Farm Villages - The Way of the Future

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A proposal to allow the construction of compact farm villages on BC farmland, to enable young people to farm, while restoring community and harmony with nature.

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  • Guy may i inquire of you how this project is going? I ask because i am a Horticulturist with 30 years of experience seeking a very diverse crop farm to manage. I have manages CSAs in America on several occasions and am looking for someting larger and more challenging, and which will allow me to plant thousands of varieties of grain, fruit vegetable, vine tuber and flower crop. I have had limited success with US farms due to industrialization and I am seeking something much more localized and wholesome. THX Kelly
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  • I have re-uploaded this, with a more developed set of legal proposals to ensure that the homes are used by farmers, not by commuters. Thanks to Rob Buchan for the detailed planning and zoning suggestions. December 17th, 2013
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  • Congratulations Guy. A great vision for the future of sustainable agriculture...
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  • I wish I could have been at your presentation. BC Sustainable energy Association - I guess the big challenge now that the Harper Government has cut funding to scientists and that Canada is no longer a part of the Kyoto Agreement (Climate Change), it must be challenging to raise funds or even get grants.
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  • Great presentation, Guy! We did a study for the Regional District of Nanaimo on alternative forms of rural development last year, which explored a variety of choices to have better environmental outcomes within the development potential of the rural residential classified lands (under the Regional Growth Strategy). The link to the study is http://www.rdn.bc.ca/cms.asp?wpID=2737.
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  • Farm Villages - The Way of the Future

    1. 1. FARM VILLAGES The Way of the Future
    2. 2. Food imported to Vancouver Island: 95%
    3. 3. BC’s Agricultural Land Reserve (ALR) Created by the NDP government in 1973-74
    4. 4. The Agricultural Land Reserve is a provincial zone in which agriculture is recognized as the priority use. Farming is encouraged and non-agricultural uses are controlled. It covers approximately 4.7 million hectares, including private and public lands that may be farmed, forested or vacant land.
    5. 5. The ALR’s Mission is to preserve agricultural land and encourage and enable farm businesses throughout British Columbia. The purpose of the Agricultural Land Commission is: • to preserve agricultural land; • to encourage farming in collaboration with other communities of interest; • to encourage local governments, First Nations, and government agencies to enable and accommodate farm use of agricultural land and other uses compatible with agriculture in plans, bylaws and policies.
    6. 6. The Commission expects to achieve its mission through the realization of four complementary goals: 1. Preservation of agricultural land. 2. Encouraging and enabling farm businesses. 3. A provincial land reserve system that considers community interests. 4. Sound governance and organizational excellence.
    7. 7. Alberni Valley Food Map
    8. 8. Agricultural Land Reserve Farmland
    9. 9. There are 7,702 hectares in the Alberni Valley ALR. Only 3,171 hectares are actively farmed. 4,531 hectares are not being farmed.
    10. 10. Only 239 hectares are being used for vegetables, berries, grapes and other horticultural food crops. = 3% of the farmland. The valley produces between 5% and 11% of the food consumed locally.
    11. 11. 89-95% of Port Alberni’s food is being imported…
    12. 12. Gross farm receipts average $61,797 per farm The average farmer keeps about 8 cents of every dollar sold – an average annual income of $4,606 per farm to cover all overhead costs. Alberni Valley Agricultural Plan, 2011-2031
    13. 13. 5,184 hectares could be improved to prime capability with irrigation The average farm operator is 55 years old. It is expensive and time consuming to convert to higher valued crops, so long term farmers are resisting changing. Alberni Valley Agricultural Plan, 2011-2031
    14. 14. “Despite this, demand for local food has never been stronger. Consumers want to buy food they trust from people they trust. The Alberni Valley has experienced farmers and quality soils. There are opportunities to increase direct-marketed products to local consumer and tourists. … food for thought for developing a vision and plan for agriculture in the Alberni Valley.” Alberni Valley Agricultural Plan, 2011-2031
    15. 15. Good farmland sits empty Young people want to farm
    16. 16. And a lot of Vancouver Island farmland is just growing hay
    17. 17. Using small-scale intensive organic horticulture, farmers can earn to earn up to $25,000 an acre, grossing up to $80,000 a year of profit per small farm.
    18. 18. Throughout the world, in every culture, farmers have lived in small farm villages
    19. 19. Gimmelwald Village, Switzerland
    20. 20. Imagine…
    21. 21. The Basic Idea: On any farm of more than 40 hectares (eg) 1 hectare may be rezoned as a Community Farm Village, with additional acreage being leased or sold to Community Farm Villagers for farming purposes.
    22. 22. FARM VILLAGES A Proposal A Community Farmland Zone The Zone would allow the development of a clustered Farm Village, with controls to ensure that the land is farmed: A: A Community Farmland Zone Bylaw B: A covenant registered with the land C: Strata Farm Fees that do not apply if the land is farmed D: Registration of a Housing Agreement, restricting residential units to farmers and their families.
    23. 23. FARM VILLAGES A Proposal The Village is a self-governing community strata-title, with the land owned privately, cooperatively, or by a Land Trust. The Farm Village can be created in three ways: (a) By successful application to the local Council by a group of would-be farmers for Community Farmland Zoning, on a farm they intend to buy. (b) By successful application to the local Council by an existing farmer with land outside the ALR. (c) By successful application to the local Council and to the Agricultural Land Commission by an existing farmer with land inside the ALR.
    24. 24. Either: A farm for sale, and a group of would-be Farm Villagers apply for Community Farmland Zoning.
    25. 25. Or: A farmer who supports the idea, backed by would-be Village Farmers, applies for Community Farmland Zoning.
    26. 26. 43 acres $564,900
    27. 27. 160 acres $629,900
    28. 28. 56 acres $950,000
    29. 29. 43 acres $955,000
    30. 30. 56 acres $1,098,000
    31. 31. 100 Hectare Farm Anywhere, BC
    32. 32. 100 Hectare Farm Anywhere, BC Farm Village
    33. 33. 100 Hectare Farm Anywhere, BC Farm Village Cost of land: $100,000? Shared by 5 families = $20,000 each Cost per small starter self-built house: $150,000
    34. 34. 100 Hectare Farm Anywhere, BC Farm Village Cost of land: $100,000? Shared by 5 families = $20,000 each Cost per small starter self-built house: $150,000 Leased or purchased
    35. 35. 100 Hectare Farm Anywhere, BC Farm Village Cost of land: $100,000? Shared by 5 families = $20,000 each Cost per small starter self-built house: $150,000 Four levels of protection, to ensure that the Zone is not abused: 1. The new Community Farm Zone Bylaw 2. A Covenant attached to the land 3. Strata Council Farm Fees 4. A Registered Housing Agreement
    36. 36. Alberni Valley Farmland 4,531 hectares = possible 50 Farm villages
    37. 37. FARM VILLAGES A Proposal 1: Community Farmland Zoning Bylaw Principal use agriculture. Residential use ancillary, homes limited (eg) to 1500 sq ft. ‘Farming’ defined to exclude principally forage or hay. The first acre per household not for forage, horses or hay. On subsequent acres, no more than 50% of the land can be used for horses, forage or hay.
    38. 38. FARM VILLAGES A Proposal 2: Community Farmland Covenant Registration of a restrictive covenant to the effect that the land will be used for farming, signed by a third party (eg a Farmland Trust) which would monitor the lands, and ensure they are used for farming. The owners would be unable to break the covenant, since the role of the third-party covenant holder would be to uphold the covenant.
    39. 39. FARM VILLAGES A Proposal 3: Strata Farm Fees The strata council (required by covenant) will oversee the farming operations, with forgivable strata fees for farming. If the owners choose not to farm, significant strata fees will be charged and used to pay for others to farm the land. Strata fees will also be collected to fund common facilities, green houses, irrigation, cool storage, processing kitchen, farm worker accommodation, etc.
    40. 40. FARM VILLAGES A Proposal 4: A Housing Agreement Registration of a Housing Agreement. In British Columbia, the Local Government Act enables local governments to register housing agreements which can restrict housing to “classes of persons” (sec 905 2) b), LGA). This may be used to restrict the residential units to “farmers” and their families.
    41. 41. Yarrow Ecovillage and Farm, Yale, BC
    42. 42. HOW COULD IT HAPPEN? 1. It is legally possible to create such a new Zone, both inside and outside the ALR.
    43. 43. HOW COULD IT HAPPEN? 1. It is legally possible to create such a new Zone, both inside and outside the ALR. 2. A non-profit obtains a grant to develop the idea.
    44. 44. HOW COULD IT HAPPEN? 1. It is legally possible to create such a new Zone, both inside and outside the ALR. 2. A non-profit obtains a grant to develop the idea. 3. Talk to local planners and ALR Commissioners.
    45. 45. HOW COULD IT HAPPEN? 1. It is legally possible to create such a new Zone, both inside and outside the ALR. 2. A non-profit obtains a grant to develop the idea. 3. Talk to local planners and ALR Commissioners. 4. Create a website to gather input from future farmers
    46. 46. HOW COULD IT HAPPEN? 1. It is legally possible to create such a new Zone, both inside and outside the ALR. 2. A non-profit obtains a grant to develop the idea. 3. Talk to local planners and ALR Commissioners. 4. Create a website to gather input from future farmers 5. Seek would-be Village Farmers.
    47. 47. HOW COULD IT HAPPEN? 1. It is legally possible to create such a new Zone, both inside and outside the ALR. 2. A non-profit obtains a grant to develop the idea. 3. Talk to local planners and ALR Commissioners. 4. Create a website to gather input from future farmers 5. Seek would-be Village Farmers. 6. Seek existing farmers who might be interested to sell some of their land for a Farmland Village.
    48. 48. HOW COULD IT HAPPEN? 1. It is legally possible to create such a new Zone, both inside and outside the ALR. 2. A non-profit obtains a grant to develop the idea. 3. Talk to local planners and ALR Commissioners. 4. Create a website to gather input from future farmers 5. Seek would-be Village Farmers. 6. Seek existing farmers who might be interested to sell some of their land for a Farmland Village. 7. Create the first Community Farmland Village.
    49. 49. WANTED: Future farmers to form Community Farm Village. Buy land, build our homes, farm the land. Contact Jason 250-456-7899 Jason@gmail.com
    50. 50. LAND OWNERSHIP (a) Strata-title, owned by the new farmers (b) A Community Land Trust owns the land, new farmers own their houses
    51. 51. FINANCING (a) Land purchase is angel investor financed, repaid by Village Farm strata over time. (b) Farmer sells to new owners over 10 years. (c) A Community Land Trust purchases the land, leases it to the farmers (d) Straight mortgage from a friendly bank, credit union
    52. 52. OPERATING MODELS (a) As a farm coop (b) As a joint farm business (c) As separate farm partners
    53. 53. INCOME: Farming, multiple crops, CSA and otherwise Value added farm products Educational courses Farm holidays
    54. 54. Another possible solution…
    55. 55. Should we allow land zoned agricultural to be used to grow hay for horses and no food at all?
    56. 56. Land zoned agricultural should carry the requirement applying future owners, from the time of purchase, that at least 10% of the land be used to grow food …
    57. 57. or be leased to someone who will grow food.
    58. 58. WANTED: Young farmers to grow food on good farmland in Central Saanich to meet zoning requirement. Willing to help with irrigation, equipment, farm housing. Farmer Jones, 250-998- 7653. farmerjones@gmail.com
    59. 59. Deep in many people’s hearts, is the longing to recover what we have lost.
    60. 60. Family Community Honest hard work Harmony with Nature
    61. 61. Sara Dent, www.farmlove.orgLove…
    62. 62. Babies…
    63. 63. School...
    64. 64. Sara Dent, www.farmlove.org Celebration
    65. 65. www.slideshare.net/GuyDauncey/f arm-villages
    66. 66. Guy Dauncey www.earthfuture.com

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