Hundredfold Farm Charrette Summary

List of Panelists

Background

Today, people are questioning many of our society's values, and asking what gives meaning to their lives. They bemoan the "loss of community," and are looking for ways to reintroduce community values into their neighborhoods. Cohousing is a type of collaborative housing that seeks to overcome the ills of traditional subdivisions and housing developments by promoting a sense of community among its residents. These communities range in size from 10 to 50 units and include urban infill projects as well as suburban and rural developments. The Hundredfold Farm Cohousing Project will create in Gettysburg, PA a 15-household rural community that seeks to incorporate the best aspects of privacy and community. Hundredfold Farm will be an intergenerational cooperative neighborhood that will blend individual homes with a common facility containing a kitchen and dining room, children's play room, and guest quarters.

The Hundredfold Farm community members have been involved with the design and development process from the start so that the project responds directly to their needs. They will build a clustered housing development on 5 acres of an 80-acre Christmas tree farm located in Cashtown, PA, about eight miles west of Gettysburg. The farm was purchased in July 2000 for $450,000. The purchase price includes the land, the farmhouse, the tree farming operation and all the improvements necessary for its operation and maintenance. The 15 homes will be built adjacent to the existing farmhouse, which will be retrofitted to serve as the community center.

The community has partnered with Heartbeat Cities, Inc. - a real estate development company located in Pittsburgh, PA. Heartbeat Cities specializes in developing cohousing, new urbanism, eco-villages, and intentional communities. Together with the Hundredfold members, Heartbeat Cities chose to use a modular home constructed by Deltec, Inc., located in North Carolina. Deltec homes are octagon shaped, and can be built in single or multiple levels. All homes will be limited to 2000 ft².

Because of zoning ordinances, the community is prohibited from building attached housing. In addition, the township requires the community to widen the .6 mile road leading into the housing area from its current 8-foot width to 16 feet. All of the homes will face a pedestrian path running through the middle of the cluster, with all parking concentrated in two lots situated away from the homes.

The Issue

One of the driving forces behind the creation of the Hundredfold Farm Project was the desire of its members to live in a sustainable and environmentally benign way. In fact, cohousing is gaining national recognition as an alternative housing approach that uses energy efficient and sustainable construction practices. However, it is also the desire of the members to keep the community affordable for families of all income levels. Because of the significant financial burden that resulted from the purchase of the farm and all its improvements, the community members feel it may be necessary to sacrifice sustainability for the sake of affordability.

Environmental Context

Hundredfold Farm is located near the headwaters of Marsh Creek in Cashtown, PA. Marsh Creek is part of the 229 square mile Marsh - Rock Creeks Watershed, which is part of the Potomac River sub-basin. Population within the watershed is 37,200, an increase of 65% since 1960. Most of the population is concentrated in Gettysburg and its surrounding area.

It is the goal of the community to build a wastewater treatment facility that will create no discharge into the Marsh Creek watershed. Several systems have been considered, including one that will treat wastewater from the community's septic system using a greenhouse containing aquaculture tanks. The effluent would then flow into a second greenhouse where it will be treated as it passes through soil. Much of the wastewater would evaporate from that soil or transpire through plants grown on the soil beds. Remaining wastewater would then be pumped back to the community's 15 homes to be recycled as flushwater for toilets. If adequate funding for this type of system cannot be obtained, the community will use a sand lot treatment system.

The community will continue to operate the Seven Springs Tree Farm with the goal of transitioning the business into a community supported agriculture (CSA) farm in the future. The CSA farm will use organic and sustainable growing methods.

Recommendations

Develop a diversified marketing and financing plan:
Like any successful enterprise, Hundredfold Farm's success will depend on an effective marketing strategy. Such a strategy will aid in attracting new membership, and will improve the chances of acquiring additional financing. And, like many other new ventures, attracting funding and supporters will require very targeted marketing and communication.

A diversified, strategic marketing plan will enable the community to pursue financing partnerships with governmental, business, and non-profit entities. Success in this area will require presenting the community differently to different funding partners. For example, emphasis should be placed on the tree farming operation when applying for business grants and small business loans. The community should market itself as a cluster development with green building technologies when pursuing "green building" grants and loans. Showcasing the innovative plans for wastewater treatment will encourage cooperation by water quality funding and financing agencies. An ability to demonstrate transferability to other projects and applications will increase the attractiveness of the project to funding sources, thereby increasing the opportunity of acquiring successful financing.

The diverse nature of the community also presents the opportunity to reallocate costs of particular projects. It is important not to apply 100% of costs to one program. Rather, it is best to split cost allocations to several programs, thereby leveraging various aspects of the community. This type of diversification is looked upon favorably by the financing industry.

Use the business to subsidize the residential community:
One of the unique features of the Hundredfold Farm community is the tree farm business. In fact, it is unusual for a cohousing community to earn income from within the community itself. Though most of the Hundredfold members will work full-time jobs away from the farm, it will be the community's responsibility to operate and manage the tree farm operation. This creates very unique financing opportunities.

It was the recommendation of the panelists, as well as the EFC, that the community further pursue the possibility of removing a share of the community's infrastructure costs and transfer them to the tree farm operation. In fact, the business should shoulder the larger share of the costs for building the road, developing the wastewater treatment system, paying utility expenses, and most importantly, paying the mortgage costs of the land. As a result, cash flow will increase within the community allowing it to pursue environmental and sustainable initiatives.

Separating the farming operation from the community will also open up membership opportunities. There may be many potential members who are unwilling to participate in the farming operation. It is important to provide these prospective members with the opportunity to join the community without the liability and obligation of maintaining the farm.

Develop a detailed business plan:
Successful financing for the tree farm business will require a detailed business plan. A business plan should include the following:

1. A description of the management team
2. A detailed description of the company and its products
3. A detailed marketing strategy
4. Market and industry analysis
5. Competitive analysis
6. Detailed financial information including balance sheets, statement of cash flows, and income statements
7. Pro forma financial forecasting
8. Legal intricacies of the business, including appropriate legal council

Develop an operation and maintenance strategy for the wastewater treatment system:
It is important to think of the wastewater system as a permanent structure within the community, thereby incorporating operation and maintenance into the wastewater treatment process. Doing so will create a greater chance of approval by financing and regulatory agencies. In addition, a detailed, well documented O&M strategy will go a long way towards easing any apprehensions the community may have over innovative sewage treatment systems.

In addition to developing an O&M strategy, wastewater should be looked at as a resource, rather than a waste product. For example, it could be used irrigate the tree farm or a cut flower operation. In addition, the community should investigate the possibility of partnering with universities and colleges as a demonstration site. This may provide access the education funding. It was felt by several of the panelists that the wastewater treatment system had the most promise in this area.

Re-evaluate commitment to "green" building and sustainability issues
It is essential that the community revisit its goals for sustainability. The Hundredfold community has emphasized its desire to build an environmentally friendly and sustainable community. The clustered housing concept, use of permeable surfaces where applicable, as well as ride sharing programs are all innovative solutions to lessening the community's environmental impact. However, it was felt by some members of the panel that the community could further its commitment to the environment, specifically as it relates to housing. The community should consider using housing as a major focal point for sustainability. Possible innovative building techniques include:

1. using local materials such as strawbale and clay plaster construction
2. taking advantage of passive solar heating through linear design
3. utilizing the community as labor for both cost savings and education
4. using high-efficiency lighting and appliances
5. using recycled road materials

Utilizing these and other "green" building techniques will result in even more sustainable housing that may actually be less expensive than the current design choice. In addition, be cautious of self-regulation. Though the group may be compatible, be careful not to over-regulate the community. Regulation on issues such as design should be loose.