Shoals Creek Farm Village

Transcription

Village Habitat Design
The Shoals – Draft Outline Program 6-27-12
www.villagehabitat.comEmail: [email protected]
Phone: 404-992-4399
An agricultural and artisan based Conservation Community
Master Plan Concept Program
I.
II.
III.
IV.
V.
VI.
VII.
VIII.
IX.
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Introduction
Vision
Master Plan Scope
Site Areas Scope
Marketing, Phasing and Infrastructure
Farm Agricultural Plan
Micro-economic Development Plan
Transportation Management Plan
Grant Funding Opportunities
Phone: 404-992-4399
I.
Introduction
Project Overview
Shoals Creek Conservation Community is a 1589 acre/158 unit, unique model sustainable
community including an 1165 acre conservancy (Shoals Creek Conservancy) an 8 unit/ 135 acre
guest ranch and dairy (Shoals Creek Guest Ranch and Dairy), and 289 acre Shoals Creek Farm
Village with a 102 unit live/work village (electronic cottage neighbourhood and artisan village
core neighbourhood), a 36 unit ridge cohousing hamlet, a 12 unit Village Industry
demonstration hamlet, an education and retreat center and an outlet store and restaurant in
the Shoals Township. The site is located 20 miles from Murphy North Carolina in the Shoals
Creek Township, a rural township with an area of 66.9sq.mi and a population of 2025
persons.Distances to regional cities include Atlanta
and Asheville North Carolina (126 miles).
Regional Map – Shoals Township Location
Local Map - Shoals Township Location
The site is located 1.2 miles from the Hiwassee Dam School (a 500 student K – 12 school with
approximately 500 students) and 5 miles from the Hiwassee Dam and lakes Apalachia and
Hiwassee. (http://theblueridgehighlander.com /cherokeecountynorthcarolina/index.php) and
(http://www.city-data.com/township/Shoal-Creek-Cherokee-NC.html).
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Phone: 404-992-4399
Shoals Township Map – Site Location
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Shoals Township Center Map - Site Proximity
Phone: 404-992-4399
Shoals Creek Farm Village is a conservation community designed to start up site and locally
based economic development opportunities themed around healthy living and conservation
and restoration of the natural environment. It will be a mixed income, intergenerational, full
life community that will facilitate aging in place and exchanges between young and old. As a live
and work farm village and two hamlets, the 150 units are projected to consist of 120 primary
homes and 30 secondary/retirement homes. The education centre is designed to offer
educational services built around a sustainable curriculum offered to the local primary and
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secondary schools, colleges and general visitors. Approximately 100 visitors participating in
educational venues and 50 eco-cultural-tourists are expected per week. A total of 150 persons
per week attending conferences and workshops or residing at the farm center, educational
retreat center, village inn, Alpaca Camp and the camping sites to experience the village, farm
and other educational and recreational amenities. Seasonal events will provide additional
hospitality venues for larger turnouts.
View from future educational/Culinary center across farm
The 1165 acre site conservancy (Shoals Conservancy) consists of 465acres of deciduous forest
and 700 acres in pine plantation. The Shoals Creek Conservancy will preserve one of the last
large tracts of land fronting a lake in Western North Carolina. Unique Features of the Shoals
Creek Conservancy include frontage along Appalachia Lake, 2 trout streams and a 100 ft.
waterfall. The intent of the Shoals Conservancy is to fully conserve with a conservation
easement in perpetuity these 1165 acres limiting their use to a wildlife habitat preserve and
passive recreation. The eventual ownership of the land is intended to be transferred to a land
trust or the state of North Carolina as a wildlife habitat preserve or state park with a
pedestrian/hiking trail linking Shoals Creek Farm Village through Shoals Creek Conservancy to
Lake Apalachee.
The 135 acre guest ranch and dairy is comprised of approximately 50 acres of pasture and 85
acres of woodland.
Shoals Creek Farm Village (289 acre site) is presently comprised of approximately 10 acres of
farmland and 279 acres of woodland of which 58 acres is a pine plantation and the remainder is
primarily mature hardwood forest. Approximately 10 - 20 acres of the pine plantation will be
converted to a vineyard and winery, horse pasture and riding stable, cow pasture and dairy and
fruit and nut orchards (in addition to the vegetable farm in the lower valley). The site has
numerous water features including Shoals Creek, multiple springs and a 3 acre spring fed pond
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and is within 5 miles of Lake Apalachia and Lake Hiwassee. The topography of the site consists
of a three sided “bowl” overlooking the farm valley and stream below. The property is
surrounded by hundreds of acres of essentially non developed land with a broad diversity of
wildlife. Part of the mission of Shoals village is to assist in the preservation of additional
contiguous lands, wildlife and conservation corridors.
The farm village and hamlets are anticipated to be built out over a 6 year period at an average
absorption rate of approximately 25 homes per year. Each phase will be based on preinvestments/purchases by prospective home owners, business owners and investors.
Site overview and Existing Conditions
Shoals Creek Conservancy
 1165 acre Conservancy site
 Deciduous Woodland
 Pine plantation
 Frontage on Apalachia Lake
 100 ft. high waterfall
Guest Ranch and Dairy
 135 acres site
 Approximately 85 acres of woodland
 Approximately 50 acres of pasture
 289 acre Shoals Village Site and the Shoals Store site (1.5 acres) – several additional
strategic tracts may be purchased.
 279 acres of woodland (222 acres of mature woodland and 58 acres of pine plantation)
 10 acres of existing farmland and pasture
 Numerous water features including Shoals Creek, 3 intermittent streams, multiple
springs and a 3 acre spring fed pond.
 Majority of roads are in place and underground electrical installed
 Entry gateway and gate house
 8 stall barn with 2 bedroom loft and apartment
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II.
Vision
The goal for Shoals Creek Conservation Community is to create a replicable model for a rural
sustainable community that is based on principles of conservation, restoration and stewardship
of natural resources. Representing a unique milestone in community development the Shoals
Creek Farm Village will be a pedestrian, bicycle and electric cart community that promotes
health and provides economic on site opportunities for its residents –a live and work
community with lease on demand vehicles, an internal cart taxi and shuttle links to the local
community that will offer a simpler more fulfilling way of life and an exchange of local goods
and services that will insure a high level of community within a tranquil, serene landscape.
Shoals Creek Farm Village is inspired from pedestrian focused and timeless contemporary and
historic pre-fossil fuel community examples including historic St Augustine and St. George
Street, English hamlet country side such as the Cotswold villages, Findhorn and other
pedestrian farm focused European villages. As such, it is designed as a traditional clustered
village and hamlet conservation community creating a car free - built environment and
preserving close by access to all the natural surrounds the site has to offer while using local
sustainable building materials to create a timeless architecture integrated into the
environment.
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Farm Village Economy
A central focus for Shoals Creek Farm Village is to create work places for the majority of the
residents - a site based and local village economy focused on conservation and stewardship of
natural resources, energy and food self-sufficiency, traditional local and regional building
applications, sustainable transportation, sustainable community education, senior care, local
value added products, information technology and eco-tourism. Entrepreneurial and village
employment opportunities will be built around a series of village and cottage industries
including farm goods from the village processing center, culinary shops, artist and artisanal
studios and workshops, electronic cottages, an education and retreat center with a culinary
school and small conferencing facility, a village farm to table restaurant, wellness retreat
center, a bed and breakfast inn and passive recreation activities including swimming, hiking,
Cow and Goat Dairy
Artisan Studios & Wkshops
Hospitality – Retreat
Center, B&B and Inn
CSA Farm
fishing and horseback riding.
Value Added Products
Dairy – Cheese Shop
Education
Recreation
Markets for products and services include direct consumption of goods and services on site,
Shoals Creek Township, local surrounding towns including Murphy and Blueridge, regional
outreach including Atlanta, Chattanooga and Asheville and general internet marketing. The
economics of proximity pyramid illustrated below indicates the locally focused economic
incubator and marketing initiative of Shoals Creek Farm Village.
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Phone: 404-992-4399
Preservation and Restoration
The ratio of preservation for the Shoals Conservation Community is approximately 1 unit per 10
acres (158 units developed on 1589 acres). As a rural development model this is a replicable
ratio of development area to land preserved).
The 1165 acre Shoals Creek Conservancy will preserve one of the last large tracts of land
fronting a lake in Western North Carolina. The Shoals Conservancy will fully preserve the 1165
acres with a conservation easement in perpetuity limiting their use to a wildlife habitat
preserve, and passive recreation. The eventual ownership of the land is intended to be
transferred to a land trust or the state of North Carolina as a wildlife habitat preserve or state
park with a pedestrian/hiking trail linking Shoals Creek Farm Village through Shoals Creek
Conservancy to Lake Apalachee.
The 135 acre guest ranch and dairy will be preserved for sustainable agriculture and agrotourism focused on large animals with a 8 unit farm hamlet and a ranch and dairy focused agrotourism center. A maximum of 10% of the site will be developed (13.5 acres) for the hamlet
and the agro-tourism center. The guest ranch and dairy will be connected to the Shoals Creek
Farm Village with a perimeter hiking trail.
The 289 acre Shoals Creek Farm Village site will be limited to development to 10 – 15 %,
developing a maximum of 45 acres of the property and preserving a minimum of 85% (245
acres) of the land for organic agriculture and wildlife habitat. This preservation is based on each
unit having an approximate 2 acre allotment of land of which approximately 1/8 -1/4 of an acre
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is allocated to a home, business and associated parking at the transportation center and the
remainder of the 2 acres is placed in a common agricultural and wildlife habitat preserve area
and preserved in perpetuity with a conservation easement. A wildlife Habitat restoration plan
will be developed for the overall property to enhance bio-diversity and restore riparian
corridors.
It is the long term goal of Shoals Creek Farm Village to support local land trusts and preserve
additional lands contiguous to or in the general proximity of Shoals Creek Farm Village to create
green space and passive recreation connectivity.
The diagram above demonstrates the preservation ratio for the Shoals Creek Farm (85%
preserved/15% developed though the ratio of preservation for the total Shoals Creek
Conservation Community is approximately 1 unit per 10 acres (158 units developed on 1589
acres)
Compact Efficient Homes
In order to meet the net zero energy goal of the community, homes will be compact and
designed for energy and space efficiency.
Mix of Housing Costs
As a mixed income farm and artisan community, homes in The Shoals Farm Village will offer a
range of housing costs determined by level of interior finishes and size. All homes will have
similar high quality/durable exterior finishes to maintain the beauty and timelessness of the
exterior spaces of the village.
Living in Exterior Rooms
As a traditional village, the buildings in the village will create exterior rooms (courtyards, plazas
and greens). These rooms as micro-climates will extend the seasonal comfort zones and invite
residents and guests to spend more time outside.
Design Guidelines
As an Eclectic Community bringing together a mix of incomes and sustainable and alternative
building design, care will be taken to develop building design guidelines and community
covenants that will insure quality and aesthetic development and a well-managed and
maintained community while encouraging unique and diverse designs.
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A Collaborative Community
As a collaborative community, future home and business owners will have the opportunity to
form a social community before the physical community is built and create opportunities for
collaboration around a variety of work and community opportunities. Community design
workshops in the early phases will allow future residents to input the design of their future
community.
Food Self Sufficiency
Shoals Creek Farm CSA (community supported agriculture) when it reaches full production
capacity will meet the majority of the food requirements for the community and be able to
sustain the community in the event of food crisis.
Energy Self Sufficiency
Shoals Creek Farm Village has the goal to be a net zero energy consumers (it will produce as
much energy as it consumes while selling surplus energy back to the local grid).
Education
Shoals Creek Farm village will offer a variety of educational opportunities focused on organic
agriculture, solar and bio-mass, health and wellness and rural village and cottage industry
development.
Community Resources
A primary goal for the shoals Farm Village is to optimize the use of community resources. To
reduce redundant ownership of products that are in use a fraction of the time (a typical
automobile sits in non-use 90% of the time) and certain private home/work areas such as guest
bedrooms and workshops are often used a fraction of the time. The Shoals Creek Farm Village
will offer a managed leasing program for tools and vehicles and will optimize the use of
buildings on the commons: examples include lease on demand cars, shuttle and on property
electric taxi service, tool rentals, artisan collaborative, wellness facilities, office space
collaborative, and community spaces in the village center offering community dining, home
theatre/film club/AV areas, etc. A secondary goal in optimizing community use of resources is
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to create on site work opportunities for residents that assist in managing and maintenance
these community resources.
Transportation management
The primary goal for transportation at the Shoals is to reduce dependency on the automobile
and create a walk, bike and electric cart conservation community (slow movement community)
linked to surrounding areas with shuttle access to re-enforce health and community interaction
and reduce ecological fragmentation. The Shoals Transportation Center will work with the
county to optimize bus/shuttle opportunities and greenway linkage to the Shoals Township. An
on call/on site electric cart taxi and lease on demand vehicles will supplement the use of
privately owned cars. A “micro-vehicle” garage will act as the leasing/managing/maintenance
center for bicycles and electric carts. The transportation goal of Shoals Creek Farm Village for
homes is to have a maximum of .75 cars per unit at the termination of the project (.5 private
vehicles per unit and .25 lease on demand community vehicles per unit – a total of 118 vehicles
for 168 units). In the early phases of the project ownership of private vehicles will be higher
though as the project proceeds and the efficiencies of shuttles, lease on demand vehicles, on
site taxi and other onsite resources increases, residents will reduce dependence on private
Cars. Guests and public event access will be facilitated by shuttles from parking areas at the
Shoals Township and Murphy and will be supplemented with limited parking on the property.
Sustainability Index
As a replicable model, the sustainability of The Shoals development will be guided by metrics
based on a sustainability index incorporating goals of carbon neutral footprint and net zero
energy and conservation practices including preservation/restoration, water quality and other
sustainable indicators and best management practices.
III. Master Plan Scope
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Phone: 404-992-4399
SHOALS CREEK TOWNSHIP AREA
ADD CONSERVANCY SITE DIAGRAM
SHOALS CREEK TOWNSHIP
STORE
Area: approximately 1.5 acres
The store and garage in the Shoals
Creek Township is the only store on this
section of Highway 294 and is the
“tourist gateway” to Apalachee and
Hiwassee Lakes from the south. The
existing store will be renovated and
expanded as an outlet for farm and village goods and restaurant focused on a varied menu of fresh,
whole foods in season. This store location will also serve as a welcome center and orientation area for
the farm village destination. A parking area and shuttle pick up will be available for events at the Shoals
Farm Village. Eventually, a bicycle and pedestrian greenway link may connect the Shoals store and
school area with the Shoals Farm Village.
SHOALS CREEK CONSERVANCY
Site Area: 1165 acres
The 1165 acre site conservancy (Shoals Conservancy) consists of 1165 acres of deciduous forest
and pine plantation. The Shoals Creek Conservancy will preserve one of the last large tracts of
land fronting a lake in Western North Carolina. Unique Features of the Shoals Creek
Conservancy include frontage along Apalachia Lake, 2 trout streams and a 100 ft. waterfall. The
intent of the Shoals Conservancy is to fully conserve with a conservation easement in
perpetuity these 1165 acres limiting their use to a wildlife habitat preserve and passive
recreation. The eventual ownership of the land is intended to be transferred to a land trust or
the state of North Carolina as a wildlife habitat preserve or state park with a pedestrian/hiking
trail linking Shoals Creek Farm Village through Shoals Creek Conservancy to Lake Apalachee.
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Phone: 404-992-4399
SHOALS CREEK GUEST RANCH/DAIRY
Dwelling units: 8
Hospitality units: TBD
The 135 acre guest ranch and dairy will be preserved for sustainable agriculture and agrotourism focused on large animals with an 8 unit farm hamlet and a ranch and dairy focused
agro-tourism center. A maximum of 10% of the site will be developed (13.5 acres) for the
hamlet and the agro-tourism center. The guest ranch and dairy will be connected to the Shoals
Creek Farm Village with a perimeter hiking trail.
SHOALS CREEK FARM VILLAGE SITE - MASTER PLAN
Dwelling units: 150
Lodging Units: Aproximately21 (retreat center - 11 cabins and Alpaca Camp – 10 cabins)
Hospitality: 30 beds – Education Center and Village Inn
Retail: Approximately 5000 sq. ft.
Educational: Education Center: 7500 sq. ft. – conference and teaching areas
Live/Work: Studio’s and Workshops - approximately 50
Village Industry: 5-10 village industries – 2-10 employees/non- cottage industries
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Total Units: 150 dwelling units
A. Gate House (existing)
B. Transportation Center
Area: 2 acres – private and community vehicle parking for village (102 units), visitor’s and guests
Parking spaces – 120 (35 public/guests, 85 residential
Maintenance and storage bldg. - 30 - 40 electric carts and bicycles for rental and
community use
Village Industry, Ridge and Guest Ranch/Dairy Hamlets Parking – 56 units/42 pkg spaces
– pkg adjacent to hamlets (does not include guest/public parking)
C. Education and Retreat Center
Area: 6 acres
Teaching Center: 12,500 sq.ft. (first floor – dining-commercial kitchen/lounge/office,
basement – conference facility, commercial teaching kitchen, bathrooms, 2nd floor – 10
rental suites/bedrooms, 3rd floor– 10 rental suites/ bedrooms)
Cabins: 11 cabins (5 – 2 bdrm and 5 - 1 bdrm/studio)
70 person peak dining
D. Farm and Village Industry Hamlet
Area: 8 acres
-
Dwelling units; 12 – 2-3 bedroom
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community pavilion
village industry businesses - farm, artisan and hamlet industrial based demonstration
businesses such as construction materials resource center for storage of stone and reuse materials, pre-fabricated systems and construction modules, alternative technology
applications such as wood gasification and wood mill.
E. Creek Cottage (existing)
F. Village
Area: 15 acres
- Residential and live/work: 102 dwelling units – core village - 70 (50 live/work with
artisan studio and workshop spaces or other work space fronting community right of
way) and upper village – the Pond Neighbourhood with 32 upper lots.
- Storm shelter
- Commercial
o Entry plaza: village store/cafe/bakery
o Above Entry Plaza: Wellness Retreat and Inn – 3000 sq.ft. (Yoga center, hydrotherapy, juice bar/nutritional therapy, Spa), 1 dwelling unit and 10 rooms/rental
suites
- Community
o Central Village Plaza and green
o Business center
o Village community center including dining and recreational facilities
o Artisanal infrastructure including wood and metal shops and other artist and
artisan support facilities
-
G. Ridge Cohousing Hamlet
Area: 12 acres
- Dwelling units 36 (2-3 bedroom)
- Common house
- horse stable
- vineyard and orchard
- live/work businesses
H. Farm and Farm Center
Area: 10 acre valley farm and pasture and 30 – 40 acre upper ridge pastures, vineyards and
orchards
Farm Center: initial teaching and workshop and post-harvest center - 2000 sq.ft. wing
(foot print) off existing barn –first floor – post harvest center, farm office, rustic
teaching/seminar area and bath rooms.
2nd floor – kitchen, bath, 2 bunk rooms, dormitory (sleep 12) and dwelling unit
I. Alpaca Camp
- 8-10 yurts
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-
Bunk house
Bath house
J. Woodland Preserve
- Bath house at swimming pond
- Primitive Bath house at primitive camping
IV. Site Areas Scope
A. Entry- Gatehouse
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Limited Parking/Turnaround
Total area: approximately .2 acres
B. Village Transportation Center
The Arrival – Multi-modal Center area consists of public and residential parking areas with facilities to
transfer to bicycles and electric carts and other “micro-vehicles” for guests or residents. The Shoals Ecovillage is a “pedestrian priority/slow movement – micro vehicle community”.
Public Area
The majority of public visitors will arrive via shuttle from Murphy or from the Shoals Township Store
Parking: 35 parking spaces with cart and bicycle rental though primary mobility will be by on site cart
taxi, walking and bicycling.
Bus/shuttle stop: covered/protect area for catching the bus/shuttle to the Shoals Creek Township and
to Murphy.
Electric Taxi Stop: covered/protect area for catching the electric taxi to the shoals store and as needed
to the village and other onsite destinations.
2 -3 acres
Residential Area
Area: 2 acres
Maintenance and storage bldg. - 30 - 40 electric carts and bicycles for rental and community use
Village /Education Center Car Parking: 120 (35 public/guests, 85 residential with overflow parking areas
for special event/festivities.
Village Industry, Ridge and Guest Ranch/Dairy Hamlets Parking – 56 units/42 pkg spaces – pkg adjacent
to hamlets ( does not include guest/public parking)
Transportation Management Association (TMA)
Community Transportation Services Offered:
van shuttle to nearby towns
a 12 passenger van (size will increase as needed) will shuttle residents and guests to the Shoals Creek
Store and to nearby towns.
on-call electric taxi service
an on call taxi service will be made available for seniors and inclement weather and other applications.
Lease on Demand Vehicles
A small fleet of vehicles will be available for onsite lease including a van, several cars, pickup trucks, and
utility trucks as needed by the community. Projection ratio of lease on demand vehicles is .25 vehicles
per unit.
Low speed micro vehicle/cart parking: a maintenance and several storage facilities will be provided for
electric carts, mopeds and electric assisted bicycles located adjacent to the parking areas – The
transportation management Association will be responsible for maintenance and storing these microvehicles. Carts will have a GPS location device and some carts will be left in the village so that at any
time residents in the village area can locate and have an access card for a cart.
TMA as business
The transportation/multi-modal center will be developed as a viable business, paid through vehicle
usage fees and parking leasing fees (all parking is owned by the community and leased to individual
residents).
Surveillance
1 or 2 housing units will be located at the multi-modal centers for surveillance of vehicles
Vehicular/Transportation/Delivery/ Policies
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Access will be provided for limited deliveries by non-micro vehicles into the village area at designated
times only. An onsite Bulk delivery/storage area will be provided r to avoid un-needed bulk deliveries
into the village. UPS will deliver to the multi-modal center though the mail-person will deliver to the
village center. A variety of micro-hauling vehicles will be available for carrying items from the bulk
storage area to the village.
C. Education Center and Retreat
Total area: approximately - 6 acres
The retreat Facilities will consist of a retreat center, rental cabins and a pavilion. Adjacent to the retreat
center will be a garden center/farm stand, plant nursery, trout pond, corn maize, animal village and
other fun and interactive farm elements for guests. At maximum capacity, the education and retreat
center anticipates managing 70 - 100 adults.
Preliminary sketch of Education – retreat center
Education Center
The education center dining room/multi – use conferencing area, and lounge is above the culinary
school and food processing center in the basement below. The Dining room and lounge overlook the
south fields of the farm with a large wrap around porch that overlooks the farm fields providing a
panoramic view of the valley while the Culinary School and Food Processing Center connect directly to
the farm fields below.
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The Shoals Farm Culinary School at the retreat center will provide residents and guests with a farm to
table culinary education experience. Currently there is no culinary school serving the Murphy area.
http://www.cookingschoolsofamerica.com/Category/North-Carolina/
It will serve as a multi-function space serving as a standalone cooking school, commercial kitchen for
making value-added products, farm processing and educational space. Throughout the year the Cooking
School could offer a series of workshops as well as programs for youth from the nearby Hiwassee Dam
High School similar to the classes offered at the John C. Campbell Folk School Cooking Studio.
https://www.folkschool.org/index.php?section=subjects&subject_id=6this could also become a site for
the first Viking Cooking School in North Carolina.
http://www.vikingrange.com/consumer/cookingschool/cookingschool.jsp?id=cat13100027
The Culinary School will also serve as a food processing hub for the residents and surrounding
community to make licensed value-added goods in a certified kitchen. A wide range of products could
be produced here such as jams, sauces, pesto’s, canned goods, pickled and fermented foods, dairy
products, herbal remedies and much more. The farm will likely be the primary user of the processing
center to convert its produce into value-added, branded products.
Note: The processing center will be set up in the retreat center or the Village Center, whichever one is
developed first.
Additional flexibility will be built in to the basement area for future educational venues. with a large
screen LCD projector and small platform where plays are performed. There are computer stations and
extensive the library and seating area for assignments and research. Several training rooms separate
school ages from k-8 and vocational programs from the nearby high school.
Education Center Scope
Floor Plate: 2400 - 3200 sq.ft. (30/40ft x 60/80ft)
- First floor – kitchen/dining hall/ lounge (will also serve as an assembly space for small
conferences/seminars). reception/administrative office, bathrooms, storage, wrap around
porch and screen porch
- basement – 10 – 12ft ceiling - unfinished/expandable – conference/seminar space, culinary
kitchen/classrooms, reception area and bathrooms;
- 2nd floor – 10 rental rooms and suites with wrap around porch
3rd – 10 rooms/suites
Retreat Facilities
Rental Cabins
11 rental cabins
- 2 bedroom cabins overlooking farm
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- 1 bedroom/studio cabins between retreat street and woodland to the south
Screen Pavilion overlooking creek - kitchen/dining/screen porch
D. Village Industry Hamlet
12 units
Village Industry: TBD
Re-use center/Construction Center/site Storage/Maintenance Area: TBD
The Goal of the Village Industry Hamlet is to create an village industry base for applying appropriate
technology applications to the construction and maintenance of the other hamlets and village
neighborhoods. The village industries, due to scale and scope and need for regular service access do not
fit in the village core or the other hamlets. The Village Industry Hamlet will include several village
industry businesses and approximately 12 model homes - village industries may range from
appropriate technology (wood gasification), appropriate construction technology’s that we will apply to
the village, re-use center/material storage and assembly of appropriate technology components.
E. Creek Cottage/Sales Office
Existing cottage to serve as sales center and limited stay facility
Total area: approximately .25 acres
F. Farm Village
Area: 15 acres
Residential and live/work: 102 dwelling units – core village - 70 (50 live/work with artisan
studio and workshop spaces or other work space fronting community right of way) and upper
village – the Pond Neighbourhood with 32 upper lots.
- Storm shelter
Commercial
o Entry plaza: village store/cafe/bakery
o Above Entry Plaza: Wellness Retreat and Inn – 3000 sq.ft. (Yoga center, hydrotherapy, juice bar/nutritional therapy, Spa), 1 dwelling unit and 10 rooms/rental
suites
Community
o Central Village Plaza and green
o Business center
o Village community center including dining and recreational facilities
o Artisanal infrastructure including wood and metal shops and other artist and
artisan support facilities
o
Village Artisan Core: 70 units
Village Pond Neighbourhood – 32 units
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Total area: approximately 15 acres
See Phasing and Infrastructure
Village Core
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Village Center Square
G. SHOALS CREEK RIDGE HAMLET
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Total Area: approximately. 7 acres – cohousing hamlet
Dwelling Units: 32units with 3000 to 5000 sq.ft.
Common House
Barn, animal pastures (horse and cow)
Infrastructure –community sewer system and water.
H. ORGANIC FARM
Total Area: approximately 13% of property/38 acres (11 acres in Shoals Creek Valley, 5 acres hill side
browse and 22 acres upper pasture and gardens)
CSA farm
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Amenities should include initial start-up including farm equipment and bldgs. And lodging (see dwelling
units) CSA farmer(s) will be responsible for the primary agriculture/education and producing the primary
farm goods for the residents of the village and hamlets. The CSA farm program will serve as the
foundation for the farm enterprise. Residents within The Shoals and in the surrounding area will have
the option each season of purchasing a share in the farm. This investment provides the farm with its
base-operating budget to purchase seeds and hire staff to grow food for the community. The CSA
program is both an attractive amenity to potential residents, a bridge to the greater community and a
way to bring people together around food and agriculture. Weekly harvest gatherings and specialty
events throughout the year will bring people to the property to celebrate local agriculture and build
community. The market for CSA shares could extend to Hiwassee Dam High School families, Murphy,
Brass town, Blairsville, Morgantown, Hiawassee, Highlands and Blue Ridge.
Horse Back Riding
There will be 5-6 horses utilizing the existing barn. The manager would live in the apartment above and
would offer trail rides as well for income and horses would be used for carriage rides.
Children’s Educational Gardens
While the whole farm is a children’s garden, there will be a dedicated area within the community garden
for young children to explore gardening and farming. This area will be fun and educational with a strong
emphasis on feeding and caring for the farm animals. The children’s gardens will be more organic and
artistic than the rest of the farm with bean tepees and Sunflower huts to play in.
Outdoor Classrooms
Throughout the farm and along the stream and forest edge there will be outdoor classrooms for
reflection and education. Signage and curriculum will guide people of all ages through the property
highlighting sustainability, nature and agricultural themes. Wildlife education, stream and forest
ecology, native plants, pollination and bees, animal husbandry, alternative energy and organic
agriculture are a few of the major themes that will be showcased.
Greenhouses/Acquaponics
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An acquaponics greenhouse will demonstrate the symbiosis between fish farming, hydroponics and
mushroom cultivation. This unique closed loop system will provide fresh fish and vegetables year round
along with a vibrant year round education facility.
Nursery
A nursery will enable the farm team to produce seedlings for the farm, residents and guests. In a cool
mountain climate like Murphy it is important to get a jump start on the season and a greenhouse
nursery is the perfect way to do that. The seedlings will also generate additional revenue at the farmers
markets and through sales of plants to residents and visitors.
Community Garden
A community garden as part of the farm will provide residents with an opportunity to have their own
garden plot with the assistance of the farm team. This will make up for not having a big yard with sun
and also create a venue where the community gathers on a regular basis.
Woodland Grazing/Hill
The woodland across the street from the farm field is ideal for grazing goats. Goats in this area will give
the entry road a strong agricultural feel while creating a fun and exciting agrarian element for the
community. A small milking barn on top of the hill will be used to milk the goats, which will likely be a
favourite activity for residents, guests and especially the local school groups. Goat milk, yogurt, cheese
and goat milk soaps will be processed in the commercial kitchen and sold through the General Store,
CSA, Markets, restaurant and B&B.
Fish Ponds
Fish ponds will serve the community with fresh fish, fishing and education.
Shoals Creek Valley Approximate Farm Areas
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Fields and Pasture
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Farm Field G 1: 2.8 acres (includes ½ acre fish pond, plant nursery, drainage/aquaculture areas
and cultivated fields)
Farm Field G2: 2.5 acres (includes farm cultivated fields)
Pasture G3: 3.2 acres (existing pasture reduced by aprox. 2 acres for village and event field
expansion into pasture – includes pasture and farm pond at low drainage area)
Sub-total farm area: 9 acres
Farm Center
o Existing barn (apt and bunk room above)
Farmer/intern units will require to be affordable as part of the village amenity – at least one or
several minimal sized unit should be fully covered as an amenity and remain in the ownership of
the community for the CSA farmer and interns
The upstairs apartments in the Barn are perfect for accommodating the Farm Management
Team. The Farm manager could live in the main apartment in the barn and one or two interns
could stay in the second upstairs apartment. Future dwellings around the farm could also house
farm staff and visitors coming for Farm Weekends or other specialty programs associated with
the Wellness Center, Culinary School or Conference facility.
o Farm building Expansion (30 x 80 wing with service area below and bunkhouse facility
above)
o Animal enclosures and outdoor teaching area (animal village)
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o Greenhouse
Sub-total area: 1 acre
Post-Harvest Center
In proximity to the Culinary School and sharing a large walk-in cooler, the Post-Harvest Center will be
the venue for washing and packaging the produce harvested off the farm. It is strategically located in
proximity to the Culinary School and retreat center restaurant as much of the farm’s produce will be
stored and accessed here. It is also conveniently located next to the primary vegetable production fields.
This also provides a nice sequence of walking in the fields harvesting and learning, bringing the produce
in to the Post Harvest Center to be washed and sorted and then into the Culinary School or Retreat
center dining area for final preparations. This area will be covered and shaded with washing and drying
stations and easy access to both the fields and cold storage. It will also have easy access for the CSA
pickup, roadside Farm Stand and the village store where farmers market and value-added product
purchases occur.
Sub-total area: ½ acre
Total Shoals Creek Valley farm area: 10.5 acres
Farm Camp
A camp which will serve as an initial “homestead camp” during the initial start-up for the farm and
village for short stays for volunteers and will turn into a camp for visitors and interns participating in
various workshops such as organic farming and permaculture workshops. The camp will also act as a
natural building demonstration project featuring natural building techniques using local and regional
building materials ranging from straw bale to rammed earth and including platform tents and yurts.
Camp will be screened from view across the cultivated field either by farm buildings, a planted screen or
tucked into the slopes in the thin section of woodland.
Sub-total area: ½ -1acre
Goat/Alpaca Hillside Browse Area
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o Milking barn and Cheese Shop
o Browse area
Sub-total area: 5 acres
Upper Pasture and Gardens
o Pasture – 20 acres in several paddocks
o Upper Gardens – 2 acres
Sub-total area: 2
I. Alpaca Camp
Sub-total area: 2 acres
Camp at existing upper road above goat and alpaca browse area overlooking farm fields
o Yurt platforms
o Bath house
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J. Wildlife Habitats
Total area: approximately242 acres
The Shoals will preserve approximately 242 acres as woodland based wildlife habitat areas that include a
wildlife preservation area, sustainable forest production area, wood lot areas (designated areas for
harvesting wood for fuel) and general woodlands.
o Wildlife Preserve: 131 acres devoted to restoring this area as a wildlife preserve
- Wildlife interpretive center and hiking trails:
- Retreat: Backcountry camping areas/outdoor teaching areas
o General woodland area: area surrounding the eco-village is approximately. 81 acres
o Sustainable forest production area: approximately 30 acres, conversion of an existing pine
plantation to a sustainable forestry area
o wood lot areas: certain areas will be designated for harvesting wood for fuel with best practices
V.
Marketing, Phasing and Infrastructure
Marketing Strategy
Shoals Creek Farm Village is being designed as a collaborative partnership with the Shoals Creek
Township, City of Murphy, Cherokee County and the regional rural planning agency’s to align with the
goals for sustainable economic development for the region focused on small scale eco/agri tourism
initiatives.
As an intentional community the hamlets, village neighbourhoods and strategic businesses will develop
through a participatory marketing workshop process designed to bring future residents together and
promote pre-sales prior to the construction of homes and businesses. This process increases the
eventual level of community interaction in each hamlet and village neighbourhood and as the future
residents and business owners participate in these marketing workshops there level of commitment to
the project increases and they facilitate bringing in additional future residents. This participatory
marketing process has been used actively for several decades in the US to re-enforce community
focused development and insure pre-sales prior to building construction.
In the first year, improvements to the property will insure a setting for a variety of eco/agri based events
to draw in prospective buyers.
These events will be marketed through various marketing channels such as direct mail campaigns into
targeted lists like subscribers of Mother Earth News. Each campaign will consist of a pre-programmed
autoresponce sequence that will send prospects to online websites and educational campaigns to learn
more about the community before they register for the workshop. There will be other lead generation
campaigns through Facebook, You tube, paper click traffic, banner ads and organic internet traffic
driving people into an online newsletter campaign.
Shoals Creek Farm Village will offer a variety of amenities and product phased over a 6 year period.
Amenities
The primary amenities will include the farm, passive recreation opportunities and eco and agri tourism
based businesses.
o Farm: Valley farm (see agricultural plan)
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Passive Recreation: 200 acres of open space to explore, over 2 miles of hiking trails, additional
bike and horse trails, 3 acre spring pond and camp ground.
Eco/Agri Tourism Businesses: artisan village, education and retreat center, wellness retreat,
winery/vineyard, Bed and Breakfast, Cafe/bakery, Sustainability Museum, horse
stables/boarding facilities, and micro agricultural businesses (aquaponics, nursery, goat cow
dairies, etc.).
Lease and Sale Product
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Strategic Businesses
Certain lots for strategic businesses may be long term leased as purchasers are identified and
development phases support the markets. These include the existing pasture/horse barn and
apartment at the farm center and proposed businesses such as the vineyard/winery, horse
stable/boarding facility, Bed and Breakfast, Education and Retreat Center, the Cafe and Wellness
Retreat and the Alpaca Camp.
Live/work Dwellings
A variety of live and work dwellings will be offered to facilitate a balance of work places and
homes. These will be focused into the village core and the hamlet cores. The sales prices of
these dwellings will be based on incomes from these prospective businesses and will be focused
on workforce housing prices. Product will include tiny/micro homes, cottage/studios,
townhomes and duplex and triplex flats.
Residences
Single family hamlet and village lots will be focused into the hamlet and village periphery which
has been designed to leverage views over the farm/creek valley, the spring pond and the
surrounding mountains.
Protective Design Guidelines
Buildings, hard scapes and landscapes will be guided by design guidelines to insure quality and an
aesthetic reflecting native landscapes and local and durable materials. Exterior building materials to
include – local stacked stone, face stone, stucco and locally milled siding and non-reflective metal roofs,
tile, stone and green roofs. (design guidelines to be developed).
Shoals Preliminary Master Plan Phasing Summary
See Shoals Development Company and Shoals Farm Hamlet and Village Phasing Summary
VI. Farm Agricultural Plan
By Farmer D Organics
This agricultural plan is for the valley 10 acre farm and pasture and does not include the Ridge Hamlet
and Village Industry farm components.
Highlights
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The Shoals Community Farm will:
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Market the development by being a distinguishing amenity with a great story for PR, sales and
marketing at a time when green, sustainable and local is beyond “in”, it is a global movement.
Provide residents and members with fresh organic food and flowers through a CSA, farmers
market, u-pick and even their own community garden.
Create a destination culinary and retreat experience
Serve as an amenity where guests and residents can tour the organic gardens, attend hands-on
workshops, pick their own food and have their own plot to grow their own vegetables, herbs,
flowers and fruit.
Offer activities for children and families such as planting, harvesting and taking care of animals.
Create a venue for special events on the farm, such as harvest festivals, dinners in the field,
workshops and more, all of which will foster community building, attract potential buyers and
generate revenue for the farm.
Site
The valley with a trout stream meandering through is the ideal location for the organic farm at The
Shoals. The existing barn can serve many uses such as, housing for the farm manager and/or interns,
equipment and tool storage, post-harvest processing and animal housing. The valley is approximately
twenty acres and will be home to approximately seven acres of vegetable production, two acres of rice,
five acres of pasture, two acres of orchard with fruits and berries, 2 acres for a pond, one acre for a
greenhouse and nursery and one acre for a community and children’s garden.
The organic Farm will serve as a central feature for the Shoals as its location in the valley provides views
of the farm from most of the village homes and activities will engage residents and guests year-round.
Funding
Development Input - In order to help set the farm operation up for success, the development company
could provide some key initial funding to build the necessary infrastructure such as fencing, irrigation,
structures, equipment and staff.
HOA and Lot Sales - A percentage of each lot sale could go towards amenities such as the organic farm
to help with the farm’s initial capital expenses. As residents move in a small annual HOA fee could also
go towards maintaining the overall farm.
Donations - Another way to generate revenue will be by fundraising through the non-profit entity, which
can receive donations for the farm from members, guests, foundations and more. The emphasis here
will be on education, environmental stewardship and research.
Farm Markets
CSA (Community Supported Agriculture Program) - The long-term revenue driver for the farm will likely
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come from produce sales through a CSA program whereby residents in the Shoals and nearby
communities buy a share in the farm each season and receive a weekly box of the farm’s harvest in
return. Based on the amount of land available for farming, The Shoals CSA program will likely be in the
range of 100-200 families, each with an annual fee of approximately $750, which will generate between
$75,000 and $150,000 per year. Most CSA sales come in the beginning of the season as an investment in
the farm, thus sharing the risk with the farmer and providing up-front funds for seeds, compost, labor,
etc...
Farmers Market – In addition to CSA sales, the farm will likely have an on-site Farm Stand, an off-site
farm stand on the main road as well as attending Farmers Markets in places like Murphy and Blairsville.
Restaurant Sales – One of the most profitable sales outlets for the farm at The Shoals will be on site and
off site restaurants. With the growing retirement communities in the North Georgia and North Carolina
Mountains there are more and more higher end restaurants seeking farm fresh organic, local produce.
Sales to restaurants can begin right away as there is already a market there waiting to be tapped.
Value-Added Products – With a commercial kitchen on-site, the farm will be able to use much of its
second quality produce for making value-added products such as pesto, salsa, canned goods and more.
These products could be made be available for sale in the farm stand, markets, restaurants and on the
web.
Next Steps
 Continue planning and mapping out the site for the organic farm as part of the larger eco village
concept with the development team.
 Refine vision into a more concrete business plan based on the long-term goals of the overall
development.
 Engage community members through workshops and webinars in the planning and
development of the farm and community.
 Develop a business and/or non-profit organization for the farm enterprise.
 Refine agricultural plan based on stakeholder feedback and begin implementing the steps.
 Perform a comprehensive site assessment of all the soils in target areas for the agrarian village
and throughout the property for short and long-term agricultural possibilities.
 Begin design concepts for the gardens, barn and other infrastructure (fencing, irrigation,
greenhouse, community gardens, post-harvest processing area and more)
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Begin recruiting and interviewing for the farm manager position
Announce the launch of The Shoals Community Farm
Assess the potential quantity of food to be consumed by all on-site restaurants, catering and
potential resident consumption for farm production projections.
Assess the market for farm products in the surrounding area.
Start farm implementation.
Develop brand identity for the farm that will be used on the website, marketing materials,
produce bags, baskets and products.
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Put together budgets for farm extensions, such as a goat dairy, free-range chickens, tree nursery
and off-site retail concept similar to the Redbay Grocery.
Infrastructure
EXISTING
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TRACTOR with front end loader
BARN
Some tools and equipment (bush hog, etc.)
NEEDS (see budget for more detail)
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IMPLEMENTS (Plow, spader, etc.)
TOOLS and EQUIPMENT (Weed eater, mower, hand tools, sprayers, seeders, pressure
washer)
IRRIGATION
FENCING
SOIL AMENDMENTS– high quality organic compost, fertilizer and more
CONTAINERS – for harvesting and displaying
PROCESSING AREA - stainless sinks and counters for washing and sorting vegetables from
the fields
WALK-IN cooler 8x8 or bigger (could use the existing kitchen coolers if there is space until a
building is constructed)
GREENHOUSE
HARVEST STRUCTURE (Post-harvest processing area – could use barn in interim)
FARM STAND (Could use Barn in interim)
Timeline
Each phase is approximately 2-6 months
Phase 1
 Site survey and farm design
 Soil analysis and tests
 Farm layout – design and measure
 Fencing layout, design and pricing
 Irrigation layout, design and pricing
 Barn improvements (landscaping and interior layout)
 Analyze soil tests, price and source soil amendments
 Order equipment, tools, seeds, fertilizers, etc.
 Begin farm branding process
Phase 2
 Recruit and hire farm manager
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Plow fields
Ad soil amendements (lime, compost, etc.…)
Layout out fields for planting
Install fencing (could start inside existing fence area and add new fencing later with cover crops
in unfenced areas)
Setup irrigation
Crop Plan
Create marketing materials for the farm (Logo, marketing signs, brochures, etc…)
Begin planting vegetables, herbs, cover crops and fruit trees
Greenhouse construction (optional for phase 2, could be put off until phase 3 or 4)
Setup processing area with wash sinks, cooler, etc. (in barn or new processing shed)
Begin harvesting for restaurants, Farmers Markets, etc…
Phase 3
 Produce sales to restaurants, Farmers Market, etc…
 Seed, weed, fertilize and harvest
 Plant succession crops
 Farm tours and events
 Begin developing CSA program
 Continue expanding infrastructure (greenhouse, community garden, etc.)
 Introduce animals such as chickens, rabbits and goats
Phase 4
 Apply soil amendments such as compost and fertilizers
 Plant continuously to ensure succession of crops
 Coordinate farm workers
 Fieldwork – planting, weeding, mulching, watering, harvesting, etc.
 Plow in cover crops
 Produce sales to restaurants, Farmers Market, etc…
 Launch CSA program and Community Garden
 Farm tours, workshops and events
Phase 5
 On-going farm maintenance, evaluation and expansion
 Expand farm operation with the addition of orchards, vineyard, dairy and more
 Establish pasture land for cattle, chickens, ducks, pigs, goats and/or sheep
 Produce sales to restaurants, Farmers Market and CSA
 Workshops, tours and youth activities
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VII. Village Micro-Economic
Development Plan
On site work places and micro-businesses are the foundation and “life blood” of the community
– viable work for the majority of the community within the site walk/cart/bike to work (primarily
site and Shoals Township) in order to maintain a vital live and work community.
Village and Cottage Industries by Proximity
A rural sustainable economic incubation model
Develop a micro-economic business and jobs program, Prioritizing and Identifying workplaces to house
potential work sectors and activities – identify zoning relationships (service access requirements, noise,
smells) and compatibilities, incompatibilities and future expansion/growth requirements. Develop a
matrix for each primary category indicating work activity, schedule/phasing, space requirements,
relationships, personnel required, resource/land ownership, facilities/infrastructure requirements,
capital needs and visibility of workplace (crux of village businesses to build community and provide
sustainable education)
- Scope of economic development opportunity/markets
- Cost to capitalize micro-economic opportunities – distinguish between general community
investments, work coop investments and private enterprise investments
- Programs/sources for funding capitalization
- Phasing for micro-economic opportunities
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Marketing for micro-economic opportunities
SCALE OF LOCAL MARKET SHED
Site
1/4 mile travel radius
Residents: 150 residences / - goal: 75% permanent – live and work and retirement residence; 25% - 2nd
residence/potential retirement
Eco- Tourists: anticipated 100 per week - weekends and weeklong stays during tourist season
Shoals Township Center
1 mile travel radius
School: 500 K-12 students
Store and garage
Shoals Township Area
66.9 square miles – 10 mile travel radius
Residents: 2000
SCALE OF MICRO-SECTORS
Village industries
Micro-village industries – industries with 10-20 or less employees – as coops or private enterprise
(woodworking, glass blowing, ceramics, furniture/cabinet making, canning/sauces, etc.)
Cottage industries
Mom/Pop scaled cottage enterprise – immediate family or family plus 2- 3 employees. Based in home
primarily preferably with a visual relationship to the pedestrian right of way to encourage community
connections (ground floor, or side studio/workshop)
SECTOR TYPES
General Goals: food and energy self-sufficiency, sustainable education, village construction and
maintenance, folk art/artisan trades, eco-tourism, wellness stays, community care, village
recreation/culture,
Agricultural
Energy
Light Manufacturing/Assembly
Recreation
Education
Visits for recreation, purchase of produce/goods, culture/entertainment/education
LOCATIONS/USES
Shoals Township: Outlet Store, restaurant and Garage – see program – future clinic
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Shoals Transportation Center: see transportation program (micro vehicle – maintenance, storage and
renting/leasing)
Shoals Farm Education and Retreat Center: see program
Shoals Farm and Industrial Hamlet: several village industries (construction research and materials
center, re-use center, light wood mill, light manufacturing/assembly facility, etc. – see program)– close
to entry, easy deliveries, ¼ mile from educational .retreat center/1/2 mile from village – light
nuisances/noise not an issue within reason – village industry themes include – solar energy, microvehicles, etc.
Real Estate: 10 fee simple lots
Creek Lodge: see program
Farm Village: see village plan concept
Real Estate: 90 units of work force housing/village core, 20 units/view lots/village periphery
Businesses
- Café/bakery
- Artisan outlet exhibit/store
- Wellness/Yoga/Nutrition/Hydro-therapy Center
- Village Inn
- Artisan coop workshops (wood, metal/black smith, glass blowing, ceramics)
Artist studios (painting, sculpture, pottery, printmaking, etc.)
- Culinary/food processing center
- Senior Center
- Community Center
- Outdoor theatre
Ridge Eco-tourist Hamlet: see program (primarily 2nd home/retirement homes)
Real Estate: 20 view lots, 10 live/work lots.
Farm: see agricultural program
- Farm center/CSA farm/Nursery/Aquaculture
- Cow dairy/farm industrial hamlet
- Equestrian center/ridge ecotourism hamlet
- Goat dairy / goat browse area/Alpaca Camp
- Forest Agriculture/Food Forest
Farm Center: see program
Alpaca Camp: see program
Woodland Preserve
- Nature interpretive programs/center – ecological restoration education
- Swimming center
- Pedestrian/bike ?Horse/ trails
- Primitive Camping
VIII. Village Transportation Plan
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Transport Management for Shoals Creek Farm Village, Cherokee County, North
Carolina, USA.
1. Types of resource and service
1.1
External travel
So that people in Shoals Creek Farm Village can access nearby towns, such as Shoals Creek Township and
Murphy, for work, shopping, medical, educational, personal business reasons, goods collection or to
connect with longer distance transport services, some collective approaches should be considered.
There are a number of existing services, which could be approached or considered, in order to meet the
need for external travel.
Cherokee County Transit based in Murphy provides services Monday-Friday from 8-5 and could be
approached to introduce a service from the Farm Village to Shoals Creek Township, Hiwassee Dam
School, Murphy and elsewhere within the County.
Go to http://www.cherokeecounty-nc.gov/index.aspx?page=194
Contact: [email protected]
VPSI, operating as vRIDE, operates a large network of vanpools for commuters throughout the USA. If
there is not one already operating in the vicinity of Shoals Creek, then it would be possible to start up a
new vRIDE vanpool specifically for Shoals Creek Farm Village.
Go to http://vpsi-ga.avego.com/pool/
There is a ride share matching service for North Carolina, operating under the name ShareTheRideNC,
and inhabitants and visitors could make use of this service to travel from and to Shoals Creek Farm
Village.
Go to www.sharetheridenc.org
Car Sharing services, such as Zip Car, have been expanding throughout the USA over the past 10 to 15
years. Instead of having the hassle of owning a vehicle, people and businesses join up and have access
to a range of vehicles in their community, business park or college campus on a pay-for-use basis. Zip
Car has cars based in several parts of NC, i.e. Chapel Hill, Durham, Elon, Greensboro, Greenville and
Winston-Salem.
Go to www.zipcar.com
In smaller communities, Peer to Peer or P2P Car Sharing has become more common. Although
operating a similar service to commercial Car Sharing offered by Zip Car, this is based on people and
businesses making their own vehicles available for use by other people and businesses. Thus people and
businesses are able to generate income for themselves from the use of their own vehicles by others at
times when their vehicles are parked up.
Go to www.getaround.com, www.relayrides.com and www.spride.com
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Commercial Car Sharing requires a critical mass of an average of 20 users per vehicle, whereas P2P Car
Sharing can operate at a much lower ratio and is more suitable to small, more closely-knit, communities.
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1.2
Internal travel
As the parking lot and the arrival point from outside Shoals Creek Farm Village is to be located at a
distance from the residential, visitor and business parts of the community, some form of internal travel
will be necessary for both people and goods.
Internal travel will be provided for by small, slow vehicles including electrically assisted bicycles and
cargo bikes as well as electrically powered multi-occupancy carts and vans.
The cargo bikes, such as the one from Donostia/San Sebastian in the Basque Country of Spain pictured
below have 24 gears and electric propulsion to support the cyclist. The load capacity is of 1,500 litres
and 180 kilograms. A variant of the cargo bike is also operated as a taxi bike in Donostia/San Sebastian.
There are a variety of passenger carts capable of carrying from 4 passengers upwards, including a bus
with capacity for 23 passengers, pictured below.
Such vehicles are often seen in operation in town and city centres in Europe where they provide very
local public and tourist transport. These carts could be driven by residents on a self-drive basis or as
part of a “professional” local transport service.
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Electric vans such as those pictured below might be appropriate for moving light goods and packages
around the Farm Village and between it and Shoals Creek Township.
Such vans could also be adapted for use as trash and recycling materials collection and other service
requirements in the Farm Village.
2.3
Maintenance and repair
Recharging, battery replacement and vehicle maintenance facilities would need to support the
deployment of electrically supported and battery operated bikes, carts and vans. The EVs could have
easy to replace battery packs so that none of them would have downtime for recharging thereby also
reducing the fleet size as nearly all vehicles would be “charged up”. This would also reduce the space
required for parking vehicles, though there would need to be storage and recharging space for the
battery packs.
EVs will only meet the zero carbon requirements planned for the Farm Village should the electricity
supply be from non-fossil fuel sources and also that the EVs would be a replacement, along with
community transport services, for privately owned vehicles, unless they were part of a P2P Car Sharing
service.
The Transport Centre would act as both a resource to house, store, maintain and repair all transport
vehicles with an onsite mechanic to carry out work and to assist people to carry out their own
maintenance and repairs using the facility and tools provided by the Transport Centre or their own tools.
2.4
Estimating and responding to demand
In order to ensure that the Transport Centre is properly resourced to meet the changing levels of
demand as the community grows in population and levels of educational, social and economic activity
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over its initial development period, personal and workplace travel planning should be carried out with
all prospective residents and entrepreneurs prior to their moving into the Farm Village and on an
ongoing basis at regular intervals in the future.
Personal and workplace travel planning has three key aspects:
 identification of travel demand and use patterns by individuals, families and businesses
 identification of existing transport resources in the locality or within the community as well as
estimating such resources based on the travel demand and use patterns
 planning scenarios with individuals, families and businesses based on information provided to
them of their options
For more information on travel planning in an Eco Village and its neighboring town go to
www.eltis.org/docs/studies/Personal%20travel%20planning.doc
The results of the travel planning process can feed directly into the resource planning for the Transport
Centre. It will enable the Transport Centre to act as a mobility management and resource center
providing the range of services set out in 2.1, 2.2 and 2.3 above or to act as an intermediary between
the Farm Village and the providers listed in 2.1 above. This would thus negate the need for a myriad of
bilateral relationships and agreements between external providers and individuals, families and
businesses in the Farm Village.
2.5
Staffing requirements for Transport Centre
The level of staffing requirements for the Transport Centre would depend upon the scale of activities
carried out by the Transport Centre, but as a minimum, some form of administrator/bookkeeper would
be required in addition to the mechanic mentioned in 2.3 above. These could be either employed in the
Transport Centre itself, be self-employed or employed by other businesses in the Farm Village, e.g.
accountancy firm in the case of the administrator/bookkeeper.
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IX. Grant Opportunities
SUMMARY OF POTENTIAL GRANT FUNDING FOR SHOALS ECO-VILLAGE
Grant funding will play an important role in development of the Shoals Eco-Village. Several major
features of the Village serve significant public interests and would qualify for grant funding from both
federal and state programs and from private foundation sources. The Village will provide the Shoals and
Cherokee County and Western North Carolina with the following benefits, which are all eligible for
partial grant support:
1. Increase tourism in the area
2. Create jobs during the construction phase and during operation of Village amenities
3. Create businesses and provide supportive services through a business incubator and marketing
program
4. Conserve natural resources
5. Increase the supply of organically grown local produce and artisanal food products
6. Model innovative systems of energy production, environmental stewardship, organic farming,
non-polluting transportation, and rural primary health care.
The major sources of potential funding are the Appalachian Regional Commission, the U.S. Departments
of Agriculture and Health and Human Services, and the North Carolina Departments of Commerce and
Agriculture.
Appalachian Regional Commission
The mission of the Appalachian Regional Commission (ARC) parallels the goals of the Village in many
respects. ARC should be considered a major ally. ARC is one of several Federal-State partnerships that
provide development assistance to rural (and urban) areas within single- and multi-State regions.
Most ARC project grants originate at the state level. Potential applicants should contact their state's ARC
program manager to request a pre-application package and for information on their state's ARC funding
priorities. The local development district serving the county in which the project is located may provide
guidance on a project's eligibility for funding and assistance in preparing a grant application.
Match Requirements ARC expects grantees to contribute matching resources to projects to the extent
they are able to do so, and to seek additional non-ARC funding assistance in a diligent manner. State
ARC program managers or local development districts can provide information about state matching
requirements.
Eligible Activities
Business Development and Entrepreneurship to help firms create and retain jobs in the Region.
Examples of grants include industrial site development; business incubators; special technical assistance
and training; and expansion of domestic and foreign markets.
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Phone: 404-992-4399
ARC also capitalizes loan funds that improve access to capital for Appalachian businesses and can
support other activities that foster entrepreneurship. Business development grants typically include
participation of other federal agencies. In distressed areas, ARC assistance may provide up to 80 percent
of the total cost of a project.
Education and Training ARC funds projects that develop, support, or expand education and training
programs. Eligible activities include teacher and administrator training; material, equipment, and
computer purchases; building renovations; and start-up operational costs for new programs. ARCsupported education projects range from early childhood and K-12 programs to post-secondary
education programs that are oriented towards a specific degree or certificate. Students in these
programs become ready for kindergarten, obtain their high school diplomas or GEDs, enroll in postsecondary education, or enter the workforce.
Training programs funded by ARC assist workers in upgrading job skills or learning new skills in order to
retain current jobs in the face of increasing global competition, become eligible for better-paying
positions, or obtain new jobs.
Health Care ARC health care grants can be made for equipment and demonstration projects, and in
special cases for renovation and construction of facilities. The ARC health program focuses on the
development of rural primary care networks in distressed counties and areas. Eligible activities include
support of rural health clinics and small hospitals; of programs that eliminate gaps in the delivery of
health services, especially to children and the elderly; of projects that address infant mortality
reduction, oral and mental health, and health planning activities; of telemedicine networks as a means
of universal access to comprehensive health care; and of projects that increase the availability of health
care workers.
Physical Infrastructure ARC provides funds for basic infrastructure services (including water and sewer
facilities) that enhance economic development opportunities or address serious health issues for
residential customers.
Housing ARC supports projects that stimulate the construction or rehabilitation of housing for low- and
moderate-income residents. ARC housing grants fund planning, technical services, and other preliminary
expenses of developing housing projects, as well as demolition and necessary site improvements,
including excavation, landfills, land clearing and grading; and infrastructure improvements, such as
water and sewer system construction.
Telecommunications ARC funds a number of telecommunications activities, including strategic
community planning, equipment acquisition, and hardware and software for network building. ARC
funds can be used for strategic telecommunications planning activities, telecommunication service
inventory and assessment activities, aggregation of demand projects, community awareness
information technology (IT) outreach training programs, sector-specific training programs in IT/ecommerce for small and medium-sized businesses, activities related to assisting in the development of
IT business development, the acquisition of telecommunications equipment and related software,
general operational and administrative expenses associated with project implementation, the
installation of telecommunication infrastructure necessary to implement projects or support the
development of IT incubators or "Smart Parks," and limited telephone line charge expenses associated
with the implementation of projects.
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Phone: 404-992-4399
Leadership Development and Civic Capacity Eligible activities include the development and
implementation of community-based strategic plans; training for citizen leaders (both adult and youth
leaders), local officials, and management staff from nonprofit community organizations; organizational
support for community organizations, and other activities that help build a community's capacity to
mobilize resources, gain leadership experience, and strengthen community institutions and
partnerships.
Business Development Revolving Loan Fund Business development revolving loan funds (RLFs) are
pools of money used by grantees for the purpose of making loans to create and retain jobs. As loans are
repaid, money is returned to the fund and made available for additional loans.
Community Development Corporation: An Overall Development Tool
Community Development Corporations (CDCs) are formed by residents, small business owners,
congregations and other local stakeholders to revitalize a low and/or moderate income community.
CDCs typically produce affordable housing and create jobs for community residents. Jobs are often
created through small or micro business lending or commercial development projects. Some CDCs also
provide a variety of social services to their target area.
Increase tourism in the area
Tourism is likely to have great impact for Village development, both for bringing in revenue to Village
businesses, advertising the Village’s mission and appeal to potential investors, and demonstrating the
Village’s value to the local area and its businesses and workforce. At least two resources are available to
help promote tourism in North Carolina:
North Carolina Tourism Grants: In the state of North Carolina, the Department of Commerce
administers the Tourism Matching Funds Grant Program, a program designed to increase state and local
revenue based on marketing campaigns. The grant program will match funds up to $7,500 in 2010 and
will choose proposals that promise to draw tourists from as far away as 100 miles from the agency's
base and show the greatest potential of enhancing state and local revenue. (www.nccommerce.com)
The tourism section of the Division of Tourism, Film, and Sports Development works to develop and
promote North Carolina as a primary travel destination through a comprehensive statewide marketing
and promotional program that is designed to bolster travel to and within the state. In addition, the
division provides technical assistance to communities who embrace tourism as an economic
development strategy and seek to develop and promote tourism assets.
Agri-tourism: The North Carolina Department of Agriculture and Consumer Services (DACS) conducts an
agri-tourism promotion program, which includes a website, newsletter, conferences and networking,
and a statewide agri-tourism directory. DACS also offers signs, marketing, technical assistance, and
publications. (www.ncagr.gov/agritourism)
Create jobs during the construction phase and during operation of Village amenities
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Phone: 404-992-4399
The ARC Business Development and Entrepreneurship grants may be of help in this segment. (See ARC
section above)
Create businesses and provide supportive services through a business incubator and marketing
program
Intermediary Relending Program: The Village, through a non-profit entity, could establish an
Intermediary Relending Program, funded by up to $750,000 in seed money from US Department of
Agriculture Rural Development. Under the IRP program, loans are provided to local organizations
(intermediaries) for the establishment of revolving loan funds, used to assist with financing business and
economic development activity to create or retain jobs in disadvantaged and remote communities.
There is some latitude permitted the IRP in establishing borrower criteria and defining the loan process.
Essentially, the IRP is responsible for repaying the seed money over a reasonably long amortization
period and for showing that it is in fact loaning out the proceeds to enable small businesses to start up
and expand.
Business Incubator: Business incubators provide infrastructure for new businesses just starting out.
Perhaps a food manufacturing venture needs an approved commercial kitchen location, or a fledgling
manufacturer needs shop space. Incubators often provide such turnkey facilities that represent a savings
in overhead for start-ups. Frequently, business incubators are partially funded by state and federal grant
money:
Rural Business Enterprise Grant (RBEG): One of the very few grants that can go to businesses, RBEG
requires 100% matching funds or in-kind. This grant program funded just under $100,000 for the East
Baker Community Kitchen (Georgia) in 2006.
State Incubator Grants: North Carolina Business Incubation Association (NCBIA) was formed in 1996 as a
volunteer business advisory committee to promote business incubation and assist existing incubators in
the state of North Carolina. Members of the NCBIA are managers/directors of North Carolina non-profit
business incubators, most of which were established and funded in part by the North Carolina
Legislature.
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Phone: 404-992-4399
Conserve natural resources
Natural Resource and Conservation Service (NRCS): Forestry management, conservation easements,
and wildlife habitat preservation programs from the USDA could help to support some features of the
Village. The Environmental Quality Improvement Program (EQIP) subsidizes capital improvements to
agricultural operations such as drip irrigation and hoophouses, as well as a range of conservation
measures designed to protect natural features of the environment.
Conservation Innovation Grants (CIG) is a voluntary program intended to stimulate the development and
adoption of innovative conservation approaches and technologies while leveraging the Federal
investment in environmental enhancement and protection, in conjunction with agricultural production.
Natural Resource and Conservation Service (NRCS) subsidizes some qualifying conservation measures
that the Village might incorporate, such as 332-Contour Buffer Strips, 342-Critical Area Planting, 393Filter Strip, 391-Riparian Forest Buffer, 311-Alley Cropping, 380-Windbreak/Shelterbelt Establishment,
and/or 580-Streambank and Shoreline Protection, through conservation easements and the
Environmental Quality Improvement Program (EQIP). Notably, preserving farmland as such in lieu of
development can be subsidized.
Increase the supply of organically grown local produce and artisanal food products
Local Food Enterprise Loan Program: The 2008 Farm Bill created new loan and loan guarantee authority
for local and regional food enterprises through the Business and Industry (B&I) Loan program
administered by the Rural Development branch of the USDA. While the authority allows USDA to make
or guarantee loans, the B&I program currently is entirely federal guarantees of commercial loans.
The purpose of the B&I program in general is to help improve, develop, or finance businesses and
employment in rural areas by bolstering the existing private credit market through federal guarantees.
The purpose of the local and regional food subprogram is to support farm and ranch incomes as well as
the renewal of local food system infrastructure and community development.
Farmers Market Promotion Program: Up to $100,000 is provided, no match required, for projects that
‘‘(A) to increase domestic consumption of agricultural commodities by improving and expanding, or
assisting in the improvement and expansion of domestic farmers markets, roadside stands, communitysupported agriculture programs, agri-tourism activities and other direct producer-to consumer market
opportunities; and (B) to develop, or aid in the development of new farmers markets, roadside stands,
community-supported agriculture programs, agri-tourism activities, and other direct producer-toconsumer marketing opportunities.’’
Funding priority is given to projects that focus on developing healthy food direct marketing outlets in
“food deserts”, areas without sufficient access to affordable food, by improving infrastructure and
distribution.
Community Food Projects: A very competitive grant program, CFP offers up to $300,000 over three
years for projects that “help meet the food needs of low-income people, increase the self-reliance of
communities in providing for their own food needs, and promote comprehensive responses to local
food, farm, and nutrition issues, and/or…meet specific State, local, or neighborhood food and
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Phone: 404-992-4399
agriculture needs for infrastructure improvement and development, long-term planning, or the creation
of innovative marketing activities that mutually benefit agricultural producers and low-income
consumers.”
Funding preference is given to projects that develop linkages between two or more sectors of the food
system, support the development of entrepreneurial projects, involve public and for-profit as well as
nonprofit entities, and promote multi-system, interagency approaches with multi-stakeholder
collaborations that build the long-term capacity of communities to address their food and agricultural
problems. Dollar-for-dollar match is required.
Value Added Producer Grants (VAPG): VAPG funds rural projects only. Up to $300,000 is available
primarily for groups of producers to fund equipment, technical assistance, and working capital to
support enterprises established to manufacture value added products from agricultural produce. Grant
funds must be matched 100% by cash, credit, and in-kind contributions.
Cooperatives: Artisan businesses within the Village could be organized in a marketing cooperative,
which (depending on the nature of the business) can reduce the cost of inputs through group purchasing
and can strengthen the marketing function and enable artisans to benefit from joint advertising and
sales operation (similar to the store at the Campbell School). A cooperative could market a variety of
products made in the Village under a common brand. Their common link would be the location and
setting in which they are produced.
A cooperative is an entity owned by its members and may be a farmer group selling products together, a
credit union, a group of homeowners (co-housing), and many other enterprises. Members essentially
pool their resources to form businesses that would be impossible individually. Funding to support
cooperative development could be derived from a grant to establish a business incubator, which could
come from ARC, USDA or business development grant programs.
Provide significant educational resources through demonstration in a model community and through
workshops and conferences
Training and education will be a part of several model Village components, including the farm and dairy,
transportation system, energy production, agri-tourism, and artisan production. Much of the cost of this
training and education can be paid for as part of grants helping to support those components.
Model innovative systems of energy production, environmental stewardship, organic farming, nonpolluting transportation, and rural primary health care
All of these features will help the Village make a strong case for grant funding in general, in that the
Village is clearly much more than a conventional housing development. Descriptions of the Village and
the vision that inspired it will catch the imagination of grant reviewers and federal, state and private
foundation officials who influence the allocation of grant funds because the Village contributes
significant assets to the local and regional communities. The Village will be a project that a wide range
of people want to be associated with and support.
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Shoals Creek Farm Village

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