Yarrow_ecovillage_disclosure4ver2.doc - yarrowecovillage - home by wufengmei007




Executive Summary
Project Description
Yarrow Ecological Principles
Corporate profile
Membership agreement
Marketing Plan
Financial Projections
Area Maps
Regional profile


 Executive Summary

The Site          The property consists of an old dairy farm in Yarrow B.C. Located at
                  42312 Yarrow Central Road, the property is dual-zoned consisting of
                  a total of 24.13 acres. Approximately 4.81 acres is zoned Rural
                  Residential (RR) and the remainder of 19.32 is zoned Agriculture
                  (AL) and is within the Agriculture Land Reserve. It is located on the
                  main route through Yarrow in the center of the business district.

 The Project      An ecovillage of approximately 20 to 30 homes with a small
                  commercial area fronting the main street and an organic farm behind
                  the homes. Decision-making will be by consensus.

 Legal Description PID 009-848-274. PL 13662, BLK 10/30/31, DL 83/449,
                   GP 2

 Services         The property has community water provided by a community owned
                  utility Yarrow Waterworks. The farm also has its own wells which,
                  formerly, provided water for the dairy.

 Proposal         To raise funds through membership equity and debt financing to first
                  secure the property and then bring it to the rezoning stage. The
                  costs involved in rezoning will be met through a combination of
                  sweat equity and cash payment. The equity from the first stage of
                  development will partially accrue to membership shares and partially
                  to a development fund.

                              Yarrow Ecovillage


Yarrow Ecovillage will be a community that lives in harmony with itself, its neighbours
and with nature. It will be created and operated using the following principles:

Human Scale
The community's size and design will enable members to know one another and to feel
that they are able to influence the community's direction.

Supportive of healthy human development
The community will support all aspects of healthy human life: physical, emotional, mental,

All the major functions of living will be present in the community in balanced proportions:
residence, food provision, economic activities, social, cultural and leisure opportunities.

Harmlessly integrated into the natural world
The community will be responsible for stewardship of the land; minimizing its ecological
footprint and carrying out activities that restore and preserve the natural environment.

The community will attempt to satisfy the needs of its residents without jeopardizing the
prospects of other people or future generations. It will be economically, ecologically and
socially sustainable.

Social Features
Tolerance and diversity: The community will include members from various back-
grounds and stages of life, differing abilities, incomes and family structures (including
singles); diverse cultural, spiritual and religious backgrounds.

Community involvement: Members will be involved in the planning, development and
governance of the community. Decisions will be by consensus.

Community economic development: Economic activities will be planned for, enabled
and supported on the ecovillage site.

Common community centre and property: Locations will be provided for community
meals and social activities, meeting rooms and other shared facilities.

Security of tenure: The community will provide for individual stewardship of land and
security of invested capital, with clear ground rules for dissolution.

Low income member participation: Members will be able to rent, lease to own, develop
sweat equity and purchase low-cost, low-maintenance units.

Principled constitution: Enduring values will guide the community in its day to day

Environmental Features
Reduced ecological footprint: Design and building will be based on permaculture,
conservation, green building principles and strategies that reduce environmental impact
and increase sustainability (e.g., renewable energy and alternative waste disposal

Secure organic food supply: The land will include organic gardens, orchards and farm
land, the produce of which will be available to the residents of the community.

Ecosystem management: The community will engage in ecologically responsible land
use that maintains and restores ecosystem functioning and allows harvesting of products
on a sustainable basis.

Ecological research, demonstration and education: The community will communicate
with the wider community about the projects, methods and thinking of the ecovillage.

Beautiful: All that is done will have essential beauty, attractive to both members and


Project Description

A Sustainable Community
The development teaminitial members recognizes that in the future, living in this community will
be oriented to sustainable practices and therefore will influence the way we develop and use the
buildings and the land. This form of development seeks to enrich the experience of living in
community whereby relationships are cultivated, daily travel is minimized, the environment is
protected and opportunities for right livelihood are supported. The following section outlines
some of the more important aspects of sustainable communities that could be incorporated in
this project.


The clustering of dwellings to create shared common spaces in the form of community facilities
and lands is an age- old concept that has relevance today.

Innovative Housing:
Innovative ecological and affordable housing models allow future residents to design their
dwellings or choose from designs that are both traditional and ecologically designed. Common
facilities and private homes balance community life and privacy. A range of housing options for
a range ofvarious ages, lifestyles, family types and income levels is necessary for this “working”
sustainable community.

 Live/work studios are proposed to reduce commuting, enliven and beautify the vVillage. This
“shell” type of housing can be made very affordable by combining basic finishes, compact
footprint, flexible spaces and use of durable industrial materials durability. Live/work
opportunities also help to incubate businesses efforts in their formative stages. Working in
one’s community makes for time savingstimesavings that allow free time for family and friends
permit increased leisure time activities.

This is a key concept to attract residents. It is important to reduce costs of housing to free up
funding for creating sustainable livelihood.

InternNet Connections:
High speed iInternet connections via fiber optic cables throughout the community would enable
real time video conferencing, telecommunications and access for global intranet and internet

connectivity for homes and office e-commercebusinesses. This would have positive cost saving
impacts on community infrastructure, commutingprovide opportunities for education , etc.and
lessen commuting costs.

Educational opportunities:
The village itself with its many environmentally sustainable development features would be will
become a learning laboratory for both residents and visitors. Both Fformal and informal learning
opportunities about all those features couldwill be offered available to interested persons.

For children and youthTthe village would will provide for "natural learning" for children and
youth. This is a type of Such learning that acknowledges the uniqueness of the learner’s'
modes of learning and fosters natural curiosityindividual. Natural Learning uses a combination
of directed studies, mentor guidance and the support of the “community as the textbook.”

Elder Care:
To “age in place” is to be amongst friends as one ages. The Village could provide housing and
care options to allow all the residents to live a healthy and vital life full of vitality with active
continued involvement in the community. For example, the blending of old and young into
community activities could be facilitated in a community greenhouse and gardening program
that places seniors and children together with plants.



Water Reclamation:
 The installation of a Solar Aquatics System (SAS) would purify sewage wastewater, reclaiming
it for irrigation of crop s. The SAS greenhouses will be used to propagate bedding plants, trees,
hydroponic herb crops, flowers and ornamental fish. Rocky Mountain Utility Corporation would
finance and operate the system along with an upgraded water supply system and new storm
water percolation areas, detention ponds and marsh biofilters.

Conservation and Renewable Energy:
A community wind power system Solar, wind and geothermal energy could supply energy
power to the community with any surplus available to the electrical power grid and the Village.
Extensive Comprehensive energy conservation strategies would reduce the amount of power
consumed byin the Villagecommunity.

Green Building Code:
Existing and new buildings could use solar heating and cooling technologies from solar water
heating panels to large greenhouse atrium spaces for daylighting and natural ventilation.
Design and construction would be in accordance with green building criteria (e.g., BEPAC,
LEED). These rating systems encourage use of salvaged, refurbished or recycled materials in
construction and use of materials manufactured locally. Buildings would be energy and
resource efficient and use healthy, non-toxic materials for the highest indoor air quality.

Zero Waste Economy:
Rethink, Reduce, Recover, Recycle, Reuse. These strategies would be fully integrated within
the community to minimize waste and recycle most everything into other processes thereby
createing a near zero-waste economy.

Alternative Transportation:
This encompasses aA range of strategies alternatives from would be offered to encourageing
pedestrian walking, and cycling, trails within the larger village to the use by residents of electric
carts, electrical and hybrid fuel vehicles, minivan shuttles and car co-ops.


Community Development FundCorporation (CDC):
A CDC could establish a community development fund will be established to support business
incubation, to provide local employment and add value to resources of the community. The
fund is also seen as a potentialwould also serve as a startup fund to help develop similar
communities elsewhere in southwestern BC.

Business Renewal Centre:
Such a centre could teach new principle-centred. leadership strategies and the help in the
liberation of enable entrepreneurs to be in business to reach their full potential as agents of

Local Economic Trading System (L.E.T.S.):
Such a system supports people in trading their labour and expertise within the community
through computerized trade transactions that can help to keep people fully employed.

Organic Farm:
The 19 acres of land when certified organic could support orchards, herb crops, organic
vegetable market gardens, grains and diverse edible shelterbelts. Industrial hemp is another
crop that could be considered to produce fiber, oil, protein, etc.


Organic Produce Store:
This A wholesale/retail general store could contain an integrated produce market,
restaurant/deli, and bakery. Value- added organic food products such as dried fruit, herbs and
juices could be produced and supplied by the organic farm and from other organic growers in
the region.

Holistic Health:
Naturopathic doctors, massage therapists, acupuncturists, nutritionists , etc. and other
therapists could provide holistic modalities to those in need of healing, including mental health
fitness as well as physical health care programs. A Spa could offer relaxation & beauty
treatments, aromatherapy, herbal wraps, facials and skin care.

Bed & Breakfast:
The existing historic house on the property could accommodate visitors to the Village as well as
tourists seeking day trips to the many outdoor recreation opportunities within minutes of the

Summary of uses: Existing Zoning

This zone allows for a single dwelling per 0.4 hectares and a maximum of two employees
for on-site businesses. Possible uses:
 Group Homes
 Rural Residential
 Boarding Animals
 Domestic Crafts
 Small Manufacturing
 Repair Centers
 Commercial Art
 Daycare
 Wood Working
 Cottages Industries
 Bed & Breakfast
 Food Preparation
 Offices of Self-employed Person
 Farming
 Plant Propagation
 Tree Farm
 Organic Farm
 Tree Nursery
 Greenhouse Propagation
 Bioponic System
 Organic Box Delivery
 Medicinal Herbs & Oils
 Ecological Waste Treatment
 Daycare
 Bed & Breakfast
 Horse Boarding


Key success factors

The land price has been reduced by about 15% or $110,000 making it an exceptional purchase
given the land and building assets.

The rural nature and quiet small town feel of Yarrow presents a peaceful setting. The site is
also located in the central business district of Yarrow where future commercial growth will occur.
This will aid in a rezoning process. Major urban areas of Abbotsford and Chilliwack are only 15
minutes away.

The development team consists of developers, planners, designers and financial consultants
with 75 years combined experience. This includes sustainable technologies, green building,
environmentally sensitive land development and community focused housing development.

Creating an environmentally sustainable development that supports the local economy and
allows a supportive community to develop.

This project seeks to emulate the existing context of Yarrow’s history as a small supportive
farming village in order to establish a model of sustainable community. By aligning the project
goals with local time tested values we anticipate local support for the project’s vision and
required rezoning.

                                      - 10 -

Development Team Profile

An experienced team of developers, architects, builders and financiers formed a collaborative
venture to facilitate the development of cohousing and ecovillage projects. By combining the
talents of the development team with people interested in building such communities, it will be
possible to carry out projects more quickly and efficiently. Yarrow Ecovillage is one such

Alan Carpenter

General Background:

Alan has 25 years experience in residential design and construction. He is a regular
presenter and guest speaker at many Community Development and Housing related
seminars, workshops and programs. Alan is one of North America's foremost experts on
cohousing and is co-founder of the U.S. based Cohousing Network and The Canadian
Cohousing Network. Alan was involved in the creation of WindSong Cohousing in
Langley, B.C., completed in 1996, and currently lives there.

Marketing and Community Building Background:

Alan have been involved in the promotion and marketing of Cohousing since 1992. He has been
a key to the building of the membership for Windsong Cohousing project in Langley, where he
currently lives. He has started and helped in the formation of many of the groups in British
Columbia such as Cardiff Place, Cranberry Commons, Quayside Village and Creeky Commons.
Alan has been one of the key people in creating Glen Valley Organic Farm Cooperative.
Because of his passion about Cohousing he cannot help himself in promoting the concept
wherever he goes. Alan is currently working with various group throughout B.C. in setting up
their legal & financial structures and membership agreements.

Financial Background:

Alan is the manager of a mortgage investment corporation called the Cohousing Investment
Equity Fund. He is also the finance manager of Naturals Distributing Inc. in Langley and of the
Canadian Cohousing Network.

                                      - 11 -

Alan S. Dobbs
Alan Dobbs obtained an Engineering degree from the University of British Columbia in
1970. Alan has been involved in a number of businesses since that time including
recreation, equipment rental, personal development seminars, land development and
mineral exploration.
Since 1985, Alan served as director and president of Joal Management Ltd., a personal
holding company involved in the ownership and management of several housing
developments. These include Rainbow Community Estates, a 193 lot manufactured
home development in the heart of Chilliwack, and Maple Hills, a 120 unit townhome
project on Chilliwack Mountain. Alan sold his holding company in 1996 before the
completion of the latter project.
Alan is president and director of Eco-Tek Wastewater Treatments (VCC) Ltd., a venture
capital corporation formed in 1994 to help in the financing of an innovative wastewater
technology. Since that time Alan has helped with the development and marketing of the
From 1998 to 2001 Alan had been Operations Manager and an Officer with Barker
Minerals, a junior exploration company based in British Columbia. Alan helped with the
preparation and filing of government reports needed for claims management as well as
management of the exploration data. Alan worked on bringing the data into common
format for greater availability, with computer access. The company has since become
publicly listed.
Alan currently lives in Yarrow with his wife Amanda. Alan’s interests include gardening
and landscaping, reading, camping, canoeing and personal spiritual development. While
his children were younger Alan has helped with the leadership in the Boy Scout
Having grown up in a very small community, Alan has experienced the benefits of a close
knit community. The overview of all his activities and studies has been to better
understand both himself and the world around him. From this understanding Alan has
committed himself to the concept of sustainability and the development of community
around it.

Kimron Rink, B.Sc. Env Studies & Psychology, B.Arch.

Kim Rink is an architectural and environmental design consultant with degrees in
Psychology, Environmental Studies, and Architecture. His life goal is to create healthy,
ecologically sustainable communities by developing the components that enable
communities to flourish on a sustainable basis. He has spent the last 27 years designing
and building these components from healthy, energy efficient, solar-tempered buildings
to human scale communities. His current efforts have been directed at a basic
component of sustainable community, that being wastewater and water, both critical
components of the continuing cycle of life. His company, ECO-TEK Wastewater
Treatments Inc., was formed to implement natural strategies to reduce, recycle, and

                                     - 12 -
reuse “reclaimed sewage”. They intend to use the Solar Aquatics System (SAS)
technology to clean sewage and wastewater to high quality water, to recover nutrients, to
develop water reuse networks, and to change our collective views of water and
wastewater. The SAS is an incubator of bio-diversity, increasing local food and plant fibre
self-reliance, restoring local ecosystems with plants, nutrients, and water, and creating
meaningful jobs, all from a misplaced resource.

As the founder of both ECO-TEK and SolQuest Design Build, he contributes to projects
as a “big picture” generalist connecting systems symbiotically and as a specialist in green
building design and technologies. His whole systems knowledge makes him a key
contributor to many sustainable development projects. His study of ecologically
sustainable design strategies and practical experience with green building construction
and project management have been part of his lifelong preparation for working with
diverse, integrated design teams.

Selected Projects:

2002. Site and building design consultant and Solar Aquatics supplier to the “Rio
Almendares Project” located in the Havana, Cuba. This CIDA funded project is an
integrated waste/urban agriculture project that has as its main goals the reclamation of
water for irrigation, propagation of tree seedlings, and the production of commercial
flower crops. The heart of the system will be a ecologically engineered water reclamation
system design for the developing world.
2002. Project Manager of Integrated Design Process for the EcoCafe project in
Vancouver, BC. EcoCafe is being designed to act as a model of sustainable community
and a catalyst for ecological awareness. The project features a permaculture landscape,
biofiltration marshes, strawbale construction, healthy materials, photovoltaic power, high
performance glazing, ground loop heat pump and a Solar Aquatics and many other green
building components.
2001. Prime consultant and project manager of the Sacbe Ecovillage Solar Aquatics
facility located in Playa del Carmen, Mexico. This natural sewage treatment system is
placed in the jungle resort along with an outdoor aquaculture and hydroponic growing
system that produces revenue generating plant products for Mayan families working in
the resort. It is designed to be a low energy system that relies on filtration through a
constructed plant and aggregate filter.
2000. Site and building design consultant to the “Oasis Project” located in the Jordan
Valley, Middle East. This CIDA funded project is an integrated waste management
project that has as its main goals the recovery of nutrients from wastewater, the
reclamation of waste lands and the creation of a sustainable agricultural enterprise. A
number of technologies will be integrated: microscreen headworks; trickling filters; Solar
Aquatic tanks (optional); a subsurface flow constructed wetland; and in-vessel
composting systems.
2000. Site and building design consultant and Solar Aquatics supplier to the Christina
Lake Community Park located in the Christina Lake, BC. This community ecology centre
will house many local sustainable development groups in a state of the art demonstration
green building. The project features ecological engineered marsh systems for storm
water, Solar Aquatics, permaculture landscape, nature trail system, an EcoCafe, artists

                                      - 13 -
workshop and water park. The green building aspects will focus on local materials,
strawbale construction, passive components.
1996. Prime consultant and project manager of the Beausoleil Solar Aquatics System
located in Errington, BC. This natural sewage treatment system (Solar Aquatic tanks,
foam filter/clarifier, indoor constructed wetland) housed in a greenhouse. It includes an
integrated aquaculture and hydroponic growing system (bioponics) that produces
revenue generating plant products and ornamental fish.
1995. Project manager of a predesign study for a Demonstration Organic Farm for
Hazelmere Organic Farms of Surrey, BC. Project examined the integration of
composting systems with solar greenhouses and coldframes for the production of organic
market garden products. Funded by the National Research Council with technical
assistance from University of BC, Bio-Resource Engineering.
1994. Prime consultant of the Ecological Homebase/Workplace Project for Gary & Naty
King of Hazelmere Organic Farms in South Surrey, BC. The design is the synthesis of
ecological sustainability principles, including healthy materials, energy efficiency, solar
energy use, home-based workplace and permaculture landscape.
1991. Prime consultant for 120 unit neighbourhood, Middleton Meadow, for New Future
Building Development Corp. in Vernon, BC. The project used a blend of ecological
principles, energy conservation, and traditional home designs to create a socially
supportive community.
1990. Prime consultant and project manager of Tuer House, a turn of the century house
renovation/addition for Bill & Cindy Tuer in Calgary, AB. The design used energy
efficient and healthy home strategies.
1986. Prime consultant for Assiniboine Terrace, a 30 unit townhouse condominium
project, Regina, SK. Design featured private courtyards, rooftop terraces &
greenhouses, energy efficient design, and indigenous and edible landscape.
1986. Research and design of the Planetary Village Project as a graduation project from
the U.B.C. School of Architecture, Vancouver, BC. Ecological principles were integrated
with land use, building form, and community organization.
1982. Design consultant and project manager of innovative earth sheltered house
demonstration project for the Kamloops Indian Band, Kamloops, BC. The design
incorporated experimental precast insulated panels, with ground source heat pump,
mass wall heat storage system, and native living concepts.


SEFC Working Group Steering Committee
BC Water & Waste Association
CEIA Canadian Environmental Industries Association
Ecological Design Society
UBC Architecture Alumni
Windsong Cohousing Association
EcoCafe Sustainability Society Trustee
Yarrow EcoVillage Society-member
Jubilee United Church Development Committee
Evergreens Rugby Football Club

                                      - 14 -

Member profile

After raising her children and working as a teacher, counselor, consultant and manager in the
human services field for a number of years, Gerry retired from regular employment in 1996. She
is a partner in several businesses, including a documentary film production company with her
youngest son. She has long had an interest in intentional communities and has lived in
Windsong Cohousing Community since it was built in 1996.

Interests: Her long time interest in environmental and social justice issues is currently being
manifested in her involvemnet in such organizations as the Council of Canadians and the
Ecocafe Sustainability Society.

Vision in Project: She sees her involvement in the development of the Yarrow Ecovillage as a
way of living many of her basic principles and values.

Suzanne' Hale's career and volunteer endeavours have been community-oriented and
have concentrated on the linking of people with appropriate resources. In a volunteer
capacity, as chair of the Food in Common Committee, Suzanne, and other committee
members, established the Chilliwack Gleaning Program in 1999, which, in two growing
seasons, collected and distributed over 25 thousand pounds of food for people in need.
Suzanne's work background includes community relations and human resources. She is
currently executive director of Big Brothers and Big Sisters Upper Fraser Valley. Suzanne
and her husband, Michael, have 2 adult children (see Michael's bio).

Interests: She enjoys outdoor activities--hiking, tennis, X-C skiing, camping, canoeing
and gardening. Suzanne loves to prepare and share food with friends and family. She
delights in working with others who value clean air, clean water and organically grown

Vision in Project: For her, the Yarrow Ecovillage opens up many possibilities.


Michael is a federal public servant, currently working on a major redevelopment project
for the Correctional Service of Canada in Abbotsford. He and his spouse, Suzanne, live
in Chilliwack and are parents of Lisa and Andrew, studying at UBC and UVic,
respectively. Michael is active in community and environmental issues. He chairs the

                                       - 15 -
Downtown Social Issues Committee of the Chilliwack Social Research and Planning
Council and is a member of the Watershed Alliance of Chilliwack.

Interests: For recreation he likes being in the outdoors-hiking, kayaking, camping and
skiing. He enjoys reading and writing, good conversation and matters of the spirit.

Vision in Project: He believes that the Yarrow Ecovillage is the chance of a lifetime to
live the values of community and environmental sustainability.

KIMRON RINK, B.Sc. Env Studies & Psychology, B.Arch.

Kim Rink is an architectural and environmental design consultant with degrees in
Psychology, Environmental Studies, and Architecture. His life goal is to create healthy,
ecologically sustainable communities by developing the components that enable
communities to flourish on a sustainable basis. He has spent the last 27 years designing
and building these components from healthy, energy efficient, solar-tempered buildings
to human scale communities. His current efforts have been directed at a basic
component of sustainable community, that being wastewater and water, both critical
components of the continuing cycle of life.
As the founder of two relevant companies ECO-TEK Ecological Technologies Inc. and
SolQuest Design Build, Kim contributes to projects as a “big picture” generalist. He also
contributes as a specialist in green building design and technologies. His whole systems
knowledge makes him a key contributor to many sustainable development projects. His
study of ecologically sustainable design strategies and practical experience with green
building construction and project management have been part of his lifelong preparation
for working with diverse, integrated design teams.

Interests: gardening, rugby, body, mind & sport fitness, scuba, sailing.


Harold is a partner in Edible Landscape Creations which specializes in landscaping and
design with edible plants as well as Permaculture consulting. He practices and teaches
Permaculture Design and coordinate, since 1996, the Vancouver Permaculture Network.
Recently, he completed a night course in marketing at BCIT and will continue to study
small business practice.

Interests: He enjoys organic gardening, collecting and eating rare edible plants, hiking,
badminton, bicycling and reading Christian philosophy.

Vision in project: While having talked and hosted presentations on Ecovillages for
years, now he finally gets to be part of one. He really looks forward to learning how to
help put an Ecovillage together and to make it prosper.


                                       - 16 -

Don has a Ph.D. in Urban and Regional Planning from the University of Waterloo. He teaches
geography, urban and environmental studies, and planning at Simon Fraser University and
Langara College. He is past president of the Environmental Studies Association of Canada, and
is the lead author of the "BC Sprawl Report 2001," recently published by Smart Growth BC.

Don has long been involved with progressive environmental and social projects. He co-edited
several newsletters and magazines in the 1980s and early '90s, was a founding member and
co-chair of the Save The Oak Ridges Moraine (STORM) Coalition in Ontario, and helped
convene the "Greening Our Cities" conference in Vancouver in 1994. He recently co-organized
the "Ecological Theory, Politics, and Action" conference at UBC, guest edited a special issue of
Alternatives Journal on "place," and is a director/ coordinator of the New City Institute, a non-
profit organization concerned with urban sustainability and citizen participation.

Alan S. Dobbs
Alan Dobbs obtained an Engineering degree from the University of British Columbia in
1970. Alan has been involved in a number of businesses since that time including
recreation, equipment rental, personal development seminars , land development and
mineral exploration. He has lived in the Chilliwack area for the past twelve years where
he has been a partner in the development of several residential communities.
Having grown up in a very small community, Alan has experienced the benefits of a small
close knit community. The overview of all his activities and studies has been to better
understand both himself and the world around him. From this understanding Alan has
committed himself to the concept of sustainability and the development of community
around it.

Alan currently lives in Yarrow with his wife Amanda. Alan’s interests include gardening
and landscaping, reading, camping, canoeing and personal spiritual development. While
his children were younger Alan helped with the leadership in the Boy Scout Movement.

                                      - 17 -

Becoming a Member
How to become a Member: associate or shareholder
Learn about us first: Phone or email your contact: They will be eager to answer your
questions and to help you become informed.
Receive these documents: Yarrow Ecovillage Project Outline or 3-fold brochure,
Membership Manual, updated Financial Pro-forma and when we have it the legal entity
bylaws. An independent land value appraisal report by Fortin Associates report available
for viewing by request. More documents may be available by request.
Come to our site tours and open houses: We hope to have at least one site tour per
month. Directions to the site: Yarrow is between Abbottsford and Chilliwack about 5 min
from Highway 1. From Highway 1 turn off at Yarrow Cultus Lake Exit to # 3 Road (Has
the Yellow barn at this exit) and continue east. The route to Cultus lake runs through
Yarrow. Follow #3 road. Turn right on Tolmie then left on #3 right away then drive for a
minute or two and follow the sharp right turn at the dike. After going south South for
3/4km to a stop sign. This is Yarrow Central Road. Turn left. Go beyond the gas stations
and just past the park. The property is beside the deli. There will be other events open to
non members as well. Call your contact for the dates and times of the next events.
Come to general meetings. By coming to our general meetings you will get to learn
more about what we are doing, who is involved and how we intend to do the project. You
may come to only 3 general meetings with out paying for membership. If the meeting is
at Windsong Langley you will also see a successful development by one of the
Management Team which has many features we intend to have as well.
Apply for membership
Read Membership Manual: This manual will contain a good summary of the
management and shareholder approved descriptions of basic information about this
project. A much more formal investor manual or business plan is being developed.
Agree to the principles: These principles will guide the membership and the
management team in how and what kind of neighbourhood community we are
developing. While we aspire to these goals not all may be fully achieved. It is necessary
for people to have a common vision and a common sense of where we are going so that
it is easy to work together and move much in the same directions. These principles will
change slightly at perhaps a couple of points such as move – in but are intended to be
stable over the long term.
Sign membership form: At the end of this section or in the Appendix is the one page
membership form. Please put the name of your contact as the sponsor in the last line.
Write a $300 cheque or $20/mo post dated cheques: Just like many membership
organizations there is a basic membership fee. Many non-profits have a life time
membership fee that is similar to this one.
Application Approval: With a payment and a completed membership form your
application is complete. Your membership will be approved by general meeting or the
membership coordinator. Associate membership entitles the member to come and speak
at meetings, receive mailings, participate by invitation on committees, and may buy a

                                      - 18 -
Class A share. Associate members may also earn sweat equity towards a Class A share
then Class B shares. Sweat equity may be earned through successful sponsoring of new
members or by joining a working committee or doing maintenance work as invited by the
management team. See the Marketing Sweat Equity Plan for more details in the

Purchase Shares
Members may purchase one Class A share. Class A shares are $5,000 each. Class
A shares entitle the member to vote by consensus at general meetings. Class A share
entitles the member to buy Class B shares.
Class A shareholders may also purchase Class B shares. This is after having
purchased a Class A share. Class B shares are $1,000 each. Class B shares are
preferred that is will be paid back before Class A shares in the event of a poor return.
Some members have purchased as many as 25 of these shares. Class B shares have
no vote.
Sign a Shareholder agreement when it is available. This will be in development over
the next 5 weeks. It is likely to be similar to agreements used in the by the participating
Cohousing developments in BC who are members of the Canadian Cohousing Network.
Come to General Meetings: Currently weekly on Tuesday nights at 7:30 at Windsong
Langley but expected to settle down to monthly in a few months. As a member you may
send your agenda items to the meeting facilitator, currently Alan Carpenter. You also
may receive minutes of the meetings. Windsong Langley and is 5 minutes from the
Highway 1 at the 200th Street Exit. Take the north exit and turn right at 96 Ave. It is
located at 20543 96th Ave. Langley.
Join in the Consensus Decision Making: Each shareholder has a vote. All decisions
must have “I may not be completely happy but I can live with it for now” agreement by
present at the meeting. This allows for each member to influence the decision-making or
get certain questions answered even in the event that they are the only one who
disagrees. However, to make it work it requires some careful methods and self-
discipline. It encourages active participation by all members. It avoids the tyranny of the
majority that often happens in majority systems and reaches out to minorities in the
group. There is a card system that helps when the group is larger. Delegation of
responsibilities and decisions will be a significant part of the process. For more
information about this process See Consensus Decision Making Process in the

                                      - 19 -
Marketing Plan

Marketing SWEAT EQUITY Plan: Date: Monday, June 3, 2002


One of the key components is having the financial energy to make a project work by
having enough members in place. This is a number one priority for any group to create
success. Some members will spend more time than others in doing outreach. If the
membership does not do the outreach then outside professionals need to be hired to
manage the process. If we provide a financial incentive to our members to do outreach
and reward them for the same, this will help to create success for the project. If we do our
own outreach and community building we will be much more likely to be happy with the
result for a lower cash cost. Furthermore, those who join us will likely be happier.

To provide financial reward and incentive for those who successfully sponsor new shareholder
members during phase 1.
Reduce cash outlays to reduce cash flow requirements.
Provide sweat equity opportunities for those with lower income.

Avoid the costs and “conventional business practice and results” of hiring a professional to do
the fundraising and promotion of the project.
Welcome 10 new shareholder members or $50,000 by July 7
Welcome 25 new shareholder members or $125,000 which ever comes first during phase 1.


 Sponsor incentives    $12,500

 Other Marketing:      $12,500

                                       - 20 -
 Marketing budget       $25,000

Tracking Process:

a) The membership form is to have a sponsor line for the new shareholder to fill out.
b) Each person who is invited to join us must be asked by the potential sponsor for the
sponsor to be named sponsor.
c) Each potential sponsor is to give the names of the potential members that they are
with to who has been delegated the task: the membership coordinator or financial
coordinator or on the minutes of the general meeting..

Conflict Resolution: Membership coordinator will notify both parties so that the parties
can agree who the sponsor of the new member was. In case of conflict the coordinator is
to help facilitate a solution that benefits all parities involved. This could include going to
the potential member to ask him who he thinks was the sponsor.

Standards and Sweat Equity Eligibility Criteria:

recent meetings.
The date of the revision of the member’s manual is to be listed on the shareholders
membership application so that we are sure they have read the latest updated
information i.e. they can't become a shareholder with out having read the latest
information. In early stages this will be important because big changes will keep
No one else can earn sweat equity or be paid unless contracted by Yarrow Ecovillage
project formally. Therefore, if a friend of a shareholder sends/brings somebody to
become a shareholder the best that could happen is that the shareholder not the friend
will get the credit. After all, the member is responsible for the new member being
properly informed. At this stage, side deals should not be encouraged because who
knows how much the friend of the member knows about the project or what they told the
potential shareholder. The member should remain responsible for what the new potential
member knows.
Members are to work cooperatively with the Marketing Coordinator when dealing with the
media and when they are doing promotion such as publicly distributed information,
advertising, attachments and messages to listserv's, flyers etc. Care must be taken about
the The member can earn sweat equity if they are shareholders or associate members
and have been to several public image of the project and the right of potential members
to receive the accurate information from the beginning in the case of large audiences.
The Membership Coordinator is to make sure the new shareholder is properly informed
of the risks involved by going over the membership agreement and having the new
member sign it.
This plan should be included in the member manual.

                                        - 21 -


Each Sponsor will be credited $500 in shares per fully paid up new shareholder.
If Class A shares are not fully paid up then sweat equity will be credited to Class A
shares until $5,000 is reached
Once Class A shares are fully paid up then sweat equity will be credited to Class B
New or increased Class B shareholders are not included in this offer.
The maximum number of new shareholders is 25 for phase 1.

                                       - 22 -

Financial Projections


At the time of possession of the property the current rental income consists of:

 Main house                   $800 per month
 Small house                  $300 per month
 Work shop (one bay)          $100 per month

We have a 3 year mortgage of $405,000 at a rate of 5.35%, with payments of $2437. per
month. The shortfall of $1237 per month will be divided between the members. At possession
date in July this will approximate about $200 for each member based on the current number of
members. In our projections, (see collaborative development) we have shown projected
finances to come from increased memberships, and additional equity injections from some of
these members. Development expenses will also come from these sources as well as sweat
equity from the current memberships. The pace of the rezoning process will be determined as
much as possible by the rate of increase of our membership.

We will also be actively looking for members to rent portions of the agriculture land as well as
the buildings to help in cash flow requirements. The current rents that are being received for
the buildings are below market and we will likely bring them closer to market value. The Fortin
appraisal shows a potential of $1,000 to $1100 for the primary residence, $500 for the
secondary residence and about $250-$300 per acre for the agriculture land lease. This could
give an additional $500 per month within a year or so.

Collaborative Development

Schedule A and B

                                       - 23 -

Area Maps
Regional Map

Yarrow Zoning plan

Yarrow Official Community plan

Yarrow Business Centre

Property Legal

                            - 24 -

Regional Profile
Yarrow is located in the fertile Fraser Valley, ninety kilometers east of Vancouver. It is a
small community within the City of Chilliwack, about 15 kilometers southwest of the City
centre. Yarrow has a mix of residences, small acreages, hobby farms and large farming
operations. Local enterprises include service stations, a credit union, grocery store,
restaurant, post office, fire hall, personal service providers, medical offices and home-
based craft businesses. Several churches, a library and an elementary school are also
located within the community. Yarrow is on one of the main routes to Cultus Lake
Provincial Park. The park is a popular with tourists, who enjoy its hiking, swimming,
boating and camping facilities.
Chilliwack’s population is 67,000 within a trading area of 78,000. The economy is mainly
service-based. Thus business services and retail trade account for about 70% of all local
employment. With its large agricultural land base (65% of the land) agriculture is the
second largest sector of the economy. Forestry and tourism are the other main
industries. Opportunities for outdoor recreation abound with mountains to climb and
lakes and rivers to explore. Fifteen festivals and fairs occur in the City each year.
Chilliwack boasts an airport and a campus of the University College of the Fraser Valley.
The weather is moderate, with temperatures averaging 0˚ C in winter and 23˚ C in
summer. Rainfall averages 241 millimeters (9.5 inches) per month in winter and 61
millimeters (2.4 inches) a month in summer.

Main house
Small house
Hip roof barn
Loafing barn

Appraisal summary
Zoning bylaws
Incorporation documents
Consensus Decision Making Process

Consensus Decision Making Process: Using Colored Cards
Decision making is shared by all the members through the use of a consensus decision
making model. The goal of decision making is to make decisions that are considered
best for the good of the community. The model being used is one in which agreement is

                                       - 25 -
sought for the general direction of a decision without anyone having serious objections.
If one or more members have serious objections, they will be asked if they will "stand
aside" and let the decision go forward. If the objectors are not willing to stand aside, they
will be asked to work to amend the proposed decision enough to satisfy their objections.
This puts everyone on an equal footing, avoids power struggles or political efforts to gain
a majority, encourages everyone to participate by communicating openly and provides an
opportunity for people to see a variety of points of view. It is a powerful dynamic for
building and sustaining community. This model has been evolving for more than thirty
years and has been used in the creation of hundreds of successful communities.

We use the following system of colored cards to facilitate meetings. There are two
contexts in which we use the cards: Procedural and Decision-Making. The cards have
different meanings, depending on the context in which they are used.

Procedural Uses of the Cards

Procedural uses occur during preliminary discussions of an issue. Participants hold up a
card before speaking. The process facilitator recognizes them in the following order:
(1) Red (2) Yellow (3) Green

More than one card may be raised at a time by a single member, but the order of priority
listed above is still observed. When there is more than one card of the same color raised,
the process facilitator ensures that the individuals are heard in the order that the cards
were raised.

In the procedural context, the cards have the following meanings.

Green indicates a member's desire to make a comment or ask a question.

Yellow indicates a member's ability to clarify some part of the discussion or indicates that
a member needs clarification. It is important that members use this card to clarify with
facts or greater understanding, and not to offer their opinion or comment on the issue.

Red means "Stop the Process" and this card may be raised at any time during
discussion. A red card indicates either a problem with the group process or the need for
a break.

Examples of process problems include: straying from the set agenda, going overtime on
an agenda item, or not correctly abiding by established procedures (e.g. around decision
making) A process concern can also be raised if a member feels uncomfortable with the
way the process is proceeding or feels that the group -or a specific individual- is not
respecting the feelings or contributions of other members.

Members may also raise a red card to point out the need for a break (for food, exercise,
cooling of tempers, etc.) We are all responsible for watching the physical and emotional
energy of the group and flagging issues of hunger, stress and boredom.

                                       - 26 -

Decision Making uses of the Cards

When the task facilitator wants to test the group for Consensus on the issue being
discussed, they will call for the decision making use of the cards. At this point, the
meanings of the cards change, but the order in which they are dealt with remains the

In the decision making context, the cards have the following meanings.

Green indicates agreement with the proposal under discussion.

Yellow indicates that the member has reservations but is unwilling to stand in the way of
the decision because of those reservations.

Red indicates the member's very strong opposition to the proposal at hand, and their
desire to work with the group to significantly revise it.

                                      - 27 -

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