more lnexpenslve Lhe homes wlll be Lo bulld.
We have deslgned Lhe homes Lo be bullL uslng SlS panels for all Lhe exLerlor walls (see SmarL larm
Pome 8ulldlng SysLem Comparlson near Lhe end of Lhls documenL) as well as lncorporaLlng radlanL floor
heaLlng on Lhe maln and lower floors. 1he SlS panel walls wlll ensure Lhe homes are well lnsulaLed
whlle Lhe radlanL floor heaLlng wlll provlde Lhe mosL efflclenL heaLlng sysLem. 8adlanL floor heaLlng
makes lL ls posslble Lo keep Lhe alr LemperaLure lower Lhan normal whlle allowlng people Lo feel equally
comforLable because heaL ls radlaLlng Lowards Lhem. lnsLalllng a geoLhermal ground loop would be
ldeal for furLher mlnlmlzlng on golng heaLlng cosLs Lhough Lhey have a hlgh up fronL cosL.

CASE STUDY # 1


CASE STUDY # 1


CASE STUDY # 1


Legal Assessment

1hls properLy ls currenLly owned by Chad Pershler, hls spouse Sandy, and Pershfam lnvesLmenLs. Chad
and Sandy each own a x lnLeresL ln Lhe properLy as [olnL LenanLs, whlle Pershfam owns a x lnLeresL as a
LenanL ln common. Lach owner has Lhe rlghL Lo sell or asslgn Lhelr own lnLeresL ln Lhe properLy. 1here
are no encumbrances, such as llens or use resLrlcLlons on Lhe properLy. Powever, Lhere ls an ouLsLandlng
morLgage, and a sLaLuLory rlghL of way for 8C Pydro along Lhe power llne. Were Lhe owners Lo
reconflgure ownershlp ln such a way LhaL Lhe properLy was held by a LrusL, socleLy, or co-op, all owners
would have Lo agree Lo such a change. lL would also be advlsable for Lhe enLlre properLy Lo be owned by
a slngle enLlLy before any subdlvlslon occurs.
1he owners are lnLeresLed ln creaLlng a 4-share bare land sLraLa on Lhe properLy. 1hree dwelllngs on Lhe
properLy would house sLraLa owner famllles, whlle Lhe fourLh owner would be Lhe ueer Crosslng Lhe ArL
larm SocleLy. 1he dwelllngs would be locaLed aL Lhe fronL end of Lhe properLy, whlle Lhe farmland, and
arL farm relaLed bulldlngs would be spread ouL behlnd Lhem. 1he resL of Lhe land (foresL, Lralls,
drlveways and gardens would be commonly owned. 1he farm properLy would be used for farmlng and
communlLy evenL programmlng, whlle Lhe dwelllngs would remaln for prlvaLe use. 1he Lhree famllles
would elLher conLrlbuLe an agreed number of labour hours per year Lo Lhe common land or pay a
monLhly fee Lo Lhe sLraLa or Lhe SocleLy, whlle Lhe SocleLy managed and operaLed Lhe properLy as a
whole.
Clven Lhe sLaLed lnLenLlon Lo bulld a resldence LhaL accommodaLes 3 famlly unlLs, rezonlng would llkely
be requlred. 8ezonlng would also be requlred Lo allow for commerclal sales beyond agrlculLure on Lhe
properLy.
A co-op or a slmple subdlvlslon and sale of Lhe subdlvlded parcel Lo an approprlaLe buyer would be
oLher posslblllLles for developlng Lhls properLy, buL are probably less llkely Lhan Lhe sLraLa Lo achleve Lhe
owners' vlslon.
CASE STUDY # 1


Feasibility Assessment

SLorvold 8oad larm ls Lhe slLe of Lhe currenL ueer Crosslng Lhe ArL larm non-proflL wlLh Lhe key
acLlvlLles balanced beLween core farmlng operaLlons and a slgnlflcanL communlLy and evenL programlng
componenL. Core planned farmlng acLlvlLles lnclude annual agrlculLural crops, modesL anlmal husbandry
and relaLed food producLs operaLlons and poLenLlal for longer Lerm Lree frulL producLlon. 1he farmlng
acLlvlLles generaLe a modesL level of lncome, buL provlde Lhe conLexL for Lhe educaLlon, programmlng
and evenLs acLlvlLles, whlch generaLe Lhe llon's share of Lhe LoLal revenue aL Lhe farm.
Cn Lhe budgeL forecasL whlch follows, Lhls operaLlon demonsLraLes a robusL budgeL of revenues and
expenses Lo cover Lhe cosLs assoclaLed wlLh Lhe varlous Lypes of acLlvlLles whlch generaLes a poslLlve neL
conLrlbuLlon once Lhe lnlLlal Lwo years of growLh have been accompllshed. uurlng LhaL Llme,
consLrucLlon of 3 resldenLlal homes on Lhe properLy ls planned. ln order Lo susLaln a sLrong level of
affordablllLy, Lhe homes are planned Lo be of modesL flnlshlng Lo conLaln cosLs and reLaln a selllng prlce
below $400,000. roceeds from Lhe sale of Lhe 3 homes are allocaLed Lo reLlrlng Lhe house consLrucLlon
loan and Lo parLlally paylng back Lhe ouLsLandlng morLgage debL on Lhe farm. SLrong cash flows ln laLer
years allows for addlLlonal morLgage paymenLs Lo fully reLlre Lhls loan by year 9.
1hls proposal conLalns a more slgnlflcanL lnvesLmenL up fronL Lo develop Lhe properLy and lLs faclllLles.
1hls ls belng done Lo bulld ouL Lhe requlred faclllLles Lo conducL much of Lhe educaLlon and
programmlng acLlvlLles. lnlLlal lnvesLmenLs ln Lhese faclllLles are prlmarlly funded by larm Loans wlLh
repaymenL of Lhese loans over a 10-year amorLlzaLlon. 1he sLronger revenues from growlng Lhe
educaLlon and ouLreach componenL as well as lncreaslng farm revenues over Llme allow sufflclenL cash
flow Lo meeL Lhe debL repaymenL requlremenLs over Lhe llfe of Lhe loan. 1hls approach Lo leveraglng
Lhe properLy and puLLlng addlLlonal acreage lnLo agrlculLural producLlon appears Lo be well sulLed Lo Lhls
slLe and lLs currenL owners and demonsLraLes long-Lerm susLalnablllLy for Lhe properLy.

CASE STUDY # 1


Smart Farm Operations Model Annual Prod Increase 10% 10% 5% 3%
Storvold Road Farm Programming/Rental Increase 2% 3% 2% 1%
Annual Price Inflation 2% 2% 2% 2%
Annual Cost Inflation 3% 2% 4% 1%
Opening Year 1 Year 2 Year 3 Year 4 Year 5
Sources of Cash
Revenues
Direct to Consumer
Annual Crops 21,595 24,230 27,186 29,116 30,589
Animal Products 0 0 52,353 58,740 65,906
Education/Outreach/Events 470,000 488,988 513,731 534,486 550,627
Facility Space Rental 20,000 20,808 21,861 22,744 23,431
Wholesale
Annual Crops 5,729 6,428 7,212 7,724 8,115
Animal Products 12,348 13,225 13,894
Education/Outreach/Events 0 0 0 0 0
Total Revenues 0 517,324 540,454 634,690 666,034 692,562
Direct Production Expenses
Agricultural Crops 4,791 4,935 5,033 5,235 5,287
Animal products 11,444 11,787 12,023 12,504 12,629
Education/Outreach/Events expenses 234,500 241,535 246,366 256,220 258,783
Facility Space expenses 0 0 0 0 0
Total Direct Expenses 0 250,735 258,257 263,422 273,959 276,699
Gross Contribution from Operations 0 266,589 282,196 371,268 392,075 415,864
Farm Expenses
Total Production Wages 256,274 263,963 269,242 280,011 282,812
Management Wages 40,000 20,000 20,600 21,012 21,852 22,071
General & Administrative 10,000 6,000 6,180 6,304 6,556 6,621
Farm Supplies 5,000 5,150 5,253 5,463 5,518
Marketing 10,000 20,000 20,600 21,012 21,852 22,071
Vehicle Expenses 5,000 5,150 5,253 5,463 5,518
Repair & Maintenance 2,000 2,060 2,101 2,185 2,207
Insurance 5,000 5,150 5,253 5,463 5,518
Utilities 2,600 2,678 2,732 2,841 2,869
Strata Fees on Common Property 1,200 1,236 1,261 1,311 1,324
Total Farm Expenses 60,000 323,074 332,767 339,422 352,999 356,529
Net Contribution from Operations -60,000 -56,485 -50,570 31,846 39,077 59,335
CASE STUDY # 1


Storvold Road Farm Programming/Rental Increase 2% 3% 2% 1%
Annual Price Inflation 2% 2% 2% 2%
Net Contribution from Operations -60,000 -56,485 -50,570 31,846 39,077 59,335
Capital Contributions
Farm Loans 90,000 90,000
Farm Operation Equity 250,000
Farm Grants 60,000
Home Purchase #1 375,000
Farm Mortgage 300,000 -150,000
Home Construction financing (incl int) 810,000 -810,000
Total Capital Contributions 700,000 900,000 165,000 0 0 0
Total sources of cash 640,000 843,515 114,430 31,846 39,077 59,335
Uses of cash
Capital Costs
House and Building Costs
Farm Purchase 575,000
Home #1 Construction Costs 260,000
Farm Buildings Costs 30,000
Farm Operations Costs
Facilities Construction 11,000 19,600
Farming Equipment Purchase 14,600 35,000
Plant Supplies 2,500
Livestock Purchase 0 1,000
Total Capital Cost 633,100 780,000 55,600 0 0 0
Financing costs
Loan Payments (loan #1) 0 11,455 11,455 11,455 11,455 11,455
Loan Payments (loan #2) 0 0 11,455 11,455 11,455 11,455
loan interest rate 5.00%
Mortgage Payments 0 21,045 21,045 10,523 10,523 10,523
mortgage interest rate 5.00%
Construction Financing Costs (int. only) 7.00% 28,350 0 0 0 0
Farm Equity Returns
Total Financing costs 0 60,850 43,956 33,433 33,433 33,433
Total Uses of Cash 633,100 840,850 99,556 33,433 33,433 33,433
Increase (decrease) in cash flow 6,900 2,664 14,874 -1,586 5,644 25,902
Opening cash position 0 6,900 9,564 24,439 22,852 28,496
Closing cash position 6,900 9,564 24,439 22,852 28,496 54,398
CASE STUDY # 1


CASE STUDY # 2
KING RD, ELPHINSTONE


FARM PLAN

SI1L DLSCkI1ICN
1he farm plan for 249 klng 8d ls focused on blueberry producLlon. 8ees for honey producLlon may be
added aL laLer daLes.
A recLangle-shaped properLy, approxlmaLely 3.0 acres, zonlng 8u1 ln LlecLoral Area L. 1he slLe ls
relaLlvely flaL wlLh some mlld undulaLlons. Solls appear Lo have good Lo moderaLe capablllLy for
agrlculLure. Some sLonlness and dralnage-relaLed llmlLaLlons are expecLed. 1he ma[orlLy of Lhe slLe ls
heavlly Lreed and vegeLaLed, Lherefore sun exposure may also be a crop llmlLaLlon unless some
vegeLaLlon ls removed. 1here ls a drlveway and parklng area locaLed approxlmaLely mldway along Lhe
easLern properLy boundary. naLural creeks and marshy areas exlsL LhroughouL, parLlcularly ln Lhe
norLhwesL porLlon of Lhe slLe and along Lhe wesLern properLy boundary.
IAkM VISICN
1he vlslon for Lhls farm lncluded focuslng on one crop Lo maxlmlze economles of scale. LlvesLock were
noL lncluded.
CkC LAN
ApproxlmaLely 1.3 acres of land ln organlc blueberry producLlon.
lrulL and nuL Lrees wlll be lncluded for addlLlonal revenue.
ASSUM1ICNS
oLenLlal revenues for Lhe farm ln Lhe flrsL year or Lwo are provlded and lnclude Lhe followlng
assumpLlons:
1he blueberry bushes LhaL are planLed are maLure and produce berrles rlghL away.
8evenue esLlmaLes are meanL Lo provlde an overall plcLure of poLenLlal revenue only. lL ls
posslble LhaL poor ylelds due Lo young blueberry bushes ln Lhe flrsL 2-3 years may resulL ln
lower Lhan anLlclpaLed revenues.
Assumes LhaL 60 of Lhe yleld wlll be sold dlrecL markeL (farm gaLe, farmers markeL, or CSA)
and LhaL 40 wlll be sold wholesale Lo local reLallers.
A hlgh level of horLlculLural Lralnlng and skllls are requlred Lo ensure hlgh quallLy and hlgh
yleld.
Cood slLe selecLlon and preparaLlon wlll be requlred, especlally Lo ensure LhaL Lhe correcL
soll pP ls achleved as blueberry planLs requlre sllghLly acldlc solls.
arLlcular care wlll need Lo be pald Lo planL healLh lf organlc prlnclples are followed.
8lueberrles are suscepLlble Lo fungal, vlral, and bacLerlal lnfecLlons.
1he calculaLlons are hlgh level and would requlre furLher analysls aL Lhe Llme of farm
developmenL Lo ensure accuracy.
Poney producLlon ln Lhe longer Lerm are noL lncluded ln Lhese lnlLlal revenue calculaLlons.
CASE STUDY # 2


CaplLal lnvesLmenL esLlmaLes capLure one-Llme cosLs and do noL lnclude ongolng
malnLenance and/or labour expenses.

|ot # S|ze
(m2)
S|ze
(acres)
Crop opt|ons L|vestock
opt|ons
Ienc|ng
requ|rements
1 2,800 0.70 Blueberries N/A Electric
2 2,800 0.70 Blueberries N/A Electric
3 1,400 0.35 Big leaf maple stand N/A N/A
4 5,000 1.23 Edible forest products:
mushrooms, wild berries.
N/A N/A
Red circles N/A N/A Fruit and nut trees N/A Electric
Hoophouse 128 x 2 0.03 x 2 Extension of growing
season for starters,
tomatoes, cucumbers
N/A None
Bees N/A N/A N/A N/A Electric

CASE STUDY # 2


8|ueberry y|e|d est|mates (assumes mature p|ants
are used for estab||shment).
roposed area (acres) 1.4
number of planLs/acre: 1400
?leld/acre (lbs) 12600
?leld/planL (lbs): 9
LxpecLed # planLs: 1960
LxpecLed yleld (lbs): 17640

LS1IMA1LD CCS1S AND kLVLNULS ICk 1.4 ACkLS CI 8LUL8Lkk kCDUC1ICN

market ty r|ce Va|ue 1ota|
kevenue Wholesale 40 7036 $2.80 $19,737
ulrecL markeL 60 10384 $4.30 $47,628
1ota| Gross kevenue

567,384
D|rect Costs per acre acres
ComposL (yd3) 23 1.4 33 $43 $1,373

Genera| Costs
luel (L) 33 1.4 77 $1.40 $108
8epalrs & MalnLenance 1 1.4 1.4 $123 $173
lnLegraLed esL MgmL 1 1.4 1.4 $100 $140
8lrd/anlmal conLrol 1 1.4 1.4 $230 $330
Plves 3 1.4 4.2 $63 $273

1ransportat|on 1ruck (per load) 4 1.4 3.6 $80 $448
urlver (per load) 4 1.4 3.6 $36 $202
luel (per load) 20 1.4 28.0 $3.00 $140
ackaglng (carLons) 1043 1.4 1460.2 $1.00 $1,460

Labour Machlne labour (per hr) 24 1.4 33.6 $18.00 $603
ParvesLlng (lb raLe) 12600 1.4 17640 $0.60 $10,384

1ota| costs

$16,039

1ota| Net kevenue

5S1,32S


Designs

1he maln concepL here ls Lo provlde a lower cosL developmenL opporLunlLy cenLred around a
communlLy farm. 1he LlphlnsLone CC has Lhls properLy ln a comprehenslve developmenL permlL
clusLer houslng area. (See secLlon 8 3.1.3 of Lhe LlphlnsLone CC). 1hls essenLlally means Lhe properLy ls
flagged Lo be subdlvlded lnLo smaller 1000 sq.m. loLs wlLh 30 of Lhe LoLal land Lo be dedlcaLed as a
park or proLecLed publlcly accesslble open space. 1he maxlmum number of loLs would be 10 under Lhe
CC developmenL permlL area here, mosL llkely less wlLh requlred roadways dependlng on developmenL
layouL.
WhaL l have shown ls a 6 loL developmenL deslgned as a bare land sLraLa of Lhe norLh half of Lhe
properLy, glvlng some prlvaLe land Lo each home owner and shared land around Lhe drlveway area.
1hey would also have some agreed upon communlLy lnLeresL ln Lhe farmlng half of Lhe properLy.
erhaps as careLakers of Lhe communlLy garden, weLland sepLlc area, publlc paLhs and herlLage guesL
house ln exchange for proflLable use of Lhe farm (blueberry fleld, bees, hoophouses).
As menLloned, Lhe lower half of Lhe properLy would be a publlc space wlLh paLhways, a communlLy
garden LhaL people from Lhe larger communlLy could use and a herlLage guesL house LhaL could be a sorL
of 8&8 for people comlng Lo be lnvolved ln Lhe communlLy garden or for guesLs of Lhe proposed owners.
A proflLable farm would be avallable Lo Lhe communlLy ln Lhe upper half of Lhe properLy and Lhe
weLland sepLlc sysLem would be boLh Lhe sepLlc sysLem for Lhe 6 house developmenL and a publlc
demonsLraLlon pro[ecL for Lhe SC8u. A safe space Lo LesL ouL Lhe effecLlveness of weLland sepLlc
sysLems ln our cllmaLe.

Legal Assessment

AlLhough Lhe currenL owner of Lhls properLy ls noL lnvolved ln Lhe SmarL larm pro[ecL, Lhe properLy ls
well slLuaLed Lo provlde an example of Lhe poLenLlal Lhe SmarL larm sysLem can offer developers. 1he
properLy ls ln Comprehenslve uevelopmenL ClusLer Pouslng Area 4 under Lhe LlphlnsLone CC, whlch
could allow for subdlvlslon creaLlng smaller parcels, provlded LhaL 30 of Lhe subdlvlslon's gross area ls
dedlcaLed as a park or proLecLed as a publlcly accesslble space wlLh a covenanL and sLaLuLory rlghL of
way. 1hls means LhaL such dense subdlvlslon wlll be allowed on Lhe condlLlon LhaL Lhe owners
essenLlally make half of Lhe properLy lnLo a publlc park or paLh. lL does noL appear LhaL Lhls would open
Lhe remalnlng 30 up Lo be farmed or oLherwlse used for Lhe owners' own purposes, alLhough a
communlLy garden model could be suggesLed Lo Lhe local governmenL.
A developer could esLabllsh a bare land sLraLa on Lhe properLy, markeLlng Lhe developmenL and Lhe
unlLs for sale Lo famllles lnLeresLed ln farmlng. Sub[ecL Lo local governmenL approval, Lhe developer
could Lhen consLrucL a garden or farm on Lhe remalnlng 30 of Lhe properLy. 1he currenL SmarL larm
CASE STUDY # 2

CASE STUDY # 2


vlslon for Lhls properLy would lnclude a ubllc SusLalnable uemonsLraLlon ro[ecL on LhaL 30, wlLh a
herlLage farm coLLage and oLher communlLy orlenLed pro[ecLs.


1he klng 8oad farm slLe has adopLed a dlfferenL formaL Lhan Lhe oLhers Lo shlfL Lhe land lnLo acLlve
agrlculLure. 1he focus on Lhls slLe wlll be Lo allow for 6 affordable resldenLlal unlLs Lo be consLrucLed
and sold Lo famllles. 1he economlcs of Lhe land purchase and developmenL wlll cover Lhe acqulslLlon
cosLs of Lhe slLe, whlch allows for approxlmaLely 3 of Lhe 3 acres Lo be preserved for agrlculLure
purposes. Approval of Lhe lncreased number of resldenLlal unlLs would be condlLlonal on Lhe
agrlculLural porLlons of Lhe slLe belng Lransferred Lo a Land 1rusL or slmllar communlLy-based
organlzaLlon aL no cosL for long-Lerm ownershlp and agrlculLural managemenL. 1he feaslblllLy
assessmenL for Lhls slLe Lherefore encompasses boLh feaslblllLy of Lhe real esLaLe developmenL and Lhe
feaslblllLy of ongolng agrlculLural acLlvlLles.
ln Lhe budgeL forecasL, whlch follows, prlmary agrlculLural acLlvlLles lnvolve planLlng and harvesLlng of
organlc blueberrles and Lhe budgeL worksheeL demonsLraLes Lhe lmpacL of sales and expenses relaLed Lo
blueberry producLlon. Clven LhaL consLrucLlon wlll occur on Lhe slLe Lo bulld Lhe resldenLlal homes and
Lhere ls Lhe need Lo prepare for and planL Lhe blueberrles, revenues ln Lhe worksheeL commence ln year
2 of operaLlons. Cnce ln place, blueberry producLlon appears Lo be a sLrong revenue generaLor and
provldes sufflclenL resources Lo cover modesL culLlvaLlon and harvesLlng cosLs, as well as supporLlng an
esLlmaLe of managemenL wages and general farm cosLs.
An lnlLlal lnvesLmenL Lo purchase Lhe 2000 blueberry planLs ($20,000) and some needed equlpmenL
($3,000) ls lncluded as an upfronL caplLal lnvesLmenL relaLed Lo Lhe farmlng operaLlon. ln order Lo fund
Lhese expendlLures and Lo cover sLarL up wages and farm cosLs ln Lhe lnlLlal year of operaLlon, a
comblnaLlon of granLs ($20,000) and a loan for Lhe farm ($40,000) has been lncluded. 8epaymenL of Lhe
loan over 10 years ls lncluded ln Lhe annual cash flow of Lhe farm. Clven Lhls seL of assumpLlons, Lhe
long Lerm farmlng aspecL of Lhls slLe appears Lo be vlable. As agrlculLural producLlon ls varlable year Lo
year, a marked reducLlon of 30 ln producLlon volume has been lmposed ln year 3. 1hls demonsLraLes
LhaL even wlLh a poor crop yleld ln a glven year, baslc farm cosLs are covered and Lhe dlp can be
absorbed lnLo long-Lerm flnanclal susLalnablllLy.
1urnlng Lo Lhe resldenLlal home developmenL opporLunlLy on Lhe slLe, Lhe lmpacL and cosLs of Lhls are
recorded ln Lhe lower secLlons of Lhe flnanclal worksheeL. 1he key quesLlon here ls wheLher Lhe
developmenL wlll feaslbly cover Lhe full acqulslLlon cosL of Lhe slLe, Lhereby releaslng a large porLlon of
Lhe slLe lnLo permanenL communlLy-owned acLlve agrlculLure. A crlLlcal facLor of Lhe proposal ls Lo
lncrease Lhe permlLLed number of resldenLlal unlLs on Lhe properLy ln order Lo acLlvaLe long-Lerm
agrlculLural acLlvlLles. CurrenL markeL value of Lhe land reflecLs Lhe exlsLlng resLrlcLlon on mulLlple
dwelllngs, however by lncreaslng Lhe number of resldenLlal unlLs, lndlvldual land value for each unlL ls
CASE STUDY # 2


slgnlflcanLly enhanced. 1he cosL esLlmaLes conLalned ln Lhe feaslblllLy analysls aLLrlbuLe 1/6
Lh
of Lhe land
cosL Lo each of Lhe resldenLlal unlLs. 1hls, LogeLher wlLh a slLe developmenL allowance and a modesL
bulldlng consLrucLlon cosL of $160/sq fL for each of Lhe 1800 sq fL homes, resulLs ln a reasonable
consLrucLlon cosL for an affordable home purchase prlce of $402,300.
AL Lhls selllng prlce, Lhe developer of Lhe resldenLlal homes ls provlded a 13 annuallzed reLurn on hls
lnvesLmenL, when a reasonable level of consLrucLlon debL ls used and repald on sale of Lhe homes. 1he
agrlculLural land componenL would be segregaLed from Lhe bulldlng slLes ln Lhe developmenL process
and Lhe farmlng acLlvlLles are planned Lo commence wlLh revenue generaLe ln year 2 of Lhe pro[ecL.
Clven Lhese assumpLlons, Lhe proposal Lo move forward wlLh Lhe resldenLlal home developmenL and Lo
glfL a slgnlflcanL porLlon of Lhe land lnLo agrlculLural producLlon appears achlevable.
CASE STUDY # 2


Smart Farm Operations Model Annual Prod Increase 10% 10% 5% -30%
King Road Farm Annual Price Inflation 2% 2% 2% 2%
Sources of Cash
Revenues
Direct to Consumer
Annual Crops 47,628 53,439 57,233 40,864
Animal Products 0 0 0 0
Tree Fruit Production 0 0 0 0
Other 0 0 0 0
Wholesale
Annual Crops 19,757 22,167 23,741 16,951
Tree Fruit Production 0 0 0 0
Other 0 0 0 0
Total Revenues 0 0 67,385 75,606 80,974 57,815
Agricultural Crops 4,871 4,968 5,167 5,219
Treefruit production 0 0 0 0
Other Products 0 0 0 0
Total Direct Expenses 0 0 4,871 4,968 5,167 5,219
Gross Contribution from Operations 0 0 62,514 70,638 75,807 52,597
Farm Expenses
Total Production Wages 11,189 11,413 11,869 11,988
Management Wages 30,000 30,900 31,518 32,779 33,107
General & Administrative 0 0 0 0
Farm Supplies 1,500 1,545 1,576 1,639 1,655
Staff Training 2,000 2,040 2,122 2,143
Vehicle Expenses 0 0 0 0
Insurance 1,200 1,236 1,261 1,311 1,324
Utilities 0 0 0 0
Other Expenses 0 0 0 0
Total Farm Expenses 0 32,700 46,870 47,807 49,720 50,217
Net Contribution from Operations 0 -32,700 15,644 22,830 26,087 2,380


King Road Farm Annual Price Inflation 2% 2% 2% 2%
Net Contribution from Operations 0 -32,700 15,644 22,830 26,087 2,380
Farm Loans 40,000
Farm Grant 20,000
Home Sale #1 402,500
Developer Equity 350,000 335,000
Home Construction financing (incl int) 1,600,000 -1,600,000
Total Capital Contributions 410,000 1,935,000 815,000 0 0 0
Total sources of cash 410,000 1,902,300 830,644 22,830 26,087 2,380
Uses of cash
Capital Costs
Site Development and Construction
Farm Purchase 350,000
Site Development costs 150,000
Facilities Construction 0
Farming Equipment Purchase 5,000
Plant Supplies 20,000
Livestock Purchase 0
Total Capital Cost 375,000 1,878,000 0 0 0 0
Financing costs
LoanPayments 0 5,091 5,091 5,091 5,091 5,091
Construction Financing Costs (int. only) 7.00% 56,000 0 0 0 0
Developer Equity Returns 814,240
Total Uses of Cash 375,000 1,939,091 819,331 5,091 5,091 5,091
Increase (decrease) in net project cash flows 35,000 -36,791 11,313 17,739 20,996 -2,712
Opening cash position 0 35,000 -1,791 9,522 27,260 48,256
Closing cash position 35,000 -1,791 9,522 27,260 48,256 45,545


CASE STUDY # 3
LOWER RD, ROBERTS CREEK


Farm Plan
SI1L DLSCkI1ICN
A recLangle-shaped properLy, approxlmaLely 3.0 acres, zonlng 82 ln LlecLoral Area u. 1he slLe slopes
moderaLely from norLh Lo souLh. Solls appear Lo have moderaLe capablllLy for agrlculLure. Some
sLonlness and slope-relaLed llmlLaLlons are expecLed. 1he ma[orlLy of Lhe slLe ls heavlly Lreed and
vegeLaLed, Lherefore sun exposure may also be a crop llmlLaLlon unless some vegeLaLlon ls removed.
1here are several bulldlngs on slLe buL all Lhe fooLprlnLs are relaLlvely small. naLural creeks exlsL
LhroughouL and a pond ls slLuaLed ln Lhe souLhwesL area of Lhe slLe.
IAkM VISICN
1he vlslon for Lhls farm lncluded worklng wlLh Lhe exlsLlng properLy feaLures Lo creaLe a plan LhaL would
lncorporaLe wlldcrafLlng and naLlve planL producLlon. Small-scale llvesLock producLlon, such as layer
hens and 2 or 3 plgs were lncluded ln Lhe vlslon. 1he overall goal ls Lo leave a mlnlmal lmpacL on Lhe
land.
CkC LAN
ApproxlmaLely one acre of land ln producLlon for organlc mlxed herb (basll, dlll, mlnL, parsley)
producLlon.
1esL ploL for deLermlnlng producLlon feaslblllLy of dlfferenL vegeLables and hops.
23 laylng hens for egg producLlon.
2 or 3 plgs may be added afLer Lhe lnlLlal farm ls esLabllshed.
lrulL and nuL Lrees wlll be lncluded for addlLlonal revenue.
uue Lo Lhe large area requlred for mushroom collecLlng Lo be flnanclally feaslble wlldcrafLlng
was ruled ouL aL Lhls lnlLlal sLage as a revenue-generaLlng opporLunlLy.
ASSUM1ICNS:

1he producLlon unlL ls a mulLl-acre properLy wlLh [usL over one acre of land ln producLlon as well
as a 3,000 square feeL greenhouse.
1he currenL landowner wlshes Lo allocaLe Lhe growlng area Lo LesLlng Lhe vlablllLy of varlous
vegeLable and herb crops, lncludlng hops, whlch wlll be harvesLed elLher ln or ouL of season
based upon when Lhey are planLed.
lor slmpllclLy, Lhls farm plan and revenue calculaLlons have been developed wlLh a focus on
growlng mlxed herb crops LhroughouL Lhe producLlon areas (e.g. basll, parsley, mlnL, Lhyme and
dlll).
WlldcrafLlng, such as mushroom plcklng, may Lake place on Lhe 0.73 acres of foresLed land.
LsLlmaLes are provlded regardlng prlces for chanLerelles.
Lggs wlll be produced by approxlmaLely 23 laylng hens.
1he greenhouse bulldlng, whlch wlll be aLLached Lhe maln llvlng bulldlng, can be used Lo sLarL
seedllng producLlon earller ln Lhe season, grow seedllngs for ouL of season/shoulder season, or
grow a wlnLer crop lf deslred.
CASE STUDY # 3


Wage raLe for plcklng and producLlon labour ls 12.00 $/hr. Wages are based on local labour
markeL raLes.
Crganlc pracLlces are assumed Lo be employed. 1herefore, aparL from composL Lo enrlch soll, no
flgures for purchase of chemlcal lnpuLs (ferLlllzers, funglcldes, lnsecLlcldes, eLc. are provlded).
lrulL and nuL Lrees may be planLed for addlLlonal revenues. 8ee colonles may also be lncluded.
Powever due Lo Lhe longer Lerm ln whlch orchard frulL, nuLs, and/or honey may be culLlvaLed
and sold, Lhe revenues esLlmaLes are noL lncluded ln Lhls prellmlnary shorL Lerm farm plan.
Small-scale llvesLock, such as plgs, goaLs, or broller chlckens should be added Lo Lhe farm
acLlvlLles once Lhe crop culLlvaLlon ls fully esLabllshed (afLer abouL 2 growlng seasons).

CASE STUDY # 3


|ot Labe| S|ze
(m2)
S|ze
(ft2)
S|ze
(acres)
Crop opt|ons L|vestock opt|ons Ienc|ng
requ|rements
1 1,300 16,000 0.40 Mlxed herbs n/A LlecLrlc
2 1,000 10,700 0.23 Mlxed herbs n/A LlecLrlc
3 460 3,000 0.11 Crchard: frulL and nuL
Lrees
Chlckens (for meaL)
or goaLs (meaL and
cheese)
LlecLrlc
4 400 4,300 0.10 Mlxed herbs n/A LlecLrlc
3 880 9,300 0.22 Crchard: frulL and nuL
Lrees
lgs (3 or 4, small-
scale)
LlecLrlc
6 n/A n/A n/A n/A Chlckens (layers):
Lree henhouse
LlecLrlc
7 973 10,300 0.24 Mlxed herbs n/A LlecLrlc
8 3,000 32,000 0.73 Ldlble foresL producLs:
mushrooms, wlld
berrles.
n/A none
Poophouse 128 1,400 0.03 LxLenslon of growlng
season and sLarLers
n/A none
8ee colonles n/A n/A n/A LlecLrlc
kLVLNUL LS1IMA1LS ASSUM1ICNS MIkLD nLk8S
MarkeL value prlces for organlcally-grown fresh herbs are:
o $1.23/oz or $20/lb wholesale
o $2.00/oz or $32/lb dlrecL markeL
?lelds are hlgh based on several roLaLlons of crop producLlon per year.
lor Lhe purpose of Lhese calculaLlons a conservaLlve esLlmaLe of 2,000 lbs/acre of fresh herbs ls
used. 1hls may be lncreased over Llme as farm acLlvlLles become more efflclenL and sLreamllned.
1he mosL expenslve componenL of herb producLlon ls Lhe labour assoclaLed wlLh harvesLlng Lhe
crop.
Perb harvesLlng labour ls esLlmaLed aL 0.3 hrs/lb and $12/hr.

M|xed nerbs

1oLal acres 1

1oLal yleld
(lb/acre) 2000

market ty (|b) r|ce]|b Va|ue 1ota|
kevenue Wholesale 40 800 $20.00 $16,000
ulrecL markeL 60 1200 $32.00 $38,400
1ota| Gross kev 5S4,400
D|rect Costs per acre acres
ComposL (yd3) 23 1 23 $43 $1,123

CASE STUDY # 3


Genera| Costs
luel (L) 33 1 33 $1.4 $77
8epalrs & MalnLenance 1 1 1 $123 $123
lnLegraLed esL MgmL 1 1 1 $300 $300
8lrd/anlmal conLrol 1 1 1 $230 $230
Plves 3 1 3 $63 $193

1ransportat|on 1ruck dellverles (loads) 20 1 20 $80 $1,600
urlver (loads) 20 1 20 $36 $720
luel (loads) 20 1 20 $3 $100

ackaglng (clamshell
carLons for wholesale) 12800 0.1 1280 $1 $1,280

Labour Machlne labour (per hr) 24 1.4 33.6 $18 $603
ParvesLlng (hrs) 1000 1 1000 $12 $12,000

1ota| costs 518,377
1ota| Net kev 536,023

MUSnkCCM nAkVLS1ING (NCN-1IM8Lk ICkLS1 kCDUC1S)
A prellmlnary overvlew of Lhe research Lo daLe lndlcaLes LhaL Lhe properLy slLe aL 2930 Lower 8d may
noL be large enough Lo supporL lncome relaLed Lo Lhe harvesL and sale of mushrooms. lor example, Lhe
average markeL value prlces for fresh chanLerelles are approxlmaLely $3.00/lb and 1 acre of foresL can
produce approxlmaLely 3 lbs of chanLerelles every 2-3 weeks from !une Lo CcLober for a LoLal yleld of
approxlmaLely 40-30lbs. AL $3/lb Lhls only equaLes Lo $200-$230 per year. Powever, lf mulLlple
mushroom Lypes are found on slLe and ylelds appear Lo be relaLlvely hlgh Lhen Lhe Loplc may be
revlewed agaln, and harvesLlng may be worLhwhlle for sales aL Lhe farm gaLe aL raLes of approxlmaLely
$8/lb or hlgher lf Lhe local markeL dlcLaLes.
lor a good overvlew of Lhe chanLerelle mushroom lndusLry ln coasLal 8C refer Lo:
Lhlers, 1. and 1. Pobby. 2010. 1he chanLerelle harvesL on norLhern vancouver lsland, 8C: lacLors
relaLlng Lo successful commerclal developmenL. LxLenslon noLe. !ournal of LcosysLems and
ManagemenL. 11(1&2):72-83. bttp.//jem.fottex.otq/loJex.pbp/jem/ottlcle/vlew/55/25


LGG kCDUC1ICN
Chicken eggs

Notes
Number of chickens 25
Egg production
(eggs/chicken/week) 4

Egg production (dozens/week) 8

Eggs yield (dozens/year) 433.3

Revenues
%
market
Yield
(doz)
Price
($/doz) Revenue

Direct Market 100% 433.3 $5.00 $2,167

Total Gross Revenue

$2,167

Direct Expenses units

Price
($/unit) Expense

Feed and Care

Chicken feed 15 15 $50.00 $750
Can be reduced if free
range and most dietary
needs received from
foraging
Veterinary/health 3 3 $100 $300

Collecting and packaging (hrs) 52 52 $12.00 $624

Total expenses

$1,674

Net Revenue

$493

kLSCUkCLS
nerbs (bas||)
8arnsLon lsland Perbs provldes a good small farm buslness comparlson: hLLp://www.blherbs.ca/
hLLp://www.agrlculLure.gov.sk.ca/uefaulL.aspx?un=2bfb1742-fccd-4146-a970-2c930e67c924
hLLp://www.nda.agrlc.za/docs/8rochures/roCul8asll.pdf

Non-t|mber Iorest roducts (chantere||es)
hLLp://www.buybcwlld.com/
hLLp://www.for.gov.bc.ca/hfp/publlcaLlons/00002/chapL1.hLm
hLLp://www.fao.org/docrep/A81lCLL/WlC/xll/0379-81.P1M
hLLp://wlldLrader.ca/caLegory/mushrooms/
Lhlers, 1. and 1. Pobby. 2010. 1he chanLerelle harvesL on norLhern vancouver lsland, 8C: lacLors
relaLlng Lo successful commerclal developmenL. LxLenslon noLe. !ournal of LcosysLems and
ManagemenL. 11(1&2):72-83. bttp.//jem.fottex.otq/loJex.pbp/jem/ottlcle/vlew/55/25


Designs

1he maln concepL for Lhls properLy Lo provlde slmple low cosL houslng clusLered around a farm area for
people looklng Lo llve a very slmple llfe ln Louch wlLh naLure. CurrenLly lL ls noL posslble Lo have
bedrooms LhaL are deLached from houses. WhaL l have proposed ls a cenLral communlLy house LhaL an
offlclal resldence on Lhe properLy.
lrom Lhe cenLral hub l have shown a clusLerlng of 6 deLached bedrooms and auxlllary bulldlngs for
boarders. under currenL zonlng 3 non-relaLed boarders are allowed per house so a maxlmum of 10
boarders would be allowed on Lhls properLy. 1o make sure Lhls doesn'L geL ouL of hand l would
recommend havlng Lhe deLached bedrooms counL ln Lhe allowable auxlllary bulldlng floor area. So for
Lhls loL all auxlllary bulldlngs and deLached bedrooms would be llmlLed Lo a comblned floor area of 230
m2 on 2690 sq. fL. l Lhlnk Lhls ls a greaL compromlse as Lhe more deLached bedrooms Lhe less allowable
space for oLher auxlllary uses. lor people lnLeresLed ln llvlng a slmple llfe Lhls llmlL shouldnL be a
problem aL all. ScoLL Avery and uana Wllson have ouLllned Lhelr vlslon ln a proposal called "A loresL
ALrlum" whlch can be accessed here: hLLp://www.galacrafL.com/vlllage-repalr

CASE STUDY # 3


CASE STUDY # 3


Legal Assessment

1hls properLy ls owned by ScoLL Avery. AparL from a morLgage on Lhe properLy, lL ls unencumbered. 1he
properLy ls currenLly zoned Lo allow 2 slngle-famlly dwelllngs, and may also allow guesL occupancy. 1he
plan for Lhls properLy would be Lo have a cenLral home wlLh approxlmaLely 3 sulLes around a shared
llvlng space, lncludlng a shared klLchen. 1hls may be achlevable wlLh relaLlvely llLLle change Lo Lhe
zonlng. 1he currenL zonlng appears Lo allow for 2 dwelllngs houslng up Lo 3 unrelaLed lndlvlduals each, 2
famllles under subsecLlon a), or a famlly under subsecLlon a) plus a household of up Lo 3 unrelaLed
lndlvlduals. ln addlLlon, up Lo 2 boarders are allowed. lL Lhus appears LhaL Lhe properLy ls currenLly
zoned Lo allow up Lo 12 or more lndlvlduals Lo llve Lhere.
1he plan furLher conLemplaLes sleeplng coLLages clusLered around Lhe maln dwelllng for shorL-Lerm
boarders. 1hls would poLenLlally requlre a change Lo Lhe zonlng, as Lhe 82 Zone only allows one
auxlllary dwelllng unlL" (whlch lncludes coLLages), where Lhe parcel slze exceeds 2000 square meLres. lL
ls noL clear wheLher Lhe zonlng allows for 2 slngle famlly dwelllngs as well as an auxlllary dwelllng unlL,
provlded Lhe parcel ls greaLer Lhan 3300 square meLres ln slze, or wheLher Lhe second famlly dwelllng ls
merely avallable as an addlLlonal opLlon, lnsLead of Lhe auxlllary dwelllng unlL.
lf Lhe properLy ls lnLended Lo be farmed commerclally, lL wlll requlre rezonlng Lo allow agrlculLural use. lL
would also requlre rezonlng Lo allow commerclal sales, oLher Lhan Lhose lncluded ln Lhe deflnlLlon of
agrlculLure.

CASE STUDY # 3



1he Lower 8oad farm has Lhe poLenLlal Lo slgnlflcanLly lncrease Lhe llmlLed exlsLlng farmlng operaLlons
and Lhe goal wlLh Lhe SmarL larm approach ls Lo expand and lnnovaLe ln Lhe Lype of crops and
meLhodologles used. 1he focus ls on mlxed herbs boLh ln a greenhouse seLLlng as well as ln fleld crop
planLlngs. ln Lhe followlng budgeL forecasL worksheeL, addlLlonal revenue sLreams can be seen Lo be
developed over Llme lncludlng annual home fees from small accommodaLlon bulldlngs on Lhe properLy
Lo offseL relaLed uLlllLy and malnLenance cosLs and Lhe evenLual lncluslon of Lree frulL sales ln year 4 of
Lhe forecasL. ln Lhls model a llmlLed growLh of producLlon volumes and lnflaLlon over Llme has been
applled as Lhe model ls based on a sLeady-sLaLe balance wlLh Lhe ma[orlLy of produce consumed by
famllles llvlng on Lhe properLy.
ln Lhls model, ulrecL Lo Consumer and Wholesale sales channels are replaced wlLh Lhe noLlon of Cn-
larm ConsumpLlon (consumpLlon amongsL Lhe famllles llvlng on Lhe properLy) and Lxcess roducL Sold
Cff-larm (excess producLlon volumes whlch would be markeLed Lo cusLomers ouLslde of Lhe lmmedlaLe
farm communlLy). A new revenue caLegory ls used Lo recognlze Lhe value of labour from Lhe famllles
llvlng on Lhe properLy and conLrlbuLed ln Lhe producLlon and harvesL of Lhe varlous farm producLs. 1hls
labour value ls also lncluded as an expense ln Lhe larm Wages caLegory.
1here ls an lnlLlal lnvesLmenL of ln-klnd Llme and resources ln farm lnfrasLrucLure (CreaLlve LqulLy
ConLrlbuLlons) lncurred Lo shlfL Lo mlxed herb producLlon. 1hls conLrlbuLed labour and supplles
componenL offseLs Lhe caplLal cosL of larm CperaLlons CosLs. 1hls farm scenarlo ls also supporLed by
Lhe consLrucLlon of 6 - 7 deLached bedroom spaces. 1he unlLs would be consLrucLed from local
maLerlals, ofLen recycled bulldlng maLerlals, funded by Lhe famlly movlng ln Lo use Lhe space. 1he
modesL value of Pome Cwner ConLrlbuLlons above Lhe cosL of maLerlals would go Lo Lhe land-owner
Lowards Lhe preparaLlon of Lhe slLe for Lhe bulldlng.
Annual paymenLs on Lhe exlsLlng morLgage loan are sufflclenLly covered by Lhe neL conLrlbuLlons from
farmlng operaLlons ln each year golng forward. Cn Lhe basls of Lhe lnformaLlon for Lhls scenarlo, lL
appears reasonable LhaL Lhe addlLlon of some deLached bedroom spaces wlll brlng addlLlonal famllles Lo
Lhe properLy and wlll supporL expanded and dlverse farmlng on Lhls properLy on a susLalnable basls lnLo
Lhe fuLure on a mosLly closed loop cycle of producLlon and consumpLlon of farm produce.

CASE STUDY # 3


Lower Road (Scott & Dana) Annual Price Inflation 2% 2% 2% 2%
Sources of Cash
Revenues
On-Farm Consumption
Annual Crops 12,400 13,280 13,546 14,093 14,088
Animal Products 550 589 601 625 625
Tree Fruit Production 0 0
Annual Home Fees 8,000 8,160 8,490 8,486
Excess Production Sold Off-Farm
Annual Crops 23,000 24,633 25,126 26,141 26,130
Animal Products 1,667 1,785 1,821 1,895 1,894
Home Fees 0 0 0 0
Value of On-site Contributed Labour 15,858 16,334 16,660 17,327 17,847
Total Revenues 0 53,475 64,622 65,914 68,570 69,070
Annual Crops 6,072 6,254 6,379 6,634 6,833
Animal Products 1,050 1,082 1,103 1,147 1,182
Homes - Utilities 7,250 7,395 7,691 7,922
Farm Expenses
Management Wages 0 0 0 0
Farm Supplies 800 824 840 874 900
Marketing 0 0 0 0
Insurance 1,200 1,800 1,836 1,909 1,967
Utilities 1,400 1,500 1,530 1,591 1,639
Net Contribution from Operations 0 23,490 25,865 26,382 26,957 26,208
CASE STUDY # 3


Lower Road (Scott & Dana) Annual Price Inflation 2% 2% 2% 2%
Net Contribution from Operations 0 23,490 25,865 26,382 26,957 26,208
Creative Equity Contributions 15,500
Farm Equity 325,000
Farm Grants
Home Owner Contributions #1 25,000
Farm Mortgage 175,000
Home Construction Financing
Total Capital Contributions 515,500 98,000 0 0 0 0
Uses of cash
Capital Costs
Farm Value 500,000
Farm Buildings Costs
Facilities Construction 12,450 10,000
Plant Supplies 0 330
Livestock Purchase 200
Total Capital Cost 515,250 95,330 0 0 0 0
Financing costs
Mortgage Payments 0 26,196 26,196 26,196 26,196 26,196
Construction Financing Costs (int. only) 7.00% 0
Farm Equity Returns
Total Uses of Cash 515,250 121,526 26,196 26,196 26,196 26,196
Increase (decrease) in cash flow 250 -36 -331 186 761 12
Opening cash position 0 250 214 -118 68 829
Closing cash position 250 214 -118 68 829 840
CASE STUDY # 3


CASE STUDY # 4
LOCKYER RD, ROBERTS CREEK


Farm Plan
SI1L DLSCkI1ICN
An lrregularly shaped recLangle where by Lhe mldpolnL ls Lhe narrowesL, approxlmaLely 4.3 acres, zonlng
8u1 ln LlecLoral Area u. 1he slLe ls generally flaL, wlLh one sLep-wlse slope down ln Lhe mlddle of Lhe
properLy, Lhe lowesL porLlon of Lhe properLy belng Lhe norLhwesL corner where a man-made pond ls
locaLed. Solls appear Lo be very good Lo good capablllLy for agrlculLure. Some sLonlness ls expecLed. 1he
rear quarLer of Lhe properLy ls vegeLaLed wlLh shrubs, bushes, and Lrees. 1he mlddle half ls cleared wlLh
several bulldlngs lncludlng Lhe maln home and large sLudlo. 1he fronL quarLer of Lhe properLy ls Lreed
wlLh a creek, drlveways and Lhe enLranceway. ln addlLlon Lo Lhe creek locaLed Lowards Lhe fronL of Lhe
properLy a man-made pond ls locaLed ln Lhe norLhwesL corner and dralnage dlLches are locaLed along
Lhe norLhern properLy llne.
IAkM VISICN
1he vlslon for Lhls farm plan lnvolved creaLlng a desLlnaLlon farm LhaL would lncorporaLe a reLreaL
cenLre, a producLlon area, and an opporLunlLy for creaLlvlLy Lo develop. lnsplraLlon was derlved from
value-added vegeLable chlp companles LhaL currenLly exlsL ln Lhe aclflc norLhwesL. 1here was deslre Lo
uLlllze Lhe faclllLles LhaL already exlsL on slLe (lndusLrlal klLchen) Lo maxlmlze revenue poLenLlal. A kale
chlp producLlon plan was developed.
CkC LAN
ApproxlmaLely half an acre of kale producLlon Lo be used Lo creaLe kale chlps for sale aL Lhe farm
gaLe, farmers markeLs, and local grocery sLores.
Lxpanslon of Lhe kale producLlon area ls posslble once Lhe buslness becomes esLabllshed.
AddlLlonal crops lnclude sLrawberrles and garllc for dlrecL markeL sales.
1h|s farm p|an |s compr|sed of 2 components:
hase 1: SLrawberrles, garllc, and approxlmaLely 23 laylng hens for farm gaLe sales and farmers
markeLs.
hase 2: kale producLlon for dlrecL sales and/or Lo be used for an on-slLe value-added kale chlp
buslness. 1wo hoophouses wlll be used Lo sLarL kale planLs and ensure a conLlnuous roLaLlon.
1hey may also be used Lo enhance sLrawberry producLlon or produce addlLlonal crops such as
LomaLoes and cucumbers.
ASSUM1ICNS
1hese esLlmaLes are meanL Lo provlde an overall plcLure of poLenLlal revenue only.
CosLs do noL lnclude purchaslng and replaclng chlckens.
A hlgh level of horLlculLural Lralnlng and skllls are requlred Lo ensure hlgh quallLy and hlgh yleld
(parLlcularly of sLrawberrles).
Cood slLe selecLlon and preparaLlon wlll be requlred.
vlgllanL record keeplng of all aspecLs of operaLlon from producLlon Lo markeLlng.
CASE STUDY # 4


1he calculaLlons are hlgh level and would requlre furLher analysls aL Lhe Llme of farm
developmenL Lo ensure accuracy.
Poney producLlon and Lhe lncluslon of goaLs, plgs, or sheep ln Lhe longer Lerm are noL lncluded
ln Lhese lnlLlal revenue calculaLlons.
CaplLal lnvesLmenL esLlmaLes capLure one-Llme cosLs and do noL lnclude ongolng malnLenance
and/or labour expenses.
Lxpenses and revenues from poLenLlal kale chlp buslness wlll requlre a more ln-depLh buslness
plan buL rough esLlmaLes of sLarL-up cosLs and regulaLory requlremenLs are capLured here
CASE STUDY # 4


Plot
Label
Size
(m2)
Size
(acies)
Ciop options Livestock options Fencing
iequiiements
1 960 0.24 Kale N/A Electric
2 800 0.20 Kale N/A Electric
3 620 0.15 Strawberries Chickens (for meat) or goats
(meat and cheese)
Electric
4 N/A N/A N/A Chickens (layers), mobile
grazing.
Electric
5 200 0.05 Garlic N/A Electric
6 1,000 0.25 N/A Goats, pigs, or sheep (small-
scale, long term)
Electric
Hoophouse
1
128 0.03 Extension of kale season and
tomatoes
N/A None
Hoophouse
2
128 0.03 Extension of kale season and
tomatoes
N/A None
Bees N/A N/A Electric
Other Red
circles
Fruit and nut trees

nASL 1 S1kAW8LkkILS, GAkLIC, AND LGGS
CurrenLly Lhere are no markeL sLrawberry farms on Lhe lower Sunshlne CoasL, Lherefore any sLrawberry
producLlon ls llkely Lo sell well. Carllc and farm gaLe eggs are boLh sold aL mosL Sunshlne CoasL farms buL
Lhey also sell well and provlde good reLurns for relaLlvely low levels of efforLs on Lhe parL of Lhe
producer.
Strawberr|es

Notes
Area (acres) 0.13

loL 3
?leld (lbs/acre) 8,000

kevenues market |e|d (|bs) r|ce (5]|bs) kevenue
Wholesale 0 0 $2.30 $ -
rlces wlll need Lo be updaLed
closer Lo harvesL Llme
ulrecL MarkeL 100 1200 $3.00 $6,000
1ota| Gross kevenue

56,000

D|rect Lxpenses un|t]acre un|t]s|te
r|ce
(5]un|t) Lxpense
lanLlng
ComposL (yd3) 20 3.0 $33.00 $163
lanLlng labour (hrs) 100 10.0 $13.00 $130

MalnLenance
luel (1llllng ln L) 93 14.23 $1.40 $20


8epalrs &
MalnLenance 0 2 $60.00 $120
8lrd/anlmal conLrol 20 3 $60.00 $180 neLLlng and row covers
Weedlng/waLerlng
labour (hrs) 1000 100 $13.00 $1,300

ParvesLlng

1rucklng (per load) 1 12 $60.00 $720
ParvesLlng (plece
raLe) 10300 1373 $0.60 $943
ackaglng (carLons) 1000 130 $1.00 $130
1ota| expenses

54,010

Net kevenue

51,990

Gar||c

Notes
Area (acres) 0.03

loL #3
?leld (lbs/acre) 7,300

kevenues market |e|d (|bs) r|ce (5]|bs) kevenue
Wholesale 23 93.73 $3.23 $303
ulrecL MarkeL 73 281.23 $7.00 $1,969
1oLal Cross 8evenue

$2,273

D|rect Lxpenses un|t]acre un|t]s|te r|ce (5]un|t) Lxpense
lanLlng

SlLe reparaLlon (hrs) 8 2 $13 $30
Carllc bulbs
(lbs/100fL row) 3 33 $13 $323
Assumes 10 rows of 70 fL and
3.3lbs per row requlred for
planLlng
ComposL (yd3) 20 1.0 $33 $33
lanLlng labour (hrs) 100 2.0 $13 $30

MalnLenance

luel (1llllng ln L) 93 4.73 $1.40 $7
8epalrs &
MalnLenance 0 2 $60 $120
Weedlng/waLerlng
labour (hrs) 200 24 $13 $360

ParvesLlng

ParvesL (hrs) 300 30 $12.00 $360
1ota| expenses

51,487


Net kevenue

5787

Chicken eggs

Notes
number of chlckens 23

loL #4
Lgg producLlon
(eggs/chlcken/week) 4

Lgg producLlon
(dozens/week) 8

Lggs yleld (dozens/year) 433.3

kevenues

market
|e|d
(doz)
r|ce
(5]doz) kevenue
ulrecL MarkeL 100 433.3 $3 $2,167
1oLal Cross 8evenue

$2,167

D|rect Lxpenses un|ts

r|ce
(5]un|t) Lxpense
leed and Care

Chlcken feed 13 13 $30 $730
1hls can be reduced lf chlckens
wlll be free range and geL mosL
dleLary needs from foraglng
veLerlnary/healLh 3 3 $100 $300
CollecLlng and packaglng (hrs) 32 32 $12 $624
1ota| expenses

51,674

Net kevenue

5493

1C1AL C1LN1IAL ANNUAL NL1 kLVLNUL IkCM nASL 1
SLrawberrles: $1990
Carllc: $787
Lggs: $493
1ota|: 53,270

CASE STUDY # 4


nASL 2 - kALL CnI kCDUC1ICN

CVLkVILW
MarkeLlng and sales of vegeLable-based chlps has lncreased ln Lhe lasL 10 years, wlLh producLs ranglng
from beeL chlps, sweeL poLaLo chlps, Lo parsnlp chlps. kale chlps can be found aL speclalLy reLall sLores
such as healLh food sLores as well as aL more malnsLream grocery chalns such as Whole loods. kale
chlps are baked, noL frled, and can Lherefore be markeLed as a healLhy alLernaLlve Lo poLaLo chlps.
Splces and lngredlenLs can easlly be added Lo creaLe an array of flavours. aclflc norLhwesL kale Chlps,
based ln orLland Cregon ls one example of a small-scale successful kale chlp producer. 1helr producLs
reLall for $7.99 uSu for a 74 g package of kale chlps (or $30/lb). Sale prlces aL Whole loods have been
noLed aL dlscounLed prlces $3.00 uSu for a 74 g package (or $31.23/lb). 1he company also sells Lhelr
producL dlrecLly Lhrough onllne orders aL a prlce of $6.99 uSu (or $43.69/lb). MosL kale chlp companles
purchase kale from farmers dlrecLly, Lherefore by ownlng Lhe farm and Lhe buslness Lhe operaLor could
llkely save some cosLs.
Cther ex|st|ng US ka|e ch|p compan|es |nc|ude:
8yLhym Superfoods reLalllng onllne for $8.30 for 2 oz or $66/lb based ln AusLln, 1exas.
8rad's 8aw loods reLalllng onllne for $7.99 for 2.3 oz/70.8 g or $31/lb based ln lpersvllle,
ennsylvanla.
LarLh Chlps by 8lue MounLaln Crganlcs reLalllng onllne for $4.93 for 3 oz or $26.30/lb based ln
lloyd, vlrglnla.
Canad|an examp|es of ka|e ch|ps |nc|ude:
Solar 8aw lood's ulLlmaLe kale Chlps reLalllng for $6.99-$8.38 (dependlng lf purchased onllne or
ln Lhe sLore) for 3.33 oz or $34.93-$41.90/lb based ln 8owmanvllle, CnLarlo
loods Allve ln Crlndrod (norLh Ckanagan), 8C makes an All Pall kale" chlp buL no lnformaLlon
was found abouL prlclng or sLore locaLlons onllne.

kALL CnI kCDUC1ICN kCCLSS
1he process Lo make kale chlps ls relaLlvely sLralghLforward and doesn'L requlre a loL of equlpmenL. 1he
raw kale musL be washed and Lhen baked ln a commerclal-scale oven or dehydraLor. 1he kale leaves are
heaLed for 17 hours aL 112
o
l. 1he mlnlmum equlpmenL needed for produclng kale chlps ls a commerclal
scale oven or dehydraLor, a large refrlgeraLor, and a commerclal washlng sLaLlon (slnk). ulsposable
uLenslls and lngredlenLs lnclude flavourlng lngredlenLs (salL, nuLrlLlonal yeasL, oLher splces) and
packaglng. aclflc norLhwesL kale Chlps spenL approxlmaLely $63,000 uSu Lo lnlLlally seL up Lhelr
producLlon space. A small-scale kale chlp buslness could llkely employ 4-3 people.

kALL CnI 8USINLSS MCDLL 8UDGL1 ASSUM1ICNS
A LargeL raw kale yleld of 13,000 lbs/acre or 6,600 lbs aL Lhls parLlcular slLe (0.44 acres).
CASE STUDY # 4


1argeL prlce for raw kale sold aL Lhe farm gaLe ls $4.00/lb.
1argeL prlce for flnlshed kale chlps ls $33/lb dlrecL markeL and $30/lb wholesale.
1he crop ls grown uslng organlc pracLlces.
100 lbs of raw kale = 400 oz (23 lbs) of kale chlps

ka|e - D|rect Lxpenses un|t]acre un|t]s|te
r|ce
(5]un|t) Lxpense
lanLlng

ComposL (yd3) 20 12.0 $ 33.00 $660

MalnLenance

luel (1llllng ln L) 93 30 $1.40 $70
8epalrs & MalnLenance 0 2 $60.00 $120
8lrd/anlmal conLrol 20 10 $40.00 $400
Weedlng/waLerlng labour (hrs) 100 30 $13 $730

ParvesLlng

1rucklng (per load) 1 12 $60.00 $720
lcklng and weedlng (hrs) 800 400 $13.00 $6,000
8undllng and washlng (hrs) 400 200 $13.00 $3,000
1ota| expenses

512,470

kALL CnI C1LN1IAL NL1 kLVLNUL
1oLal yleld of raw kale (lbs): 6,600
1oLal yleld of kale chlps (raLlo of raw Lo chlps ls 4:1) (lbs): 1,630
ulrecL markeL sales (30 of sales aL $33/lb): $28,873
8eLall sales (30 of sales aL $30/lbs): $24,730

1oLal gross revenue: $33,623
1oLal expenses: $12,470

1ota| net revenue: 541,1SS

Note: 8evenues could be lncreased lf a greaLer share of producL ls sold dlrecLly Lo markeL raLher Lhan Lhrough
reLallers. 1he ma[orlLy of expenses are relaLed Lo labour assoclaLed wlLh harvesLlng Lhe crop and economles could
be made ln Lhls regard lf Lhe producLlon area ls lncreased, provldlng enhanced economles of scale.
CASE STUDY # 4


kLUIkLD CAI1AL INVLS1MLN1S
hase 1 Cost Note
Poophouses $8,000
LqulpmenL (Llller) $3,000 CosL could be reduced by renLlng
SLrawberry planLs $300 SLrawberry planLs wlll produce perennlally
Small Lools $1,000
lenclng $6,000 LlecLrlc fenclng wlll be requlred LhroughouL Lhe slLe
lrrlgaLlon $600 lnfrasLrucLure (hoses, eLc) only
LlvesLock shelLers $600 Moblle grazlng unlL for chlckens and heaLed coops
1ota| 519,700

hase 2 Cost Note
kale chlp equlpmenL $30,000 uehydraLor and/or commerclal oven, wash sLaLlon
Cold sLorage $3,000 SLorage of raw kale and lngredlenLs
8ulldlng renovaLlons $3,000 1o upgrade klLchen for cheese producLlon
1ota| 5S8,000

kLSCUkCLS
WebslLes of kale chlp companles and news sLorles relaLed Lo kale chlp companles
hLLp://www.oregonllve.com/small-buslness/lndex.ssf/2013/03/soclal_consclousness_lnforms_p.hLml
www.paclflckale.com
hLLp://www.bradsrawchlps.com/
hLLp://www.bluemounLalnorganlcs.com/earLhchlps/
hLLp://solarrawfood.com/
hLLp://www.foodsallve.ca
hLLp://www.cL.com/news/advocaLes/nm-hL28kale-20120703,0,4363422.sLory

CASE STUDY # 4


Designs

1he 1331 Lockyer road proposal ls an excellenL example of a rural properLy wlLh a large exlsLlng
resldence. 1hls ls probably Lhe mosL common Lype of rural properLy LhaL would be converLed Lo a SmarL
larm properLy. 1he maln concern for Lhls properLy was Lo lnvolve more people ln Lhe farmlng buslness
whlle noL glvlng up ownershlp of Lhe land. A small duplex ln Lhe souLh wesL corner of Lhe properLy
creaLed Lhe leasL lmpacL on Lhe farmlng areas whlle sLlll clusLerlng Lhe homes around Lhe exlsLlng sepLlc
fleld area. 1he duplex unlLs could be renLed or sold Lo oLher people lnLeresLed ln belng lnvolved ln Lhe
farm buslness. 1hls would help creaLe a cosL effecLlve llvlng and buslness seL up for all Lhe people
lnvolved ln Lhls pro[ecL. A slgnlflcanL amounL of roof and ground waLer caLchmenL and sLorage was
lncluded Lo reduce Lhe amounL of well waLer LhaL would be used ln waLerlng Lhe farmable areas.

Legal Assessment

1hls properLy ls owned by 8eLh PawLhorn and 8oberL SLuder as [olnL LenanLs. 1here are no llens or
covenanLs on Lhe land, alLhough Lhere are some resLrlcLlons Lo use relaLed Lo sLream seLbacks. 1here are
sLaLuLory rlghLs of way over Lhe land for 8C Pydro and 8C 1el, and Lhe drlveway ls shared wlLh Lhe
nelghbour. 1here ls an ouLsLandlng morLgage on Lhe properLy. 1hese encumbrances wlll be less llkely Lo
pose a problem for Lhe owners lf Lhey do noL lnLend Lo subdlvlde or oLherwlse change Lhe ownershlp
model on Lhe properLy.
1he properLy already has several frulL Lrees and ralsed gardens on lL, along wlLh a house and some
ouLbulldlngs. 1he lnLended developmenL on Lhe properLy ls Lo creaLe a commerclal farmlng area of
approxlmaLely one acre, whlle expandlng non-agrlculLural acLlvlLles such as reLreaLs, workshops and
oLher evenLs. 1he owners would llke Lo brlng a farmer ln Lo work Lhe agrlculLural land, and would
provlde one half of a duplex Lhey lnLend Lo bulld for Lhe farmer's resldence. ldeally, Lhe owners would
enLer a buslness relaLlonshlp wlLh Lhe farmer, whereln he or she conLrlbuLed farmlng knowledge whlle
Lhe owners conLrlbuLed buslness and markeLlng knowledge Lo creaLe and markeL a producL from whaL ls
grown on Lhe commerclally farmed acre. 1he worklng relaLlonshlp wlLh Lhe farmer would llkely be a
parLnershlp, alLhough Lhe farmer could also work as an employee of Lhe owners.
1he remalnlng half of Lhe duplex would be used as a bed and breakfasL, and some seasonal
accommodaLlon for sLudenLs or Lemporary farm workers, ln form of LenLs or pods", would also be
lncluded.
1he properLy would need Lo be subdlvlded Lo allow for a Lhlrd resldence because lL ls currenLly zoned Lo
allow a duplex or Lwo resldenLlal bulldlngs, and as above, Lhere would be a need Lo rezone lf Lhe owners
lnLended Lo engage ln commerclal sales on Lhe properLy. 8oLh agrlculLure and home occupaLlon are
CASE STUDY # 4


already allowed on Lhe properLy, meanlng LhaL Lhe lnLended developmenL does noL glve rlse Lo any
slgnlflcanL zonlng concerns. 1he owners would need Lo conslder oLher legal quesLlons, such as any
requlremenLs connecLed Lo operaLlng a bed and breakfasL or reLreaLs and oLher evenLs, buL lL should be
a feaslble opLlon.
AlLernaLlvely, Lhe owners are conslderlng Lhe opLlon of creaLlng a sLraLa for Lhe duplex, and selllng one
parL of Lhe sLraLa Lo Lhe farmer. 1he oLher parL could be reLalned by Lhe owners and elLher renLed ouL or
used by Lhem. Whlle subdlvlslon would requlre more legal sLeps, lL ls anoLher vlable alLernaLlve for Lhls
properLy.


1he farm properLy on Lockyer 8oad has been analyzed on Lhe basls of sLarLlng up farmlng operaLlons
and launchlng a value-added kale chlp producLlon operaLlon. 1hls provldes for sLrong operaLlonal
revenues derlved off Lhe land ln an emerglng secLor wlLh an lnnovaLlve producL. Sales of kale chlps
comprlse Lhe bulk of farmlng revenue and esLlmaLes of assoclaLed farmlng and producLlon cosLs have
been lncluded ln Lhe aLLached budgeL forecasL worksheeL. 1here ls a requlred lnvesLmenL Lo seL up kale
drylng operaLlons and Lhe ablllLy Lo bulld a Lwo unlL duplex resldenLlal bulldlng provldes Lhe needed
caplLal for Lhls Lo happen.
1he followlng budgeL forecasL worksheeL demonsLraLes LhaL farmlng operaLlons wlll Lake Lwo years Lo
ramp up Lhe volumes and Lo bulld sales, buL LhereafLer creaLe a susLalnable revenue sLream, fully
coverlng assoclaLed farmlng and producLlon cosLs. A sLronger lnlLlal lncrease ln producLlon volume ls
lncluded ln Lhe flrsL Lhree years of operaLlon as Lhls ls noL a commodlLy producL and efflclencles of
producLlon and sales volume growLh are anLlclpaLed Lo occur over a longer perlod Lhan wlLh Lhe oLher
farmlng operaLlonal models ln Lhls gulde.
uevelopmenL of Lhe bulldlng slLes and consLrucLlon of Lhe resldenLlal unlLs ls funded uslng a
consLrucLlon loan, whlch ls repald on sale of Lhe unlLs. 1he esLlmaLed cosLs for consLrucLlon are based
on reasonable markeL guldellnes wlLh allowance for slLe preparaLlon, sepLlc lnsLallaLlon, eLc. 1he
addlLlon of a waLer holdlng Lank for each of Lhe resldenLlal dwelllngs on Lhe properLy wlll permlL capLure
of ralnwaLer and enhance envlronmenLal susLalnablllLy of Lhe slLe. Cnce agaln, affordablllLy of Lhe
houslng unlLs ls an lmporLanL facLor and Lhe selllng prlce of $400,000 for Lhese 1600 sq fL unlLs ls seL
wlLh Lhls ln mlnd.
1hls properLy ls currenLly owned by Lhe lnLended long-Lerm operaLors of Lhe farm and Lherefore, Lhere ls
no farm acqulslLlon cosL lncluded ln Lhe model. 1he addlLlonal equlLy derlved from Lhe sale of Lhe Lwo
resldenLlal unlLs wlll serve Lo repay consLrucLlon flnanclng, buL also repay Lhe debL relaLed Lo Lhe
lnvesLmenL ln kale producLlon and farmlng operaLlons. 1he avallable $73,000 of resldual equlLy afLer all
CASE STUDY # 4


debL repaymenL has been presenLed as larm LqulLy 8eLurns and wlll be reLalned by Lhe farm owners Lo
supporL poLenLlal expanslon of Lhelr exlsLlng sLudlo for educaLlonal and evenL programmlng Lhey may
operaLe from Lhe slLe.
1he proposed value-added agrlculLural buslness on Lhls slLe makes an lnLeresLlng dlfference from Lhe
oLher farmlng scenarlos and demonsLraLes Lhe posslblllLles of overlaylng Lhls Lype of operaLlon on a
farmlng base. Leveraglng Lhe resldenLlal properLles acceleraLes Lhe Llme frame for lnvesLmenL and llfLs
Lhe value-added buslness over Lhe sLarL-up hump Lo poslLlve cash flow. 1hls scenarlo presenLs a sLrong
and flnanclally susLalnable fuLure wlLh enhanced farmlng on a currenLly underuLlllzed land base.

This is it - Lockyer Road Annual Price Inflation 2% 2% 2% 2%
Sources of Cash
Revenues
Direct to Consumer
Annual Crops 36,844 45,097 52,899 56,655 59,521
Animal Products 2,167 2,652 3,111 3,332 3,501
Tree Fruit Production 0 0 0 0 0
Other 0 0 0 0
Wholesale
Annual Crops 25,055 30,667 35,973 38,527 40,476
Animal Products 0 0 0 0 0
Tree Fruit Production 0 0 0 0 0
Other 0 0 0 0
Total Revenues 0 64,066 78,417 91,983 98,514 103,498
Annual Crops 4,872 5,018 5,119 5,323 5,376
Animal Products 1,050 1,082 1,103 1,147 1,159
Treefruit Production 0 0 0 0 0
Other Products 0 0 0 0
Farm Expenses
Management Wages 30,000 30,900 31,518 32,779 33,107
Farm Supplies 1,000 1,030 1,051 1,093 1,104
Marketing 5,000 5,150 5,253 5,463 5,518
Insurance 2,000 2,060 2,101 2,185 2,207
Utilities 2,000 2,060 2,101 2,185 2,207
Other Expenses 0 0 0 0
Net Contribution from Operations 0 -22,075 -10,308 1,483 4,394 8,438
CASE STUDY # 4


This is it - Lockyer Road Annual Price Inflation 2% 2% 2% 2%
Net Contribution from Operations 0 -22,075 -10,308 1,483 4,394 8,438
Farm Loans 145,000 -145,000
Farm Operation Equity
Farm Grants
Home Purchase #3
Farm Mortgage
Home Construction Financing 566,000 -566,000
Total Capital Contributions 145,000 566,000 89,000 0 0 0
Uses of cash
Capital Costs
Farm Purchase 0
Purchase & install Water Tanks 0 4,000
Water Tank platform 10,000
Facilities Construction 14,600
Plant Supplies 500
Livestock Purchase 250 100 100 100 100 100
Vehicle Purchase 24,000
Total Capital Cost 102,950 566,100 100 100 100 100
Financing costs
LoanPayments 0 18,455 3,691 0 0 0
Mortgage Payments 0 0 0 0 0 0
Construction Financing Costs (int. only) 7.00% 19,810 7,924
Farm Equity Returns 75,000
Total Financing costs 0 18,455 78,691 0 0 0
Total Uses of Cash 102,950 584,555 78,791 100 100 100
Increase (decrease) in net project cash flows 42,050 -40,630 -100 1,383 4,294 8,338
Opening cash position 0 42,050 1,420 1,320 2,703 6,997
Closing cash position 42,050 1,420 1,320 2,703 6,997 15,335
CASE STUDY # 4


ADDITIONAL
DESIGN NOTES
By BRIAN SILVER


SMART FARM HOME BUILDING SYSTEMS COMPARISON

Cne of Lhe mosL lmporLanL declslons prospecLlve SmarL larmers wlll make ls whaL consLrucLlon meLhod
Lhey wlll use Lo bulld Lhelr house ln Lhelr new communlLy. Wood frame consLrucLlon has for many years
been Lhe maln consLrucLlon cholce ln norLh Amerlca and has been Lhe basls for many of Lhe
consLrucLlon regulaLlons we work wlLhln. ln Lhe lasL 13 Lo 20 years Lhere has been a drasLlc lncrease ln
Lhe consLrucLlon meLhods LhaL people are uslng Lo bulld Lhelr homes. 1he followlng ls an ouLllne of
many of Lhese bulldlng sysLems and Lhelr advanLages and dlsadvanLages.
1he flrsL few bulldlng sysLems are manufacLured consLrucLlon meLhods lncludlng wood frame
consLrucLlon, lCl (lnsulaLed ConcreLe lorms), SlS (SLrucLured lnsulaLed anel SysLem), and sLandard
concreLe lnsulaLed on Lhe exLerlor. 1he lasL few bulldlng sysLems are naLural bulldlng meLhods lncludlng
cob, sLraw-bale, PempcreLe and LarLhshlp consLrucLlon. Cne of Lhe maln dlfferences beLween Lhese
sysLems LhaL ls lmporLanL Lo conslder, ls LhaL Lhe manufacLured consLrucLlon meLhods are generally
more cosLly on Lhe maLerlal slde buL requlre less labour Lo bulld. Whlle Lhe naLural bulldlng meLhods
generally cosL less ln maLerlals buL requlre more labour Lo bulld. So lf you are wllllng Lo do a slgnlflcanL
amounL of Lhe work, or have many wllllng helpers, Lhen Lhe naLural bulldlng meLhods can be much less
expenslve. 1he manufacLured bulldlng sysLems on Lhe oLher hand are generally much more sulLed Lo
people who are looklng Lo hand Lhe enLlre process over Lo a bullder and are looklng Lo have Lhelr home
bullL qulckly. WhaLever bulldlng sysLem you use, lL ls lmporLanL Lo consulL your local governmenL offlce
Lo make sure Lhey are comforLable wlLh your chosen bulldlng sysLem. lL ls also always lmporLanL Lo
work wlLh a deslgner and a bullder who are boLh experlenced wlLh LhaL bulldlng sysLem
WCCD IkAML CCNS1kUC1ICN
Wood frame consLrucLlon ls of course Lhe mosL common bulldlng sysLem, and ls Lherefore very ofLen Lhe
slmplesL Lo work wlLh ln a Llmely manner. Wood frame has many dlsadvanLages Lhough LhaL are ofLen
overlooked. WlLh Lhe ever-lncreaslng regulaLlons requlrlng wood frame consLrucLlon Lo be as alr LlghL as
posslble, Lhe cosL of wood frame consLrucLlon has lncreased drasLlcally.
Advantages:
MosL common and well-known bulldlng sysLem.
Can be bullL relaLlvely qulck.
Lasy Lo renovaLe or expand.

D|sadvantages:
Plgh cosL Lo achleve an efflclenL well lnsulaLed and alrLlghL home.
ADDITIONAL DESIGN NOTES


roduces a loL of wasLe ln Lhe consLrucLlon process.
ComparaLlvely shorL vlable llfespan.
Plgh number of manufacLured maLerlals used / hlgh envlronmenLal cosL.

ICI (INSULA1LD CCNCkL1L ICkMS)
lCls can be used Lo bulld all Lhe exLerlor walls and foundaLlon walls of a house or used ln con[uncLlon
wlLh oLher bulldlng sysLems.
Advantages:
very durable long lasLlng wall sysLem.
Plghly lnsulaLed and alrLlghL wall.
Low sound Lransmlsslon (blocks sound from Lhe ouLslde very effecLlvely).
Can be bullL qulckly.

D|sadvantages:
ManufacLured maLerlals used (concreLe & foam forms) / moderaLe envlronmenLal cosL.
ulfflculL Lo renovaLe or expand.
Cenerally hlgher consLrucLlon cosL.

SIS (S1kUC1UkAL INSULA1LD ANLL SS1LM)
SlS conslsL of lnsulaLlon sandwlched beLween plywood wlLh sLrucLural wood sLuds lnLegraLed as
needed. SlS are avallable for walls, floors, and roofs. 1hey are pre bullL by Lhe manufacLurer and
assembled on slLe.
Advantages:
Plghly lnsulaLed and alrLlghL walls, floor, and roof.
re manufacLured panels / moderaLe Lo low envlronmenLal cosL.
SLrucLurally sLronger Lhan wood frame.
Can be qulLe affordable lf deslgned rlghL.

D|sadvantages:
8elaLlvely new bulldlng sysLem LhaL could poLenLlally have some long Lerm problems.
A slgnlflcanL amounL of pre plannlng ls needed Lo ensure everyLhlng comes LogeLher correcLly.


S1ANDAkD CCNCkL1L INSULA1LD CN 1nL Lk1LkICk
ConcreLe walls used ln a passlve solar focused home deslgn or used as a heaL wall (hoL waLer Lubes ln
Lhe concreLe wall) can be a very efflclenL and cosL effecLlve bulldlng sysLem. (See sample communlLy
home for Lhe 2930 Lower 8oad SmarL larm properLy)
Advantages:
very durable and long lasLlng.
asslve and radlanL heaLlng, whlch provldes Lhe mosL efflclenL and cosL effecLlve heaLlng
posslble.
Low sound Lransmlsslon. (blocks sound from exLerlor)
SLrucLurally much sLronger Lhan wood frame.

D|sadvantages:
roduces a moderaLe amounL of wasLe.
ConcreLe and sLeel relnforclng has a moderaLe envlronmenLal cosL.

CC8
Cob ls an earLhen consLrucLlon meLhod conslsLlng of clay, sand and an organlc flber such as sLraw or
hemp. LarLhen consLrucLlon ls one of Lhe mosL anclenL and long lasLlng consLrucLlon sLyles and has
become more common ln norLh Amerlca ln Lhe lasL 20 years.
Advantages:
very lnexpenslve maLerlal cosLs.
very low envlronmenLal lmpacL.
Cob walls are mass walls, llke log homes, and do noL requlre compllcaLed vapour barrler
sysLems.
very easy Lo learn consLrucLlon meLhod.

D|sadvantages:
Slow bulldlng process requlrlng a loL of labour. (besL for small bulldlngs)
noL a well known bulldlng sysLem, so more challenglng Lo flnd experlenced bullders and Lo make
sure Lhe local governmenL ls comforLable wlLh Lhls sysLem.
Low lnsulaLlon value, requlres passlve solar deslgn or radlanL heaL source Lo be comforLable.
8equlres a "good haL and booLs" large overhang Lo keep Lhe raln off Lhe walls


(2'-6" mlnlmum) and a hlgh foundaLlon Lo keep Lhe cob walls off Lhe ground.
(1'-6" mlnlmum)

S1kAW-8ALL CCNS1kUC1ICN
SLraw-bale consLrucLlon conslsLs of speclally compressed dense sLraw bales wlLh a wlre mesh and
concreLe or clay plasLer skln on Lhe lnLerlor and exLerlor. lL can be used as lnflll walls ln a posL and beam
sLrucLures or as load bearlng walls when pre sLressed Lo englneers speclflcaLlons.
Advantages:
very hlgh lnsulaLlon value. (~82.3/lnch)
llnlshed bale walls have a hlgh flre reslsLance raLlng. (1 hr wlLh earLhen plasLer /
2 hr wlLh cemenL plasLer)
Load bearlng sLraw-bale walls have shown Lo perform well ln earLhquake
condlLlons.

D|sadvantages:
sure Lhe local governmenL ls comforLable wlLh Lhls bulldlng sysLem.
8equlres a "good haL and booLs" large overhang Lo keep Lhe raln off Lhe walls
(2'-6" mlnlmum) and a hlgh foundaLlon Lo keep Lhe cob walls off Lhe ground.
(1'-6" mlnlmum)
MolsLure conLrol ls lmperaLlve so lL ls recommended Lo keep all waLer and dralnage llnes ouL of
Lhe exLerlor bale walls.

nLMCkL1L CCNS1kUC1ICN
PempcreLe ls a mlxLure of hemp flbers and cemenL or llme. 1here are a varleLy of mlxLures belng
explored by hemp bullders around Lhe world. PempcreLe ls an exclLlng new bulldlng sysLem LhaL has
boLh lnsulaLlon quallLles as well as Lhermal mass quallLles, along wlLh belng much more envlronmenLally
susLalnable Lhan concreLe. PempcreLe can be used as lnflll walls ln a posL and beam sLrucLures or as
load bearlng walls when more sLrucLural hempcreLe mlxLures Lo englneers speclflcaLlons are used.
Advantages:
llnlshed walls have a hlgh flre reslsLance raLlng.


Cood Lhermal mass quallLles as well as lnsulaLlon quallLles (~81.3/lnch
dependlng on mlxLure)

D|sadvantages:
sure Lhe local governmenL ls comforLable wlLh Lhls bulldlng sysLem.
roduces a moderaLe amounL of wasLe. (formwork)

LAk1nSnI CCNS1kUC1ICN
A passlve solar deslgned consLrucLlon meLhod developed by Mlchael 8eynolds ln 1aos, new Mexlco,
uslng mosLly recycled maLerlals. lL ls worLh menLlonlng because of Lhe advanced passlve solar,
greenhouses, waLer collecLlon and wasLe managemenL sysLems LhaL are lnLegraLed lnLo Lhe LarLhshlp
homes. 1hey are Lrue self sufflclenL off grld houses, whlch should be an lnsplraLlon Lo any fuLure SmarL
larmer. A Lrue LarLhshlp home faces some challenges ln Lhe wesL coasL cllmaLe lncludlng molsLure
conLrol and Lhe llmlLed amounL of sun hours Lo allow Lhe passlve only heaLlng deslgn Lo work effecLlvely.
WlLh a well LhoughL ouL deslgn, posslbly lnLegraLlng some of Lhe oLher bulldlng sysLems, Lhese LarLhshlp
homes could be very effecLlve for SmarL larmers. (See Lhe example communlLy home for Lhe 2930
Lower 8oad SmarL larm properLy)
Many of Lhese bulldlng sysLems can be comblned ln effecLlve ways Lo save cosLs and make a home much
more envlronmenLally frlendly. Cob can be used for lnLerlor walls Lo Lake advanLage of lLs llmlLless
curvlllnear and sculpLural creaLlve poLenLlal. LarLhen floors, whlch are effecLlvely cob floors sealed wlLh
naLural olls and flnlshed wlLh wax, are greaL alLernaLlves Lo flnlshed concreLe floors. Clay plasLer wall
flnlshes provlde an excellenL alLernaLlve Lo palnLed drywall. Clay plasLers can be applled dlrecLly over
SlS walls and celllngs, lCl walls, PempcreLe walls and concreLe walls on Lhe lnLerlor of homes savlng
Lhe cosL and envlronmenLal lmpacL of drywall and palnL. 1here are many more creaLlve ways of
lnLegraLlng naLural bulldlng maLerlals lnLo homes LhaL are worLh looklng lnLo as Lhey ofLen save
homeowners money whlle addlng an exclLlng creaLlve Louch Lo Lhelr home.
ln concluslon, lL ls qulLe common for people Lo belleve LhaL only wood frame consLrucLlon wlll be
accepLed by Lhelr local governmenL. ln acLuallLy when people work consLrucLlvely wlLh Lhelr deslgner,
englneer, bullder and local governmenL bulldlng offlclals, a wlde range of bulldlng sysLems can be used.
lL ls lmporLanL Lo llsLen Lo your local bulldlng offlclals concerns and Lo work wlLh Lhem Lo ensure LhaL Lhe
quallLy and safeLy lnLenLlons of Lhe bulldlng regulaLlons are saLlsfled. WhaLever bulldlng sysLem you
choose Lo use for your home Lhere ls a way ensure LhaL lL ls well bullL, safe and wlLhln your budgeL



IN1LkNL1 kLILkLNCLS

hLLp://en.wlklpedla.org/wlkl/SLrucLural_lnsulaLed_panel (SlS panel lnfo)
hLLp://www.lnsulspan.com
hLLp://en.wlklpedla.org/wlkl/lnsulaLlng_concreLe_form (lCl lorms)
hLLp://en.wlklpedla.org/wlkl/Cob_maLerlal (Cob ConsLrucLlon)
hLLp://en.wlklpedla.org/wlkl/LarLhen_floor
hLLp://www.cobworks.com
hLLp://mudglrls.wordpress.com
hLLp://en.wlklpedla.org/wlkl/SLraw-bale_consLrucLlon (SLrawbale ConsLrucLlon)
hLLp://naLuralbulldlngcoallLlon.ca/documenLs
hLLp://www.ecobulldneLwork.org/pro[ecLs/sLraw-bale-code-supporLlng-documenLs
hLLp://susLalnableworks.ca
hLLp://earLhshlp.com
hLLp://en.wlklpedla.org/wlkl/asslve_solar_bulldlng_deslgn
hLLp://en.wlklpedla.org/wlkl/naLural_bulldlng
hLLp://www.hempcreLe.ca/Pome.hLml



ADDITIONAL
FARM NOTES
By IONE SMITH


Farmland Trusts An Overview
What |s a Iarm|and 1rust?
larmland LrusLs are lndependenL non-proflL organlzaLlons wlLh a mandaLe Lo proLecL and preserve
farmland. 1hls ls achleved by ownlng and managlng farmland, holdlng covenanLs, and/ or provldlng
lnformaLlon and supporL for farmland proLecLlon and farmlng. larmland LrusLs are generally esLabllshed
as prlvaLe, member-based, non-proflL organlzaLlons wlLh charlLable sLaLus. 1hrough an lnherlLable and
renewable long-Lerm lease, Lhe LrusL removes land from Lhe free markeL and can faclllLaLe mulLlple uses
such as affordable houslng, agrlculLure, recreaLlon, and conservaLlon.
Local governmenLs (reglonal dlsLrlcLs and munlclpallLles) have Lhe means and auLhorlLy Lo encourage
farmlng ln Lhelr respecLlve [urlsdlcLlons, and can faclllLaLe and supporL creaLlon of communlLy-lnlLlaLed
farmland LrusLs. 1o furLher Lhe beneflL of currenL and fuLure generaLlons, Lhey can seL aslde money for
farmland preservaLlon, and parLner publlc funds wlLh reglonal farmland LrusL prlvaLe donaLlons Lo ralse
money for land acqulslLlons. CreaLlng a farmland LrusL as an arms-lengLh organlzaLlon of Lhe local
governmenL ls wlLhln Lhe [urlsdlcLlon of local governmenLs on Lhe Sunshlne CoasL. 1hey may also
supporL non-governmenLal organlzaLlons Lo Lake on Lhe role.
Several roles for farmland LrusLs exlsL, lncludlng:
urchaslng farmland and reselllng lL for less Lhan markeL value wlLh a covenanL on LlLle requlrlng
below-markeL sale (e.g. requlre LhaL lL be purchased/sold aL 60 of markeL value) and
prevenLlng subdlvlslon,
urchaslng farmland and managlng lL (enLer lnLo long Lerm leases wlLh farmers),
rovldlng low-lnLeresL loans Lo new farmers,
8eglsLerlng and holdlng covenanLs on properLy noL owned by Lhe 1rusL (as a Lhlrd parL wlLh
responslblllLy for monlLorlng),
CbLalnlng funds from reglonal agrlculLural fee/levy,
laclllLaLlng Lhe acqulslLlon of farmland or covenanLs Lhrough amenlLy bonus or agrlculLural
levles beLween local governmenLs,
uellverlng alLernaLlve land use servlce programs LhaL compensaLe farmers for Lhe ecologlcal
goods and servlces LhaL Lhelr lands provlde ln Lhe reglon or paylng Lhem Lo sow wlldllfe or
waLerfowl-enrlchlng crops (as modeled by Lhe uelLa larmland and Wlldllfe 1rusL), and
underLaklng farmland preservaLlon and publlc educaLlon acLlvlLles.
larmland LrusLs provlde long-Lerm leases for secure Lenure of farmland and houslng and can use renLal
agreemenLs Lo promoLe ecologlcally-sound farmlng meLhods. lndlvldual leaseholders usually own Lhe
bulldlngs and oLher lmprovemenLs on Lhe land creaLed by Lhelr labour and lnvesLmenL, buL do noL own
Lhe land lLself. 8esale agreemenLs on Lhe bulldlngs ensure LhaL Lhe land value of a slLe ls noL lncluded ln
ADDITIONAL FARM NOTES



fuLure sales, buL raLher held ln perpeLulLy on behalf of Lhe reglonal communlLy - Lherefore affordablllLy
ls malnLalned over Llme.
larmland LrusLs ofLen operaLe ln parLnershlp wlLh oLher organlzaLlons. lor lnsLance, Lhe farmland LrusL
may hold Lhe land whlle anoLher organlzaLlon (communlLy land LrusL) manages Lhe properLy, and a
cooperaLlve organlzaLlon farms Lhe land. larmland LrusLs also ofLen work successfully ln parLnershlp
wlLh Lhe use of conservaLlon covenanLs. 1hese mechanlsms are slmllar Lo Lransfer of developmenL
credlLs ln LhaL Lhe rlghL" or zonlng Lo develop Lhe land ls removed from Lhe parcel. ln 8.C. sLaLuLory
covenanLs are reglsLered on LlLle pursuanL Lo secLlon 219 of Lhe looJ 1ltle Act. CovenanLs can be poslLlve
or negaLlve ln naLure, for example resLrlcLlng subdlvlslon and poLenLlally requlrlng LhaL land be used for
farmlng. CovenanLs may be reglsLered ln favour of non-governmenLal organlzaLlons or local
governmenLs as Lhlrd parLles LhaL oversee malnLenance of Lhe covenanL condlLlons on Lhe properLy.
1hey musL monlLor Lhe properLy Lo ensure Lhe properLy owner or lessee ls adherlng Lo Lhe covenanL.
CovenanLs run wlLh Lhe land, meanlng Lhey apply Lo Lhe land and acLlvlLles on Lhe land lrrespecLlve of
who owns lL. Powever, Lhey are cosLly Lo negoLlaLe and reglsLer, and Lhe annual monlLorlng requlres
ongolng fundlng. 1he prlmary beneflL of covenanLs on non-AL8 may be Lhelr ablllLy Lo prevenL
subdlvlslon of farmland, and poLenLlally requlre farm acLlvlLles on a parcel. Powever, Lhere are no legal
precedenLs for Lhe enforcemenL of poslLlve covenanLs (l.e. requlremenL Lo farm) ln 8.C. Also, Lhe
AgrlculLural Land Commlsslon ls relucLanL Lo approve covenanLs on AL8 LhaL mlghL resLrlcL Lhe range of
agrlculLural uses Lo whlch Lhe land may be puL ln Lhe fuLure, for example by llmlLlng farm pracLlces Lo
organlc meLhods.
ln CnLarlo, Lhe provlnclal governmenL lnLroduced leglslaLlon LhaL allows for agrlculLural easemenLs
(slmllar Lo covenanLs), however, donors are sub[ecL Lo caplLal galns Laxes on Lhe donaLlon because
under Lhe lncome 1ax AcL Lhe landowner dlsposed of some value of Lhe land. 1hls cosL ls parLlally offseL
by a Lax recelpL lssued by Lhe conservaLlon organlzaLlon holdlng Lhe easemenL, assessed for Lhe
dlfference ln land value before and afLer Lhe easemenL was placed on Lhe deed. A ma[or sLep LhaL needs
Lo be Laken ln Canada Lo make agrlculLural easemenLs more successful ls Lhe adopLlon of a glfLs
program, slmllar Lo LhaL used for ecologlcally senslLlve lands, LhaL ellmlnaLes Lhe caplLal galns Lax.
CovenanLs are Lyplcally valued usually aL 13 - 30 of Lhe full markeL value of Lhe land. A llmlLlng facLor
ln Lhe ablllLy of covenanLs Lo proLecL agrlculLural land ls LhaL Lhey are volunLary. 1here ls also Lhe
posslblllLy LhaL Lhe value of land ad[acenL Lo a parcel proLecLed by a covenanL/easemenL wlll lncrease
due Lo Lhe guaranLee of LhaL nelghbourlng land wlll noL be developed. 1he loss of lncome (Lhrough
reducLlon ln properLy Laxes) Lo Lhe varlous levels of governmenL may also llmlL supporL for Lhe
leglslaLlon changes requlred Lo make Lhls program feaslble.



Structure and governance
larmland LrusLs are Lyplcally non-proflL organlzaLlons wlLh charlLable sLaLus and Lhe auLhorlLy Lo hold
covenanLs. CharlLable sLaLus allows farmland LrusLs Lo lssue Lax recelpLs for donaLlons, whlch helps
aLLracL donaLlons and provldes more dlverse fundlng opporLunlLles. lL ls dlfflculL Lo quallfy for charlLable
sLaLus ln Canada, and could Lake up Lo Lwo years for approval.

SLeps ln Lhe lormaLlon of a Land 1rusL
1. urafL a mlsslon and sLaLemenL of purpose wlLh clear ob[ecLlves.
2. Conslder your sLaLemenL of purpose ln Lhe conLexL of Canada 8evenue Agency (C8A) regulaLlons
for charlLable organlzaLlons.
3. ueclde abouL membershlp and managemenL opLlons.
4. 8ecrulL people wlLh Lhe goals and skllls you need (boLh for Lhe foundlng board and for fuLure
volunLeers or sLaff).
3. 8ecome famlllar wlLh Lhe 5ocletles Act, drafL a consLlLuLlon and bylaws.
6. Apply for lncorporaLlon under Lhe 5ocletles Act.
7. Make appllcaLlon Lo C8A for CharlLable sLaLus.
8. Apply for general deslgnaLlon Lo hold ConservaLlon covenanLs.

lf Lhe land LhaL a communlLy group wanLs Lo manage ls ln Lhe 8C AgrlculLural Land 8eserve, speclal
consLralnLs may apply regardlng such Lhlngs as houslng and Lhe appllcablllLy of conservaLlon covenanLs.
A farmland LrusL can [oln Lhe Land 1rusL Alllance of 8C (L1A8C) Lo help bulld publlc LrusL ln Lhe eLhlcal
and responslble operaLlons of Lhe organlzaLlon. Members of Lhe L1A8C are requlred Lo follow Lhe
Canadlan Land 1rusL SLandards and racLlces, Lhe eLhlcal and Lechnlcal guldellnes for responslble
operaLlon of land LrusLs ln Canada. 1hese guldellnes were developed by and for Lhe land LrusL
communlLy.



llgure 1. larmland LrusL governance sLrucLure

1he LxecuLlve ulrecLor ls a pald and ofLen full-Llme poslLlon. ln small farmland LrusLs, LxecuLlve ulrecLors
can be responslble for organlzlng and runnlng programs, fundralslng, recrulLlng and managlng
volunLeers, publlc communlcaLlons, bookkeeplng, and all oLher necessary acLlvlLles. ln larger farmland
LrusLs sLafflng can range from sLudenL lnLerns Lo full-Llme managers.
Members can play key roles ln governance and flnanclal susLalnablllLy. Members may be asked Lo voLe
for Lhelr 8oard of ulrecLors, serve on subcommlLLees, volunLeer ln programs and pro[ecLs, and
parLlclpaLe ln fundralslng. noL all farmland LrusLs are membershlp-based.

8enef|ts of a Iarm|and 1rust
larmland LrusLs can proLecL farmland as parL of a landowner's successlon plan by:
AccepL charlLable glfLs of land or cash: Accordlng Lo Lhe wlshes of Lhe donor, glfLs of land can be
owned ln LrusL by Lhe farmland LrusL, or have a covenanL placed on Lhe land and resold Lo
farmers. Cash glfLs can be dlrecLed Lo land purchase or oLher farmland LrusL acLlvlLles as dlrecLed
by Lhe donor.
8oard of
ulrecLors
Advlsory
Commlee
(experLs)
Subcommlees
Lxecuve
ulrecLor
volunLeers SLa
Members


Cffer llfe esLaLes: Llfe esLaLes Lransfer ownershlp of Lhe land Lo Lhe farmland LrusL. 1he farmer
llves on Lhe land for Lhelr llfeLlme, and can conLlnue Lo operaLe Lhe farm or menLor farmers who
lease Lhe land from Lhe farmland LrusL.
LnLer lnLo [olnL ownershlp: 1he landowner and Lhe farmland LrusL are boLh legal owners of Lhe
land. 1he farmer conLlnues Lo manage Lhe land and recelve any lncome generaLed from Lhelr
buslness. under Lhe rlghL of survlvorshlp, Lhe land wlll noL be lncluded ln Lhe esLaLe buL wlll be
dlrecLly Lransferred Lo Lhe farmland LrusL when Lhe landowner passes away.
AccepL bequesLs: Landowners may leave farmland LrusLs land, cash, or oLher lLems relaLed Lo
proLecLlng farmland ln Lhelr wlll.

oLenLlal beneflLs Lo donors may lnclude:
1ax recelpL for Lhe value of Lhe land or cash donaLlon (farmland LrusL musL have charlLable
sLaLus)
ConLlnued rlghL Lo llve on Lhe land or Lo conLlnue Lo manage Lhe land and hold Lhe lncome
produced
uonor may no longer bear Lhe responslblllLy and expense of land managemenL
1he land ls no longer appllcable Lo Lhe donor's Laxable esLaLe or properLy Laxes
Land conLlnues Lo be used for susLalnable agrlculLure and proLecLed for fuLure generaLlons of
farmers

CLher beneflLs
Land LrusLs are flexlble: Lhey are able Lo negoLlaLe wlLh landowners dlscreeLly, confldenLlally,
and qulckly,
1hey are small organlzaLlons wlLh few procedural requlremenLs and can generally acL more
qulckly Lhan governmenL agencles,
noL sub[ecL Lo changlng pollLlcal lnfluences and pollcles,
1hey are charlLable, non-proflL organlzaLlons, whlch provlde lncome Lax savlngs for Lhose
conLrlbuLlng cash and for Lhose donaLlng land or bulldlngs,
1hey have a famlllarlLy wlLh, and a loyalLy Lo, Lhe local area and are able Lo draw on local
volunLeers and oLher communlLy resources,
1hey are able Lo malnLaln conLrol over land and naLural resources aL Lhe communlLy level.



Cha||enges
larmland LrusLs need Lo remaln funcLlonlng and flnanclally susLalnable ln Lhe long-Lerm Lo fulflll
Lhe responslblllLles of land ownershlp and covenanL monlLorlng.
Acqulrlng covenanLs or properLles ofLen happens over a shorL Llme frame, whlch ls a challenge
for fund ralslng.
ln addlLlon, ralslng revenue Lo supporL operaLlons can Lake Llme away from land preservaLlon
efforLs and compeLe wlLh oLher local organlzaLlons.
CperaLlng a farmland LrusL requlres dependable sources of revenue Lo pay day-Loday
admlnlsLraLlve and program expenses. lor Lhls reason many smaller LrusL pro[ecLs parLner wlLh
large conservaLlon groups such as 1he Land Conservancy of 8C, lslands 1rusL, or Lhe Lands 1rusL
Alllance of 8C.
larmland LrusLs need dlverse sources of revenue Lo be flnanclally susLalnable and reslllenL ln
economlc downLurns, sudden evenLs causlng damage Lo properLles (le. floodlng, flre), recall of
loans, and planned donaLlons LhaL do noL maLerlallze.

Some sources of revenue lnclude:
Membershlp fees
CranLs
lundralslng campalgns
uonaLlons and bequesLs
LvenLs
LndowmenLs
CorporaLe sponsorshlps
lees for servlces/ sales
larmland levy or fee (admlnlsLered by Lhe local governmenL)
CLher (e.g. farmland renLal lncome)

Lxamp|es of Iarm|and 1rusts
1he uS naLlonal Land 1rusL Census (2003) reporLs conservaLlon of 14,973,369 hecLares of land by over
1,600 land LrusLs. 1hls lncludes 2,309,031 hecLares under easemenLs. Cf Lhls land, approxlmaLely 7 or
abouL 1.2 mllllon hecLares are aLLrlbuLed Lo farms and urban gardens. ln Lhe unlLed klngdom, more Lhan
200,000 hecLares of land owned by Lhe naLlonal 1rusL are used by 1,300 LenanL farmers Lo produce food
and proLecL conservaLlon values. Accordlng Lo Lhe Land 1rusL Alllance of 8C, Lhere are approxlmaLely 30
provlnclal and reglonal land LrusLs ln 8C.


8eglonally, new farmland LrusLs are formlng ln 8C Lo proLecL farmland for farmlng (e.g. 1he larmlands
1rusL ln CaplLal 8eglonal ulsLrlcL). ln addlLlon, Lhe Area larm lan for SalL Sprlng lsland recommends a
communlLy farmland LrusL be formed Lo acqulre and manage land, arrange leasehold agreemenLs, and
ensure LhaL farmland held by Lhe LrusL ls acLlvely farmed ln an envlronmenLally and soclally susLalnable
manner. 1he Land Conservancy (1lc) has served as 8C's provlnclal farmland LrusL slnce 2007. 1he
CnLarlo larmland 1rusL ls Lhe only oLher provlnclal farmland LrusL ln Canada.

uelLa larm and Wlldllfe 1rusL: doesn'L own land, operaLes as a charlLable non-proflL socleLy, manages
leases and conservaLlon programs wlLh farmers on farmland. hLLp://www.delLafarmland.ca/
lraser valley Conservancy: Lo proLecL foresLry and agrlculLure, land ls held by Lhe governmenL.
hLLp://fraservalleyconservancy.ca/
Cenesls Land Conservancy (SaskaLchewan): Lo provlde affordable agrlculLure, land ls owned and leased
back, corporaLe non-proflL sLrucLure. 8ellglous afflllaLlon.
hLLp://econeL.ca/sk_envlro_champlons/genesls.hLml
hLLp://fore.research.yale.edu/rellglon/chrlsLlanlLy/pro[ecLs/genesls_land/
Colorado CaLLlemen's AgrlculLural Land 1rusL: roLecLlng open space by preservlng agrlculLure. 8udgeL:
90 easemenLs, 8 ouLreach and educaLlon, and 2 oLher servlces. hLLp://www.ccalL.org/
ConnecLlcuL larmland 1rusL: Cl1's prlmary acLlvlLy ls Lo acL as a sLaLe-wlde resource LhaL helps farmers
proLecL Lhelr land, map ouL a plan, and access resources. 8udgeL: 40 pro[ecL negoLlaLlon, 23
fundralslng, 10 admlnlsLraLlon, 23 ouLreach and educaLlon wlLh farmland lssues.
hLLp://cLfarmland.org/
LancasLer larmland 1rusL (ennsylvanla): 8udgeL: 80 land preservaLlon, 20 ouLreach and educaLlon
Lo farmers, supporLers, and Lhe general communlLy. hLLp://www.lancasLerfarmlandLrusL.org/
Malne larmland 1rusL: 8udgeL: 30 easemenLs, 30 8uy/roLecL/Sell program (purchase farms, proLecL
wlLh easemenLs, resell Lo farmers), 30 larmLlnk program (llnklng farmers and landowners), 10
educaLlon and ouLreach, lncludlng presenLaLlons, programs, newsleLLer, web slLe
hLLp://www.malnefarmlandLrusL.org/
CnLarlo larmland 1rusL: 1he CnLarlo larmland 1rusL (Cl1) ls a non-proflL, charlLable organlzaLlon whose
mlsslon ls Lo proLecL and preserve farmland and Lhe assoclaLed agrlculLural, naLural and culLural feaLures
of CnLarlo's counLryslde for Lhe beneflL of currenL and fuLure generaLlons. 8udgeL: 30 easemenLs, 30
supporLlng farmers and Lhe vlablllLy of farmlng hLLp://www.onLarlofarmlandLrusL.ca/
vermonL Land 1rusL: Slnce 1977, vL1 has permanenLly conserved more Lhan 1,630 parcels of land
coverlng more Lhan 300,000 acres, or abouL 8 of Lhe prlvaLe, undeveloped land ln Lhe sLaLe. 1he
conserved land lncludes more Lhan 700 worklng farms, hundreds of Lhousands of acres of


producLlve foresLland, and numerous parcels of communlLy land. 8udgeL: 73 easemenLs, 3
educaLlon, 20 servlces, largely farmland access Lo flrsL Llme owners. hLLp://www.vlL.org/

norLhern Callfornla larmland 1rusL: 1he norLhern Callfornla 8eglonal Land 1rusL works wlLh landowners
Lo volunLarlly proLecL land and naLural resources, lncludlng agrlculLural land. A slgnlflcanL porLlon of Lhls
work lncludes purchaslng properLles wlLh hlgh conservaLlon values, negoLlaLlng conservaLlon easemenLs
and faclllLaLlng land exchanges and land acqulslLlons. 1hrough lLs larmland rogram and 8angeland
rogram, Lhe LrusL's conservaLlon prlorlLles lnclude lrrlgaLed farmland, grasslands, and oak savannah
used for ranchlng. 1he LrusL also underLakes fee-for-servlce work, such as provldlng professlonal open
space plannlng, acqulslLlon, and managemenL servlces Lo developers and local governmenL. SLaff also
provldes sLewardshlp and monlLorlng servlces. hLLp://www.landconservaLlon.org/
Wlsconsln larmland Conservancy: 1he urchase of AgrlculLural ConservaLlon LasemenL (ACL) granL
program provldes fundlng Lo relmburse quallfled enLlLles -- land LrusLs or local governmenLs -- for parL of
Lhe purchase prlce of agrlculLural conservaLlon easemenLs from wllllng landowners. 1he ueparLmenL of
AgrlculLure, 1rade, and Consumer roLecLlon (uA1C) wlll admlnlsLer Lhe relmbursemenL program, buL
wlll noL hold Lhe conservaLlon easemenLs.
hLLp://wlsconslnfarmland.org/worklng-lands-programs/pace-ln-wlsconsln/
naLlonal 1rusL (uk): We proLecL hlsLorlc houses, gardens, mllls, coasLllne, foresLs, woods, fens, beaches,
farmland, moorland, lslands, archaeologlcal remalns, naLure reserves, vlllages and pubs. 1hen we open
Lhem up for ever, for everyone. hLLp://www.naLlonalLrusL.org.uk/whaL-we-do/
lordhall larm (uk): lordhall Crganlc larm, ln MarkeL urayLon, norLh Shropshlre has been organlc for
over 63 years. We rear grass fed beef, lamb and gloucesLer old spoL pork. AfLer belng saved from
developmenL ln 2006 Lhrough a naLlonal campalgn, lL ls now Lngland's flrsL communlLy-owned farm and
offers a warm welcome Lo all. hLLp://www.fordhallfarm.com/lndex.php
SouLh of Lhe Sound ln WashlngLon SLaLe, uS: romoLlng vlbranL local food and farmlng sysLems Lhrough
communlLy supporLed farmland preservaLlon sLraLegles, educaLlonal ouLreach, and parLnershlps LhaL
lncrease opporLunlLles for farms and farmers Lo flourlsh. hLLp://communlLyfarmlandLrusL.org/
lndlan Llne: Mlsslon Lo malnLaln a worklng farm Lhrough communlLy-supporLed agrlculLure. lor-proflL
corporaLlon. hLLp://www.lndlanllnefarm.com/
keferences
Curran, u. and 1. SLobbe, 2012. Local CovernmenL ollcy CpLlons Lo roLecL AgrlculLural Land and
lmprove Lhe vlablllLy of larmlng ln MeLro vancouver. repared for MeLro vancouver.
uevanney, M. and M. Maynard, 2008. A 8evlew of lnlLlaLlves lnLended Lo Conserve AgrlculLural Land.
nova ScoLla AgrlculLure: lndusLry uevelopmenL & 8uslness Servlces 8ranch.


Corusch, W. and 8. ScoLL. A 8evlew of larmland 1rusLs, 2010. 1he Land Conservancy of 8C and
larmlolk/ClLylolk. CommunlLy larms rogram.
Mackenzle, 8. uaLe unknown. roLecLlng larmland for larmers: Land 1rusLs and Access Lo Land. CnLarlo
larmland 1rusL.
8eakes, v., 2007. LsLabllshlng ?our CommunlLy larm 1rusL: Legal 1ools and ComparaLlve Models.
unlverslLy of vlcLorla: LnvlronmenLal Law CenLre.
otent|a| Iarm|ng mode|s w|th|n a Sunsh|ne Coast Iarm|and 1rust System
Model uescrlpLlon Covernance 8eneflLs ConsLralnLs Lxamples
CooperaLlve
communlLy
farm
CommunlLy farms
lncorporaLe a wlde
varleLy of acLlvlLles
on a shared land
base. Some lnlLlaLlves
may lnclude:
- lood producLlon,
- LnvlronmenLal
educaLlon,
- AgrlculLural
menLorshlp and
Lralnlng,
- ConservaLlon of
naLural and culLural
herlLage, and
- CuLdoor recreaLlon.
1he land ls held ln
LrusL" for Lhe
communlLy by Lhe
cooperaLlve or by a
land LrusL raLher Lhan
prlvaLely owned. 1he
land ls leased (or
llcensed)
cooperaLlvely by Lhe
group of farmers or a
larger group of
shareholders.
CommunlLy farmlng
ls one of Lhe mosL
vlable and
affordable ways for
new farmers Lo geL
lnLo farmlng ln 8C.
8eneflLs lnclude
sharlng of cosLs and
rlsks, sharlng of
labour, knowledge
and experlence.
Pouslng needs for all
communlLy farm
members may noL be
able Lo be meL on Lhe
farm, due Lo bulldlng
resLrlcLlons on AL8
land.
8esL sulLed Lo a small
number of farmers wlll
Lo make a long-Lerm
commlLmenL Lo sLaylng
on Lhe land.
Croup coheslon and
relaLlonshlps, sLrong
requlremenL of ablllLy
Lo work LogeLher. Clear
sLraLegles for buslness
managemenL need Lo
be deslgned, pracLlces,
and regularly
evaluaLed.
1here are currenLly
more Lhan 20 farms
ln 8C LhaL have
experlence and
knowledge ln co-
operaLlve
communlLy
farmlng.
larmlolk/ClLylolk ls
acLlvely engaged ln
developlng a
CommunlLy larms
neLwork for 8C.
1hey lnclude:
Clen valley Crganlc
larm CooperaLlve,
AbboLsford,
Lohbrunner larm,
Langford,
keaLlng CommunlLy
larm, uuncan,
nlcomekl
CommunlLy Crganlc
larm, Langley,
lraser Common
larm, Aldergrove,
rovldence larm,
uuncan,
Saanlch Crganlcs,
Saanlch, 8C,
?arrow Lco-vlllage
(lncludes
cohouslng),
Chllllwack, 8C.


AcLlve Learnlng
larm
Learnlng farms
operaLe on Lhe
premlse LhaL
pracLlcal learnlng and
hands-on experlence
are necessary
elemenLs Lo creaLlng
susLalnable
communlLles.
Lxamples of
programs may
lnclude:
-larmer 1ralnlng
-School rogrammlng
-klds larm Camp
-Cardenlng courses
Learnlng farms
usually operaLe as a
non-proflL socleLy.
8eglsLraLlon charges
may be necessary Lo
cover operaLlng cosLs.

rograms can be
coordlnaLed wlLh
local school dlsLrlcLs
Lo meeL currlculum
requlremenLs.

SusLalned fundlng ls Lhe
blggesL challenge.
8ecenLly, 8C's besL
known example of an
acLlve learnlng farm,
Llnnea larm on CorLes
lsland, had Lo close lLs
doors on lLs publlc
school program due Lo
a lack of fundlng.
u8C larm,
(vancouver, 8C),
Llnnea larm (CorLes
lsland, 8C),
Lverdale larm
(Plllsburgh, Cn).
lncubaLor larm An lncubaLor farm
hosLs and Lralns
farmers as Lhey grow
food, share
equlpmenL, esLabllsh
Lhelr markeLs, and
learn from Lhelr
mlsLakes, successes
and fellow producers.
1hen, once Lhelr
buslnesses are vlable,
Lhey flnd Lhelr own
land.
larmers can be
broughL lnLo a Llered
program. lnlLlally
farmers are glven up
Lo x acre of land Lo
farm. lf Lhelr
buslnesses prove Lo
be successful Lhey wlll
be lnvlLed Lo farm up
Lo 3 acres for up Lo 2
years. A selecL few
successful farmers
Lhen become ellglble
Lo be a MenLor
larmer, wlLh longer
Lerm leases on Lhe
land and also more
responslblllLles for
asslsLlng new
farmers.
lncubaLor larm
programs supporL
new farm
enLerprlses by
offerlng access Lo
land, equlpmenL
and lnfrasLrucLure
aL reasonable raLes,
along wlLh buslness
plannlng supporL,
Lechnlcal Lralnlng,
menLorshlp and
experlence wlLh
ecologlcal and
emerglng farmlng
meLhods.
Some governmenLs
have been concerned
LhaL Lhey would geL
complalnLs from oLher
farmers abouL glvlng
away land for free (or
reduced raLes) Lo new
farmers and LhaL lL
would be labeled as
unfalr compeLlLlon.
Powever Lhls concern
remalns unproven.
Crlme, mosLly LhefL of
equlpmenL, can be a
problem because Lhere
may noL be anyone
llvlng on Lhe slLe.
1ranslLlon off-slLe aL Lhe
end of Lhe lncubaLor
Lerm ls challenglng for
farmers and requlres
approprlaLe levels of
supporL from Lhe
program.
1he larmSLarL
program ln Cuelph,
CnLarlo ls Lhe mosL
esLabllshed
Canadlan lncubaLor
farm program ln
Canada.
CLher examples
lnclude:
8lchmond larm
School (8lchmond,
8C),
lnLervale larms
rogram
(8urllngLon, v1),
AgrlculLure and
Land-8ased 1ralnlng
AssoclaLlon (Sallnas
valley, CA),
uC larm lncubaLor
ro[ecL (PumboldL,
CA),
new Amerlcan
SusLalnable
AgrlculLure ro[ecL
(LewslLon, ML).

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