On Your Plot
This is an example of Land Use Bylaws to be presented by the Co-operative to the Membership.
Permanent Plots for Members
Land use options for Plots by Members are defined as follows:
Year-Round Permanent – Plot which is occupied permanently, year round, as a home, by the same Member or Members
Seasonal Permanent – Plot which is occupied permanently by a seasonal cottage, hunting cabin or bunkies, as a campsite, or maintained as a rental property for profit, by the same individual
Members’ actual geographical area/plot location within the 575-acre property will be selected in the near future based on Eco-viability, Permaculture Design Planning, Member’s Choice, and Community Dialog. Hopefully we will be able to do this by late 2016, or early 2017 at the latest. Temporary dwellings/locations, like yurts or bunkies may be available initially near the road/hydro, during early construction/clearing, and later used for rental or purpose-specific tasks. Your Membership ‘buy-in’ will give you all the benefits of the ‘co-owned-commons’ and ‘infrastructure’ as we develop these together.
Some groups may choose to live in larger shared or clustered dwellings on designated Plots to reduce building and infrastructure costs. Number of shared Plots will depend on interested parties.
Homes should be designed with environmental sustainability in mind - Please select materials with low potential for creating pollution: See Our Eco-Philosopy for examples
Members are responsible for:
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researching forms of adequate housing
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obtaining any relevant code information
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construction
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maintenance
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and any negative consequences of their failure to properly build and maintain their homes
Unorganized territories are less restrictive and do not require building permits, but it is required to build to code for safety and future security.
BUILDINGS SHALL
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be structurally sound to withstand wind, gravity, snow weight, water
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be equipped with minimum two smoke/CO2 detecting alarm devices at all times
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have adequate emergency egress through doors and/or windows.
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have adequate shielding for heating/cooking devices.
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have straight-chimneys (no elbows) unless a rocket mass heater which burns exhaust
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have chimneys/exhaust properly installed and maintained to prevent fires
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be adequately insulated and ventilated for use during their intended seasons
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be made with non-polluting, non-toxic, natural, recyled or recyclable materials wherever possible (no flaking paint - milk paint and natural stains preferred)
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be designed to be environmentally sustainable within reasonable bounds of possibility
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be closed underneath to prevent animals from living in spaces below
Recommended roofing materials are:
Metal (to aid in the collection of water runoff). There is the possibility of ordering metal roofing material in bulk, to be used by members. We would order a colour that doesn't stand out when viewed from the air, so most likely a green/charcoal grey colour.
Green Roofing, which absorbs water and is very effective camouflage and insulation.
Home heating and/or cooking
High-efficiency, low-polluting, properly installed wood burning stoves/ovens are recommended.
Members are responsible for doing their own research into heating/cooking devices and systems.
They are responsible for proper installation, use and maintenance.
Food Production
Members may choose to have their own garden on their Plot. Assistance will be available to bring soil for raised beds, if necessary. Members may choose to build and maintain their own greenhouse on their Plot. Members may choose to raise livestock on their Plot.
Allowable livestock will include Chickens, Goats, and Rabbits (feel free to discuss other viable options). These must be maintained humanely and in the spirit of environmental sustainability, and possibly subject to inspection (for safety). Be aware that there are predatory animals in the area, and adequate precautions must be taken to ensure their safety.
Electricity
This property is to be majority off-grid with the exception of certain public use structures, and plots in designated areas where the utility enters the property. No public electrical utility will be provided or permitted beyond that area at this time.
Each Member must assess their own electricity needs and do the necessary research before safely installing equipment to provide alternative energy to their home. Installation, cost and maintenance will be entirely the Member’s responsibility.
Water and Treatment
Wells will be drilled in central locations as necessary to provide water for every homestead, and cost of well-drilling (+/- $10,000 per well) and installation will be divided among Members who are using them. There is opportunity to purchase appropriate sand, activated charcoal and barrels as a group in bulk to lower costs for water filtration. Members shall assume responsibility for any water treatment at their home above and beyond that provided by the co-operative. The same will apply if springs exist on the property to be capped for drinking water.
Each home must be equipped with at least a 1000L gravity feed water tank to provide potable water for drinking, hygiene and fire protection. These tanks will be at the expense of the Member. Reasonable precautions must be taken to prevent freezing of water supply in winter.
We may also have underground water storage tanks which would be prevented from freezing by geothermal energy. There are hand or electric pumps that can be used in winter to pump water into a coil around your heat source, and into showers and sinks.
Water Catchment Systems for the collection of rainwater runoff from your home or surrounding terrain or structures should be properly installed to be mosquito-proof and kept free of debris, and the water used for washing, or in the garden or other outdoor needs to reduce the demand for well water.
Composting Toilets will be the likely choice for most people. Limited septic may be available, built and maintained at cost to Members in designated areas (non-intrusive, reasonably accessible for pumping), or at cost to the co-op in rental areas .
Fencing – It is recommended but not necessary to fence part of your yard for safety from animals, or to protect gardens, but livestock and dogs must be in enclosed pens/yards for their safety and out of respect for your neighbours. Use of fencing may extend the outer edges of your Plot on all sides provided it does not interfere with infrastructure. Discuss it with your neighbour if it will extend to your plot edge.
Any ornamental plants must be native, non-toxic and non-invasive to avoid damage to the local ecosystem.
Please try to maintain a generally tidy appearance out of respect for your neighbours (ie. Site free of garbage or improperly stored equipment, etc.)
Do not alter any land that is not on your plot unless with permission.
If there are any questions or comments about anything in this section, feel free to contact us