The Smart Farm Project

LEAD ORGANIZATION:

Elphinstone Farm CorporationBowen 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.

Agriculture and Agri-Food Canada (AAFC) is committed to working with industry partners. Opinions expressed in this document are those of Deer Crossing the Art Farm and not necessarily those of AAFC or the Investment Agriculture Foundation.

Farm Folk/City Folk and Young AgrariansCommunity FuturesOne Straw SocietyVOICE on the CoastSunshine Coast Regional District

IN COLLABORATION WITH:

FUNDERS:

SPONSORS:

PARTNERS:

HOW IT BEGAN 3Intro by Chad Hershler

OVERVIEW 4

CONSULTANT TEAM 5It’s all about the people

CHARTING THE COURSE 6Methodology, challenges and lessons learned

CONSIDERATIONS 7A simple checklist

CASE STUDIES 7-15 Storvold Rd, Langdale King Rd, Elphinstone Lower Rd, Roberts Creek Lockyer Rd, Roberts Creek LOOKING FORWARD 16Recommendations 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 same—so we couldn’t 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 wasn’t just cleared and removed from the ALR: it was cleared to build estate lots. This just didn’t 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? What’s 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. “We’re zoned for farming, right?” I nodded. “And we’re artists,” she continued. “So let’s 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 didn’t matter. We called ourselves an art farm, and people—from all sorts of backgrounds and professions—emerged, 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 you’re 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: naïve) 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 doesn’t 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 aren’t farmers. We have all the respect in the world for farmers, but we aren’t 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 don’t 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, we’d 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 wouldn’t 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 doesn’t 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 ALR—and the Agricultural Land Commission that oversees it—was 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 work—from the business plan to legal considerations to rezoning—required 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 concept—here on the Sunshine Coast and elsewhere—means 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 TEAMTHE SMART FARM PROJECT - IT’S 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 sitewww.uplandconsulting.ca

MELANIA CANNON Consideration of legal questions and issues arising from the land uses and business concepts explored in the Smart Farm models [email protected]

RHONI WHYARD Market research on the Smart Farm modelswww.rwbusinesssolutions.com

SCOTT HUGHES Financial framework development and feasibility analysis for the Smart Farm models [email protected]

VALERIE NASH Project planning and facilitation, assistance drafting of written materials for community engagement and [email protected]

CHAD HERSHLER Project managementwww.chadhershler.com

SANDY BUCK Outreach and [email protected]

BETH HAWTHORNGraphic design and layoutbethhawthorn.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 RECOMMENDATIONSThese 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 RESEARCHConsultant 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

OUTREACHThe 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 ANALYSISThe 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 template—relying on con-struction estimates for the housing and expense/revenue projections for the farms—to create a five-year financial road map for each case study.


CASE STUDY 2King Rd, Elphinstone

CASE STUDY 1Storvold Rd, Langdale

CASE STUDY 4Lockyer Rd, Roberts Creek

CASE STUDY 3Lower Rd, Roberts Creek

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 CAPITALWho 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

WellResidence 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 1Storvold Rd, Langdale4.96 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, goat’s milk, goat’s 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

BEES

BEES

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 Field3 Residences

Barn for Housing Goats

HOOPHOUSES FRUIT TREES NUT TREES

NORTH

STO

RVO

LD R

OA

D

CASE STUDY 1Storvold Rd, Langdale4.96 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


Driveway

Condemned House

Property Line

Septic Field

KING ROAD

CHA

STER

RO

AD

MAPLE GROVE

NO

RT

H

CASE STUDY 2King Rd, Elphinstone5.01 acres


"It’s 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

HOOPHOUSESBEES

FRUIT TREES NUT TREES

PLOTS 1 & 2

HO

OPH

OU

SE 2

HO

OPH

OU

SE 1

Building Setback Line Public Pathway

Wetland Septic System(Public Sustainable DemonstrationProject)

Renovated HeritageFarm Cottage

Property Line

6 Homes

Community Gathering Space

Septic Field

Shared One-wayDriveway With Parking

KING ROAD

CHA

STER

RO

AD

BEES

PLOT 1

PLOT 2

MAPLE GROVE

NO

RT

H

CASE STUDY 2King Rd, Elphinstone5.01 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 LineBuilding SetbackLine

15m Creek Setback

30m Creek Setback

Driveway

NORTH

Scott Avery

Dana Wilson

CASE STUDY 3Lower Rd, Roberts Creek5.07 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

ZONING: Smart Farm (See Appendix)

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 BEESPLOTS 3 & 5 PLOT 3 & 5PLOTS 1, 2, 4 & 7 PLOT 6 PLOT 8

POND

POND

POND

Detatched Bedroom Spaces

Detatched Bedroom Spaces

Driveway

HOOPHOUSE

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 3Lower Rd, Roberts Creek5.07 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 MAPNORTHThe SMART FARM Project

CASE STUDY 4Lockyer Rd, Roberts Creek4.67 acres


Well Multi-use Space

FLUM

E CRE

EK

Residence

Septic Field

Storage Area


Property Line

30m Creek Setback

15m Creek Setback

LOCK

YER

ROAD

POND

GARDEN

Robert Studer

with son Marcel

Beth Hawthorn

NORTH


CarportPLOT 3

HOOPHOUSES

BEES FRUIT TREESNUT TREES

PLOT 1& 2 PLOT 4

PLOT 5 PLOT 6

PLOT 4PLOT 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 ZONING: Smart Farm (See Appendix)

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 MAPThe SMART FARM Project The SMART FARM Project

CASE STUDY 4Lockyer Rd, Roberts Creek4.67 acres


FLUM

E CRE

EK

Roof-water Storage Tower

Well

HOOPHOUSE

HOOPHOUSE

POND

PLOT 1

PLOT 2

PLOT 3

PLOT 4

PLOT 5

Residence

Roof WaterStorage Tower

Expanded Septic Field

Proposed DrivewayExtention

ResidentialDuplex

Roof / Ground-water Storage Tank

Second Well

Packing & Storage Area

Multi-useSpace

LOCK

YER

ROADPLOT 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

This smart farm proposal provides many

examples of how we can make it ea

sier

for people to collaborate w

ith like-

minded individu

als and work together to

live their dre

am of a fulfilling rural

lifestyle. -Brian Silver


The Role of FundersThe 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 [email protected]

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

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The Smart Farm Project!!!!!!!!!!!!!!!!! APPENDIX


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MARKET RESEARCH !


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!

The Smart Farm Project!!!!!!!!!!!!!!!!! LEGAL OVERVIEW ,A!0M8BQRB!$BQQ:Q!


!

LEGAL OVERVIEW ,A!0M8BQRB!$BQQ:Q!

INTRODUCTION X6-'!13N%1*!13;-3<'!*63!;+1-%('!)39+)!'*1(5*(13'!*6+*!3V-'*!U%1!N1%N31*A!%<&31'6-N!%&!+!U+1H3E!1(1+)!

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!

LEGAL STRUCTURES AVAILABLE FOR PROPERTY OWNERSHIP ON A FARMED RURAL ACREAGE (WITH CLUSTERED OR CO-HOUSING) X6313!+13!'3;31+)!%N*-%&'!+;+-)+@)3!U%1!N1%N31*A!+&E!6%H3!%<&31'6-N!%&!1(1+)!+513+93'!%U!*63!2-&E!

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H(&-5-N+)-*A!+&E!*63!N1%;-&53#!

The Smart Farm Project!:!BIIMQJRS!LEGAL OVERVIEW !


!

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LEGAL OVERVIEW !


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<-*6!(&-*'!-&!-*#!B!5%HH%&!3&*-*A!-'!'6+13EG!<6-)3!3+56!'*1+*+!%<&31!'3N+1+*3)A!%<&'!*63-1!6%H3!+&E!

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• B!N+1*&31'6-Nv!%1!!

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LEGAL OVERVIEW !


!

Mi!+&)"0'*![Zj!)'3&*#*"+!X63!]&(=!R'"C$!I."!'3*'!%(*!+*!D35*-%&!/"P!*63!*31H'!(&E31!<6-56!+!5%;3&+&*!H+A!@3!139-'*313E!%&!*-*)3!

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139-'*313E!%&!)+&E!-HN%'-&9!N%'-*-;3!%1!&39+*-;3!13^(-13H3&*'!139+1E-&9F!

• X63!('3!%U!)+&EG!%1!%U!@(-)E-&9'!%&!*63!)+&Ev!

• X63!5%&'*1(5*-%&!%U!@(-)E-&9'!%&!*63!)+&Ev!

• X63!'(@E-;-'-%&!%U!*63!)+&Ev!

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R*!5%&'-'*'!%U!7!+Eb+53&*!N+153)'!%U!)+&E!*%*+))-&9!@3*<33&!/P!+&E!.C!+513'#!X63!N+153)'!+13!+))!%<&3E!

3-*631!'%)3)A!%1!+'!+!*3&+&5A!-&!5%HH%&!@A!*6133!H3H@31'!%U!*63!'+H3!U+H-)A#!!

X6313!+13!+1%(&E!=!E<3))-&9'!%&!*63!N1%N31*AG!'%H3!%U!<6-56!+13!%55(N-3E!@A!*3&+&*'G!@(*!*63!E<3))-&9'!

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!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!YX!A*..-,-!J-56!M,B2*#,?!(.+*.,!-#!"##$%&&MMM0+*..-,-4-560(5/&4-56&2"(MW-W2&`",PA-.7!YW!J-56J(+L&9*#@J(+L!9(661.*#@!J-562!T,$(5#!-#!$-/,!R0!YY!;-+*B15#(.!J-56!M,B2*#,?!-#!"##$%&&"-+*B15#(.4-560(5/&M$&#",32('*,#@&-B(1#312!Yb!;,-#",5!;*++2!J-56!>('*,#@!M,B2*#,?!-#!"##$%&&MMM0",-#",5"*++2/(+4'(152,0'(6&""42P*.4(&!


LEGAL OVERVIEW !


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U1-5*-%&!@3*<33&!*63!'%5-3*A!+&E!*63!)%5+)!9%;31&H3&*#!X63!-HN%1*+&53!%U!+E3^(+*3)A!+EE13''-&9![%&-&9!

^(3'*-%&'!-'!E-'5(''3E!@3)%<#!

:&3!+13+!-&!<6-56!*63!W3+*631!W-))'!?+1H!D%5-3*A!<+'!'(553''U()!<+'!-&!6+;-&9!*63!)+&EG!-&5)(E-&9!*63!

9%)U!5%(1'3!-*'3)UG!+''3''3E!+*!*63!+91-5()*(1+)!1+*3!@A!,$!B''3''H3&*#!!

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5%&'31;+*-%&#!X63!'%5-3*A!%<&'!*63!)+&EG!<6-56!-'![%&3E!r]+@1-%)+!$%HH%&'!$%HN1363&'-;3!

J3;3)%NH3&*!q%&3#s!X6-'!-'!E-'5(''3E!-&!H%13!E3*+-)!@3)%<G!-&!Y'*0*P#!X63!$%HH%&'!+NN3+1'!*%!6+;3!+!

1%@('*!U(&E1+-'-&9!N)+&!-&!N)+53G!+&E!+&!3V+HN)3!%U!*63-1!U(&E1+-'-&9!3UU%1*'!-'!+;+-)+@)3!%&)-&3!-&!*63-1!

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777i!,4=?!;>@!)=>?!X6313!+13!'3;31+)!N%*3&*-+)!@3&3U-*'!*%!U%(&E-&9!+!'%5-3*A!-&!13)+*-%&!*%!*63!N1%N31*-3'!E-'5(''3E!-&!*6-'!

](-E3#!D%5-3*A!N(1N%'3'!+'!'3*!%(*!-&!*63!)39-')+*-%&!+)-9&!<3))!<-*6!*63!H%E3)!N1%N31*A!%<&31'f!;+)(3'#!

B'!-'!*63!5+'3!-&!*<%!%U!*63!'%5-3*-3'!+@%;3G!*63!'%5-3*A!-'!+&!(H@13))+!%19+&-[+*-%&!*6+*!U+5-)-*+*3'!+&E!

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%<&3E!@A!-&E-;-E(+)'G!%1!3;3&!)3+'3E!U1%H!%*631!%<&31'#!!

B!'%5-3*A!5+&!+)'%!6%)E!+!5%;3&+&*!%&!)+&EG!H3+&-&9!*6+*!-*!H+A!6+;3!*63!N%<31!*%!13'*1-5*!<6+*!-'!E%&3!

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N1%U-*#!!

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B!@('-&3''!5%T%N!-'!'%H3<6+*!E-UU313&*!U1%H!+!)+&E!%<&31'6-N!5%T%NG!+&E!*63!*<%!5%()E!@3!E%&3!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!YZ!E.+*.,!-#!"##$%&&MMM0/-B5*(+-'(66(.20'-&$74&'-6$-*/.YXXH0$74!Y8!E.+*.,!-#!"##$%&&MMM0,.#,5$5*2*./.(.$5(4*#20'-&,.$3,),.#23-.73/5-.#2&/5-.#2!


LEGAL OVERVIEW !


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'3N+1+*3)AG!%1!*63!N1%N31*A!%<&31'!5%()E!56%%'3!*%!('3!+!5%T%N!U%1!3-*631!)+&E!%<&31'6-N!%1!U+1H!

H+&+93H3&*G!<-*6%(*!6+;-&9!*%!E%!@%*6#!!

B!@('-&3''!5%%N31+*-;3!-'!+!5%%N31+*-;3!+''%5-+*-%&!(&E31!*63!$BB!*6+*!('3'!-*'!U(&E'!*%!E3;3)%N!*63!

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13;3&(3!-&!N1%N%1*-%&!*%!@('-&3''!*6%'3!H3H@31'!E%!<-*6!%1!*61%(96!*63!+''%5-+*-%&#/K!!

X63!@3&3U-*!*%!H+&+9-&9!+&E!%N31+*-&9!U+1H-&9!+5*-;-*-3'!*61%(96!+!5%T%N!-'!)+193)A!U-&+&5-+)!+&E!

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r@+&E!*%93*631s!(&E31!%&3!@('-&3''!%19+&-[+*-%&G!%N31+*-&9!%&!'3;31+)!N+153)'!%U!N1%N31*A!*6+*!5+&!

13H+-&!'3N+1+*3)A!%<&3E!+&E!%55(N-3E#!Q%&TU+1H31'!%1!&%&T13'-E3&*'!5%()E!b%-&!*63!5%T%N!U%1!+!U33G!

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*63!$%HH(&-*A!D(NN%1*3E!B91-5()*(13!H%E3)G!@3)%<#!03H@31'6-N!U33'!<%()E!@3!b('*!%&3!<+A!-&!<6-56!

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:19+&-5'#/7!!

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(N!*%!z"=GCCC!U%1!N1%b35*'!<%12-&9!*%<+1E!+!1+&93!%U!3&;-1%&H3&*+)G!'%5-+)!b('*-53G!+&E!5%HH(&-*A!

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!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Y<!"##$%&&MMM0B'+-M20'-&T,'(.&7('16,.#&[O&45,,2*7,&XXPRRXYHPXW!!YG!"##$%&&MMM045-2,5'(66(.4-560'(6&!!YH!E.+*.,!-#!"##$2%&&MMM0)-.'*#@0'(6&VB(1#c-.'*#@&[.),2#*./[.9(661.*#*,2&F5-.#2&9(661.*#@N5(d,'#F5-.#2&N5(/5-6F1*7,+*.,2V.795*#,5*-&!YR!=9!9(($,5-#*),!V22('*-#*(.!9(3($!:(6,.#16!J1.7?!(.+*.,!-#!"##$%&&MMM0B''-0'(($&'(.#,.#&'(3($36(6,.#16341.73B'!


LEGAL OVERVIEW !


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0%E3)!1()3'!U%1!+!5%%N31+*-;3!+''%5-+*-%&!+13!+;+-)+@)3!+*!D563E()3!,!%U!*63!$%T%N!439()+*-%&'G!+&E!

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!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!b8!"##$%&&MMM0'5-3-5'0/'0'-&'"5#23/)./&'"5#2&$$+@./&67+&67+3Bd'#23,./0"#6+!!


LEGAL OVERVIEW !


!

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!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!>"!,%<3&!R')+&E!q%&-&9!,A)+<!Q%#!=7G!%&)-&3!+*!6**NF\\<<<#@-H@5#5+\U-)3'\3H@3EE3E/C"C\""C7"OT,R0,A)+<Q%=7T8_,Y$%&'%)-E+*3EZ#NEU!>/!X63!5%HN)3*3!J-'*1-5*!%U!D++&-56!q%&-&9!,A)+<!-'!+;+-)+@)3!%&)-&3!+*!6**NF\\<<<#'++&-56#5+\)-;-&9\NEU\[%&3O/CC#NEU{N+93x/C!>.!X63!5%HN)3*3!$%1*3'!R')+&E!q%&-&9!,A)+<!-'!+;+-)+@)3!%&)-&3!+*!6**NF\\'1E<'#'*1+*65%&+1E#5+\(N)%+E3E?-)3'\$%HH(&-*AnI)+&&-&9\,A)+<'\/>==\M)35*%1+)nB13+nRnq%&-&9n,A)+<nI+1*nKCC#NEU!


LEGAL OVERVIEW !


!

E<3))-&9'!-&!*63![%&3G!%1!+!H+V-H(H!)%*!5%;31+93!%U!/w!%U!*63!*%*+)![%&3!+13+#!:@;-%(')A!*6-'!<%()E!&%*!

@3!+&!+NN1%N1-+*3!H%E3)!U%1!*63!N1%N31*-3'!3V+H-&3E!-&!*6-'!13N%1*#!

R*!+)'%!+NN3+1'!U1%H!*63![%&-&9!@A)+<!*6+*!'%H3!%1!+))!%U!*63!)+&E!-&!*6-'![%&3!-'!<-*6-&!*63!B91-5()*(1+)!

8+&E!43'31;3#!

<=$-21(!M.!N$O%4,1$!",--,)6!",-2%(#()640(!/(0(1,2-()'!9,)(!AG61$)*6!B%76'8!X6-'![%&3!-'!'N35-U-5!*%!*63!]+@1-%)+!$%HH%&'#!R*'!N1-&5-N+)!N31H-**3E!('3'!+13!r5%HH%&'!+91-5()*(13s!

+&E!r5%HH%&'!-&'*-*(*-%&+)s#!R*!+)'%!N31H-*'!+!H+V-H(H!%U!"!'-&9)3!U+H-)A!E<3))-&9G!+&E!+553''%1A!

5%HH315-+)G!%UU-53G!+&E!N(@)-5!+''3H@)A!('3'#>>!B'!-&!%*631!)%5+)!9%;31&H3&*'f![%&-&9!@A)+<'G!*6313!

+NN3+1'!*%!@3!+!13)(5*+&53!*%![%&3!-&!'(56!+!<+A!*6+*!6-9631!E3&'-*A!%1!H()*-TU+H-)A!13'-E3&53'!+13!

+))%<3E!%&!)+&E!*6+*!-'!@%*6!+91-5()*(1+)!+&E!('3E!U%1!5%HH3153#!

!G*($1!9,)4)5!",)*4'4,)6!+,%!'#(!P%,2(%'4(6!RE3+))AG!*63!D$4J!<%()E!13[%&3!*63!H%E3)!N1%N31*-3'!6313-&!+'!'%H3!U%1H!%U!4(1+)!$%HH315-+)G!%1!

J3H%&'*1+*-%&!?+1HG!%1!'%H3!2-&E!%U!$%HN1363&'-;3!q%&3!*6+*!<%()E!+))%<!(N!*%!.!'-&9)3!U+H-)A!

E<3))-&9!(&-*'G!%1!%&3!'-&9)3!U+H-)A!E<3))-&9!(&-*!<-*6!+!'N35-U-3E!&(H@31!%U!+553''%1A!')33N-&9!(&-*'G!%1!

13'-E3&*-+)!('3!U%1!U+1H!)+@%(131'#!$+*39%1-[-&9!5)('*313E!E<3))-&9!(&-*'!+'!+!E(N)3V!%1!r*1-N)3Vs!5%()E!

+''(+93!)%5+)!9%;31&H3&*!5%&531&'!+@%(*!-&513+'-&9!*63!+))%<+@)3!&(H@31!%U!6%H3'#!!

R&!+EE-*-%&G!*63![%&-&9!<%()E!+))%<!U%1!+91-5()*(1+)!('3!+&E!+553''%1A!('3'!*%!+91-5()*(13G!+&E!

+91-5()*(1+)!5%HH315-+)!('3#!B!rH+123*!9+1E3&s!E3'-9&+*-%&!5%()E!@3!H%13!+NN1%N1-+*3!*6+&!*63!H%13!

93&31+)!r+91-5()*(13s!E3'-9&+*-%&G!+&E!13+''(13!*63!)%5+)!9%;31&H3&*!*6+*!-&*3&'3!+91-5()*(13!-'!&%*!

5%&*3HN)+*3E#!D%H3!N31H-**3E!('3!<%()E!)-23)A!+)'%!&33E!*%!@3!13^(-13E!U%1!N(@)-5!+''3H@)AG!-U!*63!

N1%N31*A!-'!*%!@3!('3E!U%1!U3'*-;+)'!%1!%*631!)+193!N(@)-5!9+*631-&9'#!

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N1%N31*-3'F!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!>>!R')+&E'!X1('*!]+@1-%)+!R')+&E!8%5+)!X1('*!$%HH-**33!,A)+<!Q%#!"77G!"PPPG!%&)-&3!+*!6**NF\\<<<#-')+&E'*1('*#@5#5+\)*5\9@\NEU\9@@A)@+'3)(@C"77#NEU!



!

!



!

X63!56+))3&93!*63!DH+1*!?+1H!I1%b35*!<-))!U+53!-&!+56-3;-&9!*6-'!)-3'!-&!*63!U+5*!*6+*!&%!'(1;3A3E!)%5+)!

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P&*&-#%!'$+&-3#"0'*+!B!'%5-3*A!%1!+!$DB!@('-&3''!*6+*!+))%<3E!*63!;+1-%('!N1%N31*-3'!*%!'3))!*63-1!N1%E(5*!E-135*)A!*%!

5%HH(&-*A!H3H@31'G!%1!*%!'3))!U1%H!%&3!)%5+*-%&G!5%()E!@3!E3'-1+@)3!U%1!+))!*63!DH+1*!?+1H!N1%N31*-3'#!

:&3!*6-&9!*6+*!+!139-%&+)!U+1H!*1('*!5%()E!E%!<%()E!@3!*%!'3*!(N!+!U+1H31f'!H+123*!'+)3'!)%5+*-%&G!U%1!

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E3&'-*AG!+91-5()*(13G!+&E!%*631!3&*31N1-'3!5%&*3HN)+*3E!-&!*63!](-E3G!%&!N+153)'!+'!'H+))!+'!*63'3!%&3'#!

KEY QUESTIONS TO ASK

('-!(#-/&-+!>8 Q#$'!*,!G!C$)'!',!*,!C4'#!'#(!2%,2(%'ER!

+Z 0+23!+!)-'*!%U!+))!-&*3&E3E!('3'!k!+91-5()*(13G!+N-5()*(13G!+&-H+)!6('@+&E1AG!U+1H!N1%E(5*!'+)3'G!6%H3!%55(N+*-%&'!Y6%&3AG!<%%)G!<%%E<%12-&9G!%*631!N1%E(5*'!H+E3!U1%H!*63!U+1H3E!13'%(153'ZG!+&E!+&A!%*631!('3!A%(!H+A!+&*-5-N+*3#!

@Z d6%!<-))!)-;3!%&!*63!N1%N31*At!$%&'-E31!*63!&(H@31!%U!N3%N)3G!*63-1!13)+*-%&'6-N!*%!%&3!+&%*631G!+&E!<6313!*63A!<-))!)-;3#!R'!*63!-&*3&*-%&!*%!6+;3!'3N+1+*3!6%('36%)E't!B!53&*1+)!)-;-&9!'N+53!<-*6!@(&26%('3'G!5%**+93'G!%1!E%1H-*%1-3't!D%H3!5%H@-&+*-%&!%U!*63!+@%;3t!

@8 K%(!'#(%(!,C)(%6#42!,%!'4'1(!&,)6'%$4)'6!,)!C#$'!G!&$)!*,!C4'#!'#(!2%,2(%'ER!

+Z J%!+!*-*)3!'3+156!-&!*63!8+&E!X-*)3!:UU-53F!!

-Z d6%!%<&'!*63!N1%N31*At!B13!+))!N+1*-3'!<-*6!+&!%<&31'6-N!-&*313'*!-&!+9133H3&*!139+1E-&9!*63!N1%N%'3E!('3t!RU!&%*G!A%(!H+A!&33E!*%!<%12!<-*6!*63!%*631!%<&31'!*%!13+56!+&!+9133H3&*G!%1!3VN)%13!*63!N%''-@-)-*A!%U!N(156+'-&9!*63-1!-&*313'*!U1%H!*63H#!

--Z B13!*6313!5%;3&+&*'G!3+'3H3&*'G!'*+*(*%1A!1-96*'!%U!<+AG!)-3&'G!H%1*9+93'G!%1!%*631!r3&5(H@1+&53's!%&!*63!N1%N31*A!*6+*!<%()E!N13;3&*!A%(!U1%H!U133)A!('-&9!-*t!RU!'%G!A%(!<-))!&33E!*%!13'3+156!*63!&353''+1A!13^(-13H3&*'!*%!6+;3!*63!3&5(H@1+&53'!13H%;3EG!%1!*%!<%12!<-*6-&!*63-1!5%&'*1+-&*'#!

H8 /,!'#(!9,)4)5!FE1$C!$)*!3++4&4$1!",--7)4'E!P1$)!$11,C!'#(!76(!GS-!&,)64*(%4)5R!

+Z ?-&E!%(*!<6+*![%&3!A%(1!N1%N31*A!-'!-&G!+&E!<6+*!-'!+&E!-'!&%*!+))%<3E#!RU!A%(1!N)+&&3E!('3!-'!&%*!5(113&*)A!+))%<3EG!*+)2!*%!A%(1!)%5+)!9%;31&H3&*!+@%(*![%&-&9!;+1-+&53'!%1!13[%&-&9!+NN)-5+*-%&'#!


LEGAL OVERVIEW !


!

@Z ?-&E!%(*!<63*631!*6313!-'!+&!%UU-5-+)!5%HH(&-*A!N)+&G!+&E!<63*631!*63!('3!A%(!-&*3&E!-'!5%HN+*-@)3!<-*6!-*#!

5Z ?-&E!%(*!<63*631!*63!N1%N31*A!k!%1!N+1*!%U!-*!k!-'!)%5+*3E!<-*6-&!+!E3;3)%NH3&*!N31H-*!+13+G!<6-56!<%()E!13^(-13!A%(!*%!+NN)A!U%1!+!E3;3)%NH3&*!N31H-*!@3U%13!N(**-&9!A%(1!N)+&!-&*%!+5*-%&#!!

J8 /,!G!C$)'!',!C,%T!4)*(2()*()'1EU!,%!V,4)!',5('#(%!C4'#!,'#(%6!4)!-E!&,--7)4'ER!

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@Z ?%1H-&9!+!5%%N31+*-;3!%1!+!'%5-3*A!5+&!@1-&9!U+1H31'!-&!+!5%HH(&-*A!*%93*631!*%!N%%)!13'%(153'G!@3**31!5%%1E-&+*3!'+)3'!+&E!+EH-&-'*1+*-%&G!+&E!-&513+'3!+553''!*%!)%+&'!+&E!91+&*'#!

5Z W%<3;31G!513+*-&9!'(56!+&!%19+&-[+*-%&!5%'*'!*-H3!+&E!H%&3AG!+&E!H+A!-&-*-+))A!5%HN)-5+*3!U+1H!%N31+*-%&'#!d3-96!*63!N1%'!+&E!5%&'!%U!3+56!%N*-%&!5+13U())A#!

M8 W,C!C411!G!-$T(!,%!%$46(!-,)(E!',!5('!6'$%'(*R!

+Z DH+))!@('-&3''!U(&E-&9!-&!*63!U%1H!%U!91+&*'!%1!)%+&'!H+A!@3!+;+-)+@)3#!

@Z ?(&E-&9!'N35-U-5!*%!&%&TN1%U-*'!+&E!5%%N31+*-;3'!-'!+)'%!+;+-)+@)3#!!

5Z $%&'-E31!$%HH(&-*A!D6+13E!B91-5()*(13!H%E3)'G!*61%(96!<6-56!A%(!H+A!@3!+@)3!*%!'35(13!+EE-*-%&+)!'*+1*!(N!U(&E-&9#!!

EZ B!5%%N31+*-;3!%1!+!'%5-3*A!H+A!56+193!H3H@31'6-N!U33'!+&E!+553N*!5%&*1-@(*-%&'!U1%H!E%&%1'!%1!H3H@31'#!

X8 K%(!'#(%(!%(6,7%&(6!'#$'!&$)!$6646'!-(R!

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('-!%')#%!P'3&-*/&*"+!>8 Q#$'!T4)*!,+!$5%4&71'7%(!*,!C(!C$)'!',!6722,%'!4)!,7%!&,--7)4'ER!

+Z J-'5(''!<63*631!-&513+'-&9!+91-5()*(1+)!+5*-;-*A!-'!%1!'6%()E!@3!+!N1-%1-*A!U%1!A%(1!5%HH(&-*A#!$%&'-E31!<6+*!'5+)3!+&E!*AN3!%U!+91-5()*(13!<%()E!@3!H%'*!+NN1%N1-+*3!U%1!*63!5%HH(&-*AG!9-;-&9!*6%(96*!*%!*63!93%91+N6AG!N%N()+*-%&G!N%N()+*-%&!E3&'-*AG!E3H%91+N6-5!N1%U-)3!+&E!5%HH315-+)!)-;3)-6%%E!%U!*63!5%HH(&-*A#!


LEGAL OVERVIEW !


!

@Z RU!A%(!+13!+*!+))!-&*313'*3E!-&!-&513+'-&9!'H+))T'5+)3!)%5+)!+91-5()*(13!<-*6!913+*31!13'-E3&*-+)!E3&'-*AG!5%&'-E31!*63!U%))%<-&9!^(3'*-%&'#!

@8 Q#$'!4)'(%(6'!46!'#(%(!+%,-!'#(!&,--7)4'E!4)!&#$)54)5!,%!()#$)&4)5!1,&$1!$5%4&71'7%(R!

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H8 Q#$'!-(&#$)46-6!$1%($*E!(=46'!4)!,7%!OE1$C6!$)*!3"P!',!6722,%'!'#$'!$5%4&71'7%(R!

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J8 /,!C(!#$0(!()$&'-()'6!4)!21$&(!'#$'!2%(0()'!,%!14-4'!'#$'!$5%4&71'7%(R!

M8 d63&!13;-3<-&9!*63![%&-&9!@A)+<!+&E!:$IG!5%&'-E31!<63*631!*63!)+&9(+93!3V53''-;3)A!)-H-*'!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!

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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!

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@Z $%&'()*!<-*6!13)3;+&*!N1%U3''-%&+)'!139+1E-&9!*63!+553N*+@)3!63+)*6G!'+U3*A!+&E!@(-)E-&9!'*+&E+1E'!U%1!'H+))T'5+)3!U+1H'!<-*6!-&513+'3E!13'-E3&*-+)!E3&'-*AG!+&E!'6+13!*63!13'()*'!%U!*63!5%&'()*+*-%&!<-*6!*63!5%HH(&-*A#!

5Z $%&'-E31!-HN%'-&9!5%&E-*-%&'!13^(-1-&9!N1%U3''-%&+)!+156-*35*'G!3&9-&331'G!+&E!+91%)%9-'*'!*%!+NN1%;3!N)+&'!%1!'*1(5*(13'!%&!'H+))T'5+)3!U+1H'#!!

Z8 K%(!'#(%(!,'#(%!%(6,7%&(6!'#$'!&$)!$6646'!76R!

+Z 43U31!*%!*63!13'%(153'!'3*!%(*!-&!*63!13)3;+&*!N%1*-%&'!%U!*63!839+)!43N%1*#!


LEGAL OVERVIEW !


!

@Z 43;-3<!X63!8+&E!$%&'31;+&5Af'!8%5+)!]%;31&H3&*!X%%)2-*!U%1!D('*+-&+@)3!?%%E!I1%E(5*-%&G!+;+-)+@)3!%&)-&3!+*!6**NF\\<<<#5%HH(&-*AU+1H'#5+\IJ?'e8-&23EJ%5(H3&*'\*%%)2-*nU-&+)#NEU!

OTHER REGULATORY CONSIDERATIONS X6-'! 13N%1*! -'! &%*! 3V6+('*-;3#! D3;31+)! %*631! )39+)! +&E! 139()+*%1A! 5%&'-E31+*-%&'! +1-'3! -&! +! 'H+))T'5+)3!

U+1H-&9!;3&*(13G!<6-56!13^(-13!H%13!5%&'-E31+*-%&!*6+&!-'!'3*!%(*!-&!*6-'!13N%1*#!D%H3!3V+HN)3'!+13F!

• ,$!B''3''H3&*!k!-*!-'!<%1*6!&%*-&9!*6+*!3;3&!-U!*63![%&-&9!-'!1(1+)!13'-E3&*-+)G!%1!&%*!'N35-U-5+))A!+91-5()*(1+)G!+!U+1H!'%5-3*A!H+A!@3!+@)3!*%!93*!+!U+;%(1+@)3!E3*31H-&+*-%&!U1%H!,$!B''3''H3&*G!+))%<-&9!-*!*%!N+A!*+V3'!+*!*63!+91-5()*(1+)!1+*3#!D33G!U%1!3V+HN)3G!*63!W3+*631!W-))'!+91-5()*(1+)!E3'-9&+*-%&v>=!

• X63!&33E!*%!@3!+<+13!%U!+))!+NN)-5+@)3!@(-)E-&9!@A)+<'!+&E!*63!,$!,(-)E-&9!$%E3v!

• X63!56BC*16$("!0"&(=&+=,!I."v!

• X63!%$,'=$("'&C!R$(&(.1!I."v!

• X63!^(.*6$!R&N!I."v!+&E!!

• B&A!%*631!139()+*-%&'!%1!3&+5*H3&*'!'N35-U-5!*%!*63!+5*-;-*A!@3-&9!5+11-3E!%(*!%&!*63!N1%N31*A#!

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! !

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Z8!N5($,5#@!V22,226,.#!V$$,-+!=(-57!V$$,-+!h(0!YXWW3W83XXXXZ!O,'*2*(.?!(.+*.,!-#!"##$%&&MMM0-22,226,.#-$$,-+0B'0'-&O,'*2*(.2&O41++&7,'PYXWW3W83XXXXZPYXWWXH<R0-2$!!


LEGAL OVERVIEW !


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! !

The Smart Farm Project!!!!!!!!!!!!!!!!! FEASIBILITY ANALYSIS $H!D$:XX!W_]WMD!


!

(&#+0$0%0"L!'3&-30&1!,A!D$:XX!W_]WMD!

X63!;-+@-)-*A!%U!*63!DH+1*!?+1H!H%E3)!6+'!@33&!+''3''3E!%&!*63!@+'-'!%U!U(&E+H3&*+)!35%&%H-5'!*%!

E3*31H-&3!<63*631!*63!;+1-%('!U%1H'!%U!3'*+@)-'6-&9!+!U+1H!+&E!*63!;+1-%('!%N31+*-%&+)!56+1+5*31-'*-5'!

+13!()*-H+*3)A!)-23)A!*%!@3!'('*+-&+@)3!%;31!*-H3#!!B!13;-3<!%U!N%*3&*-+)!U(&E-&9!'%(153'!6+'!+)'%!@33&!

5%&E(5*3E!*%!-E3&*-UA!N%''-@)3!U-&+&5-+)!'(NN%1*!*%!*63!)+(&56!+&E!%N31+*-%&!%U!*63!DH+1*!?+1H!H%E3)#!!

B&!-&E-;-E(+)!U3+'-@-)-*A!+''3''H3&*!<+'!E%&3!%&!3+56!%U!*63!U%(1!E-UU313&*!U+1H!3V+HN)3'!*%!@3**31!

(&E31'*+&E!*63!23A!U(&5*-%&+)!+**1-@(*3'!%U!3+56!+&E!5%HH3&*+1A!+&E!5%HN+1+*-;3!5%&'-E31+*-%&'!+13!

-&5)(E3E#!

CASH FLOW MODEL TEMPLATE X63!+NN1%+56!*+23&!<+'!*%!E3;3)%N!+!U-&+&5-+)!5+'6!U)%<!H%E3)!<6-56!5%()E!-&5%1N%1+*3!*63!E-'5133*!

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5%HN%&3&*'!%U!U+1H-&9!%1!%*631!+5*-;-*-3'!<6-)3!+*!*63!'+H3!*-H3!+99139+*-&9!-&U%1H+*-%&!-&*%!+!U()'%H3!

N-5*(13!%U!%;31+))!U+1H!5+'6!U)%<#!!B5*-;-*-3'!6+;3!@33&!5)('*313E!+55%1E-&9!*%!*63-1!13;3&(3!+&E!5%'*!

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*%93*631!@(*!'3N+1+*3E!U1%H!*63!N1%E(5*-%&!%U!+&-H+)!@+'3E!N1%E(5*'!'(56!+'!5633'3G!H-)2!+&E!399'#!!

X63!+&&(+)!5A5)3'!+13!^(-*3!E-UU313&*!+&E!*63!*-H-&9!+&E!&+*(13!%U!13;3&(3'!+&E!5%'*'!+)'%!E-UU31#!!

?(1*631G!%*631!(&13)+*3E!+5*-;-*-3'!'(56!+'!13&*+)!%U!U+5-)-*-3'!*%!*6-1E!N+1*-3'!%1!5%&E(5*-&9!3E(5+*-%&+)!%1!

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H+9&-*(E3!%U!-&U)(3&53!%U!3+56!3)3H3&*!%55(11-&9!+*!*63!U+1H#!

X63!5+'6!U)%<!H%E3)!-&5)(E3E!<-*6!*6-'!9(-E3!*63&!*+23'!*63!Q3*!$%&*1-@(*-%&!U1%H!:N31+*-&9!+5*-;-*-3'!

+*!*63!U+1H!+&E!)+A31'!*63!5+N-*+)!3VN3&E-*(13'!+&E!U(&E-&9!5%HN%&3&*'G!<6-56!<-))!%55(1!+*!;+1-%('!

N%-&*'!%;31!*63!)-U3!%U!*63!U+1H#!!X6-'!-&5)(E3'!*63!E3;3)%NH3&*!+&E!5%&'*1(5*-%&!%U!13'-E3&*-+)!(&-*'G!

<6-56!+13!N)+&&3E!U%1!3+56!%U!*63!'-*3'#!!X63!'N35-U-5!*-H-&9!%U!-&E-;-E(+)!5+'6!U)%<!-*3H'!Y3-*631!5+'6!-&!

%1!5+'6!%(*Z!-'!-HN%1*+&*!+&E!*6313!-'!*63!&33E!*%!3'*+@)-'6!+NN1%N1-+*3!'6%1*!*31H!U(&E-&9!<63&!+!9+N!

+NN3+1'#!!X63!N1%91+H!%U!@%11%<-&9!+&E!13N+A-&9!)%+&'!U%1!3+56!U+1H!6+'!@33&!E3;3)%N3E!*%!3&'(13!

N%'-*-;3!5+'6!@+)+&53!-&!3+56!A3+1!+&E!@+)+&53E!-&U)%<'\%(*U)%<'!%;31!*-H3#!!!X63!+99139+*3!-HN+5*!%U!

@%*6!%N31+*-&9!+&E!U-&+&5-&9!+5*-;-*-3'!-'!*+))-3E!+*!*63!@%**%H!%U!*63!5+'6!U)%<!H%E3)!U%1!N)+&&-&9!

N(1N%'3'!+&E!*%!-&E-5+*3!N%*3&*-+)!U%1!)%&9!*31H!'('*+-&+@-)-*A!%;31!+!=!A3+1!N31-%E!%U!U%135+'*-&9#!

X63!5+'6!U)%<!*3HN)+*3!-'!-&5)(E3E!+'!+!'*+1*-&9!N%-&*!U%1!+&A%&3!'*+1*-&9!*%!5%&'-E31!*63!N%*3&*-+)!U%1!+!

DH+1*!?+1H!H%E3)#!!B!E3H%&'*1+*-%&!%U!-*'!('3!-'!5%&*+-&3E!-&!*63!U%(1!U+1H!3V+HN)3'G!<6-56!+13!*63!

'(@b35*!%U!*6-'!9(-E3#!!R&E-;-E(+)!5%HH3&*+1A!*%!+55%HN+&A!*63!U+1H!5+'6!U)%<!<%12'633*!-&!3+56!5+'3!-'!

-&5)(E3E!)+*31!-&!*6-'!'35*-%&#!

!

!


FEASIBILITY ANALYSIS !


!

CAPITAL FUNDING OPTIONS X63!DH+1*!?+1H!5+'6! U)%<!H%E3)! -&5)(E3'!'3;31+)!E-UU313&*! U%1H'!%U!5+N-*+)!<6-56!H+A!@3!+553''3E! -&!

U(&E-&9!*63!N(156+'3G!E3;3)%NH3&*G!U+5-)-*-3'!+&E!%N31+*-%&'!%U!*63!U+1H#!!!Q%*!+))!U%1H'!%U!5+N-*+)!H+A!

@3!+;+-)+@)3!*%!+))!%U! *63! U+1H!%<&31'6-N!'*1(5*(13'#! !B)'%G! *6313!+13!%*631!'N35-U-5! *AN3'!%U!5+N-*+)G!%1!

;+1-+*-%&'G! <6-56! 6+;3! &%*! -&5)(E3E! -&! *63! H%E3)! '53&+1-%'! N13'3&*3E#! ! X63! U-&+)! 5%H@-&+*-%&! %U!

+NN1%N1-+*3!U(&E-&9!'%(153'!+&E!H356+&-'H'!<-))!&33E!*%!@3!E3*31H-&3E!+*!*63!-&E-;-E(+)!U+1H!)3;3)#!

$+N-*+)! 5+&! @3! '%(153E! U%1! 3-*631! *63! (NU1%&*! 5%'*'! %U! U+1H! )+(&56\+5^(-'-*-%&! %1! *%! '(NN%1*! %&9%-&9!

%N31+*-%&'!%U!*63!DH+1*!?+1H#! ! R*!5+&!5%H3!-&!*63!U%1H!%U!3^(-*A!5%&*1-@(*-%&'G! )%+&'!%1!E3@*!%U!'%H3!

2-&EG!%1!9-U*3E!+'!+!91+&*!%1!56+1-*+@)3!E%&+*-%&#!!X63!E-;31'-*A!%U!%N*-%&'!-'!E-'5(''3E!-&!913+*31!E3*+-)!-&!

*63!'35*-%&'!<6-56!U%))%<#!

EQUITY R&!N1-;+*3!3&*31N1-'3G!*63!-&-*-+)!'%(153!%U!5+N-*+)!93&31+))A!5%H3'!-&!*63!U%1H!%U!3^(-*A!<6-56!N1%;-E3'!

%<&31'6-N!1-96*'!+&E!@3+1'!*63!1-'2!+&E!13<+1E!%U!)%&9!*31H!'(553''#!!X6313!-'!+&!+&*-5-N+*3E!13*(1&!%&!

+&!3^(-*A!-&;3'*H3&*G!@(*!&%*!+!13^(-13E!%1!139()+1!5%HH-*H3&*#!!R&!*63!'-*(+*-%&!%U!+!DH+1*!?+1HG!*63!

H%&3A!*%!N(156+'3!*63!U+1H!%1!*%!-&;3'*!-&!3^(-NH3&*!%1!3VN+&E3E!%N31+*-%&'!<-))!('(+))A!5%H3!U1%H!

N31'%&+)!'+;-&9'!%1!%*631!U-&+&5-+)!13'%(153'!%U!*63!U+1H!%<&31#!!:U*3&!U1-3&E'!+&E!U+H-)A!H3H@31'!<-))!

b%-&!-&!5%&*1-@(*-&9!3^(-*A!*%!+(9H3&*!U(&E'!+;+-)+@)3!-&!'(NN%1*!%U!'%H3%&3!*63A!2&%<!<3))#!

R*!-'!(&)-23)A!*6+*!+!'H+))!U+1H-&9!%N31+*-%&!'(56!+'!*63!DH+1*!?+1H!H%E3)!<%()E!6+;3!'(553''!-&!

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'('*+-&+@)3!U+1H-&9!%N31+*-%&'!*%!'(NN%1*!*63!13'-E3&*!U+H-)-3'#!!X6313U%13G!3^(-*A!-'!)-H-*3E!-&!*6-'!5+'3!

+'!+!'%(153!%U!U(&E-&9!*%!*63!13'%(153'!%U!*63!U+1H!U+H-)-3'#!!d-*6-&!*63!DH+1*!?+1H!H%E3)G!*63!

E3;3)%NH3&*!+&E!'+)3!%U!13'-E3&*-+)!6%H3'!%&!'H+))!U+1H!N1%N31*-3'!E%3'!513+*3!+!H356+&-'H!*%!

13)3+'3!*63!;+)(3!%U!U+1H!%<&31!3^(-*A!<6-56!13'*'!-&!*63!;+)(3!%U!*63!(&E31)A-&9!)+&E#!!X6-'!13)3+'3!%U!

*63!3^(-*A!;+)(3!U%1!13-&;3'*H3&*!-&!)+(&56-&9!%1!3VN+&E-&9!U+1H-&9!%N31+*-%&'!-'!+*!*63!5%13!%U!*63!

DH+1*!?+1H!H%E3)#!

J3N3&E-&9!%&!*63!U%1H!%U!U+1H!%<&31'6-N!*6313!H+A!@3!'%H3!+EE-*-%&+)!%N*-%&'!*%!'%(153!3^(-*A#!!?%1!

3V+HN)3G!+&!+91-5()*(1+)!5%%N31+*-;3!6+'!*63!+@-)-*A!*%!1+-'3!)-H-*3E!+H%(&*'!%U!3^(-*A!U1%H!-*'!H3H@31!

@+'3#!

DEBT B!13+E-)A!+553''-@)3!U%1H!%U!5+N-*+)!*%!+(9H3&*!3^(-*A!5%H3'!-&!*63!U%1H!%U!E3@*#!!X6-'!3V-'*'!-&!+!;+1-3*A!

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%U!-&*313'*!1+*3!%1!13*(1&G!+&E!5+&!@3!('3E!U%1!+!'6%1*!*31H!<-*6!3+'3!%U!13N+AH3&*!+'!+!<+A!*%!@1-E93!+!

'6%1*T*31H!&33E#!!J3@*!93&31+))A!E%3'!13^(-13!3;-E3&53!%U!+!6-'*%1A!%U!3+1&-&9'!+&E!*63!N)3E93!%U!+''3*'!

+'!+!'35%&E+1A!U%1H!%U!N%*3&*-+)!13N+AH3&*#!!X63!)%<!1-'2!&+*(13!%U!E3@*!H3+&'!*63!-&*313'*!1+*3'!+13!

13)+*-;3)A!)%<!U%1!*63!('3!%U!*6-'!U%1H!%U!5+N-*+)#!!J3@*!E%3'!513+*3!+!)%&9!*31H!+&E!-&U)3V-@)3!13N+AH3&*!

%@)-9+*-%&!+&E!*6-'!5+&!<3-96!63+;-)A!%&!139()+1!3+1&-&9'!-U!*63!)3;3)!%U!E3@*!-'!*%%!6-96#!


FEASIBILITY ANALYSIS !


!

d-*6-&!*63!U+1H-&9!'35*%1G!*6313!+13!+!&(H@31!%U!*+-)%13E!E3@*!N1%;-E31'!<6%!'N35-+)-[3!-&!N1%;-E-&9!

E3@*!U%1!+91-5()*(1+)!N(1N%'3'!-&!$+&+E+#!!:U*3&!E3@*!U1%H!*63'3!N1%;-E31'!6+'!56+1+5*31-'*-5'G!<6-56!

+52&%<)3E93!*63!(&-^(3!13^(-13H3&*'!%U!U+1H!%N31+*-%&'#!!!B&!3V+HN)3!-'!*63!9%;31&H3&*!)%+&!

N1%91+H!(&E31!*63!$+&+E-+&!B91-5()*(1+)!8%+&'!B5*!Y$B8BZG!<6-56!-'!+!9(+1+&*33!U%1!)%+&'!E3'-9&3E!*%!

U-&+&53!U+1H!-HN1%;3H3&*'!+&E!U(&E!*63!N1%53''-&9G!E-'*1-@(*-%&!+&E!H+123*-&9!%U!U+1H!N1%E(5*'#!!X63!

@3&3U-*'!5+&!@3!-&!*63!U%1H!%U!6-9631!)3&E-&9!N3153&*+93'G!)%<31!-&*313'*!1+*3'!%1!H%13!U)3V-@)3!

13N+AH3&*!*31H'#!

B&%*631!+91-5()*(1+)!)3&E31!-'!?+1H!$13E-*!$+&+E+!Y?$$Z#!!X6-'!+93&5A!6+'!+!<-E3!1+&93!%U!)%+&!%N*-%&'!

U%1!+91-5()*(1+)!N1%E(531'!U1%H!U-V3E!)%+&'!*%!)-&3'!%U!513E-*!U%1!;-+@)3!'6%1*!*31H!&33E'#!

GIFTS/GRANTS B!U-&+)!5%&'-E31+*-%&!-U!*6313!-'!+!5%HN%&3&*!%U!*63!U+1H!%N31+*-%&!*6+*!-'!6%('3E!-&!+!&%&TN1%U-*!%1!

56+1-*+@)3!%19+&-[+*-%&!<6-56!6+'!+!E3U-&3E!5%HH(&-*A!N(1N%'3!%1!H-''-%&!-'!*%!+553''!91+&*'G!H%E3)!

5+&!N%*3&*-+))A!+**1+5*!*63!-&*313'*!%U!)%5+)!5%HH(&-*A!9%;31&H3&*G!N1%;-&5-+)!+91-5()*(1+)!-&-*-+*-;3'G!

3HN)%AH3&*!'(NN%1*!56+&&3)'!%1!%*631!+)-9&3E!U(&E-&9!56+&&3)'#!!!

0%'*!5%HH%&)A!'H+))31!+H%(&*'!%U!U(&E-&9!H+A!@3!+;+-)+@)3!*%!E3;3)%N!*63!5%&53N*!%U!+!5%HH(&-*A!

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'N35-U-5!3)3H3&*'!%U!E3'-9&-&9!+&E!'*+1*-&9!+!(&-^(3!U+1H-&9!H%E3)!+&E!*63&!13'3+156-&9!N%*3&*-+)!

U(&E31'!H+A!13'()*!-&!+!'(-*+@)3!H+*56!U%1!'%H3!)3;3)!%U!U(&E-&9!'(NN%1*#!!L3A!+13+'!<6-56!*AN-5+))A!

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N1%U-*!%19+&-[+*-%&G!91+&*!U(&E-&9!-'!+!<%1*6A!1%(*3!*%!N(1'(3#!

SMART FARM EXAMPLES – FEASIBILITY ASSESSMENTS ?%135+'*!E+*+!U%1!3+56!%U!*63!U%(1!3V+HN)3!DH+1*!?+1H!H%E3)'!<+'!('3E!*%!5%HN)3*3!*63!5+'6!U)%<!

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The Smart Farm Project!:!BIIMQJRS!FEASIBILITY ANALYSIS !


!

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The Smart Farm Project!:!BIIMQJRS!FEASIBILITY ANALYSIS !


!

!

The Smart Farm Project !CASE STUDY # 1

STORVOLD RD, LANGDALE !


!

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CASE STUDY # 1 !


!

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The Smart Farm Project!:!BIIMQJRS!CASE STUDY # 1 !


!

!

IWBDM!"!k!0RSMJ!gM]MXB,8MD!BQJ!,M44RMD!

I8:XD!"!e!/F!0RSMJ!gM]MXB,8MD!YM#]#!DB8BJ!]4MMQDZ!! 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 !

!

!

!

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,%'"!`V!-#+,$&--0&+V!f2Z^!#)-&+! 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

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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

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Direct Expenses Avg herd # goats amt/head




CASE STUDY # 1 !


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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

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%<&31'f!;-'-%&#!


CASE STUDY # 1 !


!

Feasibility Assessment

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!


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 5Sources of Cash

RevenuesDirect to Consumer

Annual Crops 21,595 24,230 27,186 29,116 30,589Animal Products 0 0 52,353 58,740 65,906Education/Outreach/Events 470,000 488,988 513,731 534,486 550,627Facility Space Rental 20,000 20,808 21,861 22,744 23,431

WholesaleAnnual Crops 5,729 6,428 7,212 7,724 8,115Animal Products 12,348 13,225 13,894Education/Outreach/Events 0 0 0 0 0

Total Revenues 0 517,324 540,454 634,690 666,034 692,562

Direct Production ExpensesAgricultural Crops 4,791 4,935 5,033 5,235 5,287Animal products 11,444 11,787 12,023 12,504 12,629Education/Outreach/Events expenses 234,500 241,535 246,366 256,220 258,783Facility 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 ExpensesTotal Production Wages 256,274 263,963 269,242 280,011 282,812Management Wages 40,000 20,000 20,600 21,012 21,852 22,071General & Administrative 10,000 6,000 6,180 6,304 6,556 6,621Farm Supplies 5,000 5,150 5,253 5,463 5,518Marketing 10,000 20,000 20,600 21,012 21,852 22,071Vehicle Expenses 5,000 5,150 5,253 5,463 5,518Repair & Maintenance 2,000 2,060 2,101 2,185 2,207Insurance 5,000 5,150 5,253 5,463 5,518Utilities 2,600 2,678 2,732 2,841 2,869Strata Fees on Common Property 1,200 1,236 1,261 1,311 1,324

Total Farm Expenses 60,000 323,074 332,767 339,422 352,999 356,529Net 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%Annual Cost Inflation 3% 2% 4% 1%

Opening Year 1 Year 2 Year 3 Year 4 Year 5Net Contribution from Operations -60,000 -56,485 -50,570 31,846 39,077 59,335Capital Contributions

Farm Loans 90,000 90,000Farm Operation Equity 250,000Farm Grants 60,000Home Purchase #1 375,000Home Purchase #2 375,000Home Purchase #3 375,000Farm Mortgage 300,000 -150,000Home 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 cashCapital CostsHouse and Building Costs

Farm Purchase 575,000Home #1 Construction Costs 260,000Home #2 Construction Costs 260,000Home #3 Construction Costs 260,000Farm Buildings Costs 30,000

Farm Operations CostsFacilities Construction 11,000 19,600Farming Equipment Purchase 14,600 35,000Plant Supplies 2,500Livestock Purchase 0 1,000

Total Capital Cost 633,100 780,000 55,600 0 0 0Financing costs

Loan Payments (loan #1) 0 11,455 11,455 11,455 11,455 11,455Loan 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 0Farm 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



!

!


KING RD, ELPHINSTONE !


!

FARM PLAN !

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!

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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

!

!

!

!



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!

Designs

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!

Legal Assessment

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CASE STUDY # 2 !


CASE STUDY # 2 !


!

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!

Feasibility Assessment !

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CASE STUDY # 2 !


!

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Smart Farm Operations Model Annual Prod Increase 10% 10% 5% -30%

King Road Farm Annual Price Inflation 2% 2% 2% 2%Annual Cost Inflation 3% 2% 4% 1%

Opening Year 1 Year 2 Year 3 Year 4 Year 5Sources of Cash

RevenuesDirect to Consumer

Annual Crops 47,628 53,439 57,233 40,864Animal Products 0 0 0 0Tree Fruit Production 0 0 0 0Other 0 0 0 0

WholesaleAnnual Crops 19,757 22,167 23,741 16,951Animal Products 0 0 0 0Tree Fruit Production 0 0 0 0Other 0 0 0 0

Total Revenues 0 0 67,385 75,606 80,974 57,815

Direct Production ExpensesAgricultural Crops 4,871 4,968 5,167 5,219Animal Products 0 0 0 0Treefruit production 0 0 0 0Other 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 ExpensesTotal Production Wages 11,189 11,413 11,869 11,988Management Wages 30,000 30,900 31,518 32,779 33,107General & Administrative 0 0 0 0Farm Supplies 1,500 1,545 1,576 1,639 1,655Staff Training 2,000 2,040 2,122 2,143Vehicle Expenses 0 0 0 0Insurance 1,200 1,236 1,261 1,311 1,324Utilities 0 0 0 0Other Expenses 0 0 0 0

Total Farm Expenses 0 32,700 46,870 47,807 49,720 50,217Net Contribution from Operations 0 -32,700 15,644 22,830 26,087 2,380


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King Road Farm Annual Price Inflation 2% 2% 2% 2%Annual Cost Inflation 3% 2% 4% 1%

Opening Year 1 Year 2 Year 3 Year 4 Year 5Net Contribution from Operations 0 -32,700 15,644 22,830 26,087 2,380Capital Contributions

Farm Loans 40,000Farm Grant 20,000Home Sale #1 402,500Home Sale #2 402,500Home Sale #3 402,500Home Sale #4 402,500Home Sale #5 402,500Home Sale #6 402,500Developer Equity 350,000 335,000Home 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 cashCapital CostsSite Development and Construction

Farm Purchase 350,000Site Development costs 150,000Home #1 Construction Costs 288,000Home #2 Construction Costs 288,000Home #3 Construction Costs 288,000Home #4 Construction Costs 288,000Home #5 Construction Costs 288,000Home #6 Construction Costs 288,000

Farm Operations CostsFacilities Construction 0Farming Equipment Purchase 5,000Plant Supplies 20,000Livestock Purchase 0

Total Capital Cost 375,000 1,878,000 0 0 0 0Financing costs

LoanPayments 0 5,091 5,091 5,091 5,091 5,091 loan interest rate 5.00%Construction Financing Costs (int. only) 7.00% 56,000 0 0 0 0Developer 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


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LOWER RD, ROBERTS CREEK !


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Farm Plan

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CASE STUDY # 3 !


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CASE STUDY # 3 !


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!

&PP!,-'MO)"0'*!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


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

!

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!



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Legal Assessment

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!


CASE STUDY # 3 !


!


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!

! !


CASE STUDY # 3 !


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!


Lower Road (Scott & Dana) Annual Price Inflation 2% 2% 2% 2%Annual Cost Inflation 3% 2% 4% 3%Opening Year 1 Year 2 Year 3 Year 4 Year 5

Sources of CashRevenuesOn-Farm Consumption

Annual Crops 12,400 13,280 13,546 14,093 14,088Animal Products 550 589 601 625 625Tree Fruit Production 0 0Annual Home Fees 8,000 8,160 8,490 8,486

Excess Production Sold Off-FarmAnnual Crops 23,000 24,633 25,126 26,141 26,130Animal Products 1,667 1,785 1,821 1,895 1,894Tree Fruit Production 0 0Home Fees 0 0 0 0

Value of On-site Contributed Labour 15,858 16,334 16,660 17,327 17,847Total Revenues 0 53,475 64,622 65,914 68,570 69,070

Direct Production ExpensesAnnual Crops 6,072 6,254 6,379 6,634 6,833Animal Products 1,050 1,082 1,103 1,147 1,182Tree Fruit Production 500 515Homes - Utilities 7,250 7,395 7,691 7,922



Farm ExpensesTotal Production Wages 17,963 18,502 18,872 19,627 20,216Management Wages 0 0 0 0General & Administrative 0 0 0 0Farm Supplies 800 824 840 874 900Marketing 0 0 0 0Vehicle Expenses 1,500 1,545 1,576 1,639 1,688Insurance 1,200 1,800 1,836 1,909 1,967Utilities 1,400 1,500 1,530 1,591 1,639

Total Farm Expenses 0 22,863 24,171 24,654 25,640 26,410Net 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%Annual Cost Inflation 3% 2% 4% 3%Opening Year 1 Year 2 Year 3 Year 4 Year 5

Net Contribution from Operations 0 23,490 25,865 26,382 26,957 26,208Capital Contributions

Creative Equity Contributions 15,500Farm Equity 325,000Farm GrantsHome Owner Contributions #1 25,000Home Owner Contributions #2 38,000Home Owner Contributions #3 35,000Farm Mortgage 175,000Home Construction Financing

Total Capital Contributions 515,500 98,000 0 0 0 0



Farm Value 500,000Home #1 Construction Costs 20,000Home #2 Construction Costs 35,000Home #3 Construction Costs 30,000Farm Buildings Costs

Farm Operations CostsFacilities Construction 12,450 10,000Farming Equipment Purchase 2,600Plant Supplies 0 330Livestock Purchase 200

Total Capital Cost 515,250 95,330 0 0 0 0Financing costs

Mortgage Payments 0 26,196 26,196 26,196 26,196 26,196 mortgage interest rate 5.00%Construction Financing Costs (int. only) 7.00% 0Farm 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 !


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!


LOCKYER RD, ROBERTS CREEK !


!

Farm Plan

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CASE STUDY # 4 !


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CASE STUDY # 4 !

The Smart Farm Project!!!!!!!!!!!!!!!!!! ! Appendix Page 97/124 !

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95($!($#*(.2! A*),2#('L!($#*(.2! J,.'*./!5,a1*5,6,.#2!

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

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Chicken eggs

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CASE STUDY # 4 !


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Designs !

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Legal Assessment

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CASE STUDY # 4 !


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!


This is it - Lockyer Road 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 CashRevenuesDirect to Consumer

Annual Crops 36,844 45,097 52,899 56,655 59,521Animal Products 2,167 2,652 3,111 3,332 3,501Tree Fruit Production 0 0 0 0 0Other 0 0 0 0

WholesaleAnnual Crops 25,055 30,667 35,973 38,527 40,476Animal Products 0 0 0 0 0Tree Fruit Production 0 0 0 0 0Other 0 0 0 0

Total Revenues 0 64,066 78,417 91,983 98,514 103,498

Direct Production ExpensesAnnual Crops 4,872 5,018 5,119 5,323 5,376Animal Products 1,050 1,082 1,103 1,147 1,159Treefruit Production 0 0 0 0 0Other Products 0 0 0 0



Farm ExpensesTotal Production Wages 38,719 39,881 40,678 42,305 42,728Management Wages 30,000 30,900 31,518 32,779 33,107General & Administrative 0 0 0 0Farm Supplies 1,000 1,030 1,051 1,093 1,104Marketing 5,000 5,150 5,253 5,463 5,518Vehicle Expenses 1,500 1,545 1,576 1,639 1,655Insurance 2,000 2,060 2,101 2,185 2,207Utilities 2,000 2,060 2,101 2,185 2,207Other Expenses 0 0 0 0

Total Farm Expenses 0 80,219 82,626 84,278 87,649 88,526Net 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%Annual Cost Inflation 3% 2% 4% 1%Opening Year 1 Year 2 Year 3 Year 4 Year 5

Net Contribution from Operations 0 -22,075 -10,308 1,483 4,394 8,438Capital Contributions

Farm Loans 145,000 -145,000Farm Operation EquityFarm GrantsHome Purchase #1 400,000Home Purchase #2 400,000Home Purchase #3Farm MortgageHome Construction Financing 566,000 -566,000

Total Capital Contributions 145,000 566,000 89,000 0 0 0



Farm Purchase 0Home #1 Construction Costs 276,000Home #2 Construction Costs 276,000Purchase & install Water Tanks 0 4,000Water Tank platform 10,000

Farm Operations CostsFacilities Construction 14,600Farming Equipment Purchase 63,600Plant Supplies 500Livestock Purchase 250 100 100 100 100 100Vehicle Purchase 24,000

Total Capital Cost 102,950 566,100 100 100 100 100Financing costs

LoanPayments 0 18,455 3,691 0 0 0 loan interest rate 5.00%Mortgage Payments 0 0 0 0 0 0 mortgage interest rate 5.00%Construction Financing Costs (int. only) 7.00% 19,810 7,924Farm 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 !


! !

The Smart Farm Project !ADDITIONAL DESIGN NOTES By BRIAN SILVER

!


SMART FARM HOME BUILDING SYSTEMS COMPARISON

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The Smart Farm Project!:!BIIMQJRS!ADDITIONAL DESIGN NOTES !



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ADDITIONAL DESIGN NOTES !


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! !



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!

!


ADDITIONAL DESIGN NOTES !


!

The Smart Farm Project !ADDITIONAL FARM NOTES By IONE SMITH

!


!

Farmland Trusts – An Overview

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The Smart Farm Project!:!BIIMQJRS!ADDITIONAL FARM NOTES !


ADDITIONAL FARM NOTES !


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Documents

The Smart Farm Project