100 Ecovillages: The Business Plan

A Town Version

Permaculture:
Shared Produce to Income

Where Vegetable, Fruit and Nut Tree items; from each village are shared, between the 100 villages, & the overflow produce is sold for an income.
While each village; has 1 or more other products they either raise, make or create for profit, and those independent products are sold, through the larger 100 village collective organization.

Design of The Cobb Building Cycle; of housing to income.

For benefits of necessity; this is a Vegetarian* business design, which is more sustainable for the planet and persons therein. *not including meat or fish, while including eggs and cheese in the diet.

Number of Villages: 100
Number of Persons per Village: 50
Number of Persons in all Villages: 5000
Approx. Land per Village: 25 acres
Approx. Land per 100 Villages: 2500 acres
Min for Gardening: 625 acres (6.25 each)
Min for Parks: 250 acres (2.5 each)
Basic Cost* Per Person: $5,000
Basic Cost includes the house and shared services, and food cost for 1 year. After that time all future income is derived from the village itself. Therefore, no other money should ever be required.
Being Basic, the design is limited to many shared resources from the main community house (kitchen center).

Village Design:
It's wiser for designers to plan for only a single lane road leading to the main community center and garden, while the houses flank the center, a simple clock formation, where 11 - 1 contains the road out toward the cities, and 7-5 could be used for park or additional farmland. In the center, showers & kitchen, etc, are then easily walked-to, or bicycled-to by the members.

xlsx: costs sheets
100 EcoVillage Version: 22 MB, xlsx;
20 EcoVillage Version: 8.8 MBs

Each small house includes land, around 1/3 an acre, if in the country, (used in the example). However, as shown in the image on the right, the plan can be used for any smaller land-based communities.
-Cost
Additional points to this plan is the non-necessity of home purchase, aside from the low initiation fee* (ie. $5,000 per house; or the $5000.00 is loaned by the Eco-Cooperative itself (garnered through a bank).).
Reason being such a low house price cost, is that the construction materials, and manual labor are provided by the residents as they are the builders and farmers.

Each Ecovillage

A) Includes invited persons who stomp and build the cobb houses. After a few house stomps (min. 3), 1 of the builders gets a house*.*1 small house.

Meaning, out of the group of cobb stompers, 1 of them can claim a finished house, as their newly built house. From that point on, that person then helps "farm**", an item or two for the main coop.

Selling rules:

later on, the house can be, either traded within the community, for another, or it could be sold to outsiders who prefer to only be farmers. Proceeds from the property value sale, are divided, based upon the persons who built the house, by their final time commitments and its elaboration values.

Meaning; 10 stompers and roof builders, and 1 elaborator (who became the owner). The value is split, based upon the properties price and amount of labor involved.

Income from the Sold Property Price: 50,000 house,
Labor 1) 10,000 to the elaborator-owner, (who tiled, etc)
Labor 2) 3,500 to each of the stompers and roof builders.
A Community fee) 5,000, A small 10%, goes to the eco-community, towards its loans, etc.

B) The Eco Village Coop Truck,
picks up the items then redistributes (with or without a warehouse), to supermarkets. ie., lettuce, beets, honey, herbs, flowers, eggs, grapes,etc.

C) The original problem of the person without income to pay for food or housing is solved, as the income from the coop pays for food and property taxes, etc.

D) Optional* A nominal business loan; for The Eco Village Cooperative, could assist the business start-up, while insuring the land is paid and the persons of each eco-village are fed

The loan would last a couple of years, until the small garden farms are productive.

When new eco-villages are added into the cooperative, another tiny loan would be included, to accommodate the new cobb "stompers".

This simple concept, similar to a croft system, houses many people, while supporting a larger ecological business.

**Farm or Farming; for the process of this discussion is the business model, however other items could be the main business income of a single ecovillage. ie, one village focuses on hand-spun yarns and wool items. (where the original wool un-spun & un-dyed, was sent from another village in the community, another eco-village that raises sheep and makes sheep cheese.)

Determining Number of Sold Items from the Farm:

1 main Individual Item per small ecovillage; Small Cooperative The idea of one main production item per small town (village), has worked in areas of Europe for many years, so the above idea has a history of of being successful. (a rare goat cheese from a small region in the Pyrennees).
Conversely; 1 item 100 eco-villages; Large Cooperative Larger cooperatives though, such as grapes to wine, where one item is mass produced on separate farms is effective economically, by keeping up with the competition of larger companies on a world-scale. Although the larger firms, (sometimes government syndicates; safer.fr ie), do have a tendency to ask for and receive subsidies from the government from time to time, whereas the main product from small goat cheese town, is not be on the subsidy list.

The balance of comfort is a bit of both, where the larger 100 ecovillage cooperative has a substantial group of workers, that bring in a variety of basic items, with a few unique items thrown in.
In this way, regarding income enhancements to the business, banks and governments will be more tolerant of your efforts.

However, an independent ecovillage business, away from the banking system and government help, is obviously possible. Yet, In the situation of persons starting from a meagar income beginnings, the grouped ecovillages will more than likely, "be treated", as a successful upstart by being a larger coop.

If using a Loan: Determining any Loan Values, Homes and persons per village::

The final value of the loan is based upon, the finished property value of the tiny homes.
# of persons per village: 50
# of houses per village: 50 small cobb or earth-bag houses
finished home value of 50,000 each
finished property value per village $2,500,000
finished property value per 100 villages: $250,000,000

Land purchase:
# of Villages: 100 Each village: 25 acres or more per eco village.
Cost per acre: $5,000 per acre
Land Cost per Village:$125,000
Land Cost per 100 Villages:$12,500,000

Determining Business and Land size per person
Number of Acres per village: 25 acres
Farming Business Acres: 25%, 6.25 business acres per village
Residential Land per village: 18.25 acres
Per Person: .375 acres each.

100 Villages
# of Persons: 5000
Land Cost: $12,500,000
Building supplies and Infrastructure Costs, plus several years of property taxes and food supplies: $12,500,000
Acres: 2500
Loan: $25,000,000
Cost per person without a loan: $5,000

However, as the final completed property value is to be $250,000,000
plus the value of the business, it could be a higher loan. My advice is to negotiate loan payments to begin after 1 yr. Where certain basics such as vegetables to market, begin paying it off.
If the Cost per person is initially afforded by members of the group, then no loan would be required.
The final result is: Homes & a Business for 5000 people.

1 Village Only

If deciding to only create 1 eco-village, with 1 business. The numbers are simply reduced by 100%.

# of Persons: 50
Land Cost: $125,000
Building supplies and Infrastructure Costs, plus several years of property taxes and food supplies: $125,000
Acres: 25

Loan: $250,000
Cost per person: $5,000
If the Cost per person is initially afforded by members of the group, then no loan would be required.

Factors:

Grouping compatible persons.

Village Cost Chart

Permaculture: Cobb Subdivisions

A Little Cob(b) Garden House

Eco Villages; Cobb House and Land Collectives:

These planned communities can be strictly zoned, by each group. Zoned with only 1 type of eco-building style; Cob, Strawbale, Earth bags, Tree-houses, or Hobbit homes; or zoned to be of a mixed eco-variety, as long as they are of sustainable building methods.

Starting with College and University Students

"Commitment-to-Purchase" Lists: from participating students; of at least, 10-20 cob-construction, student-purchasers.

Questionnaire Rules

In the beginning, a small assignment of simple rules has to go with each community.
So then, the participating students sign up for the right type of eco-village.
Let them fill out a voting questionnaire.
An example is: circle the : "welcome or not welcome" / "yes or no" fields.

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More rural? 10 or more miles from a city; yes or no
Land with trees? yes or no
Drinkers? Light to no drinkers are welcome or not welcome.
Couples? welcome or not welcome.
Children? welcome or not welcome.
Walk-ins only: No vehicles Parked at the properties? yes or no.
Temporary housing trailers allowed during the build? yes or no.
Houses maximum? in size to 800 sq ft.; yes or no
Animals? welcome or not welcome.
Only 3 large barn animals, per land plot? yes or no
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Daily Commuters? are welcome or not welcome.
Mandatory monthly community meetings? are welcome or not welcome.
Composting toilets, leaf or industrial? are welcome or not welcome.
Electric golf carts allowed? yes or no
Quad machines allowed? yes or no
Do you want a cooperative business to go with the ecovillage? in ex. growing basil and flowers; yes or no
Do you want to participate in a cooperative business? yes or no
Vegetarian Only Residents? yes or no
Are hunters welcome? Never.

Include brief Selling Rules; buyers have to be verified and voted on as compatible with the neighbors? yes or no

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Then, after collecting the votes, it helps to find the appropriate land for the group.

Selectivity

In the Future; a quicker online, group-matching database can eventually make it easier to vote and find your preferred group, anywhere in the world.
Where selectivity, narrows down your eco-village choices considerably.
ie; Include mostly Retired women who were professional ballet dancers or opera singers only.

Debt-Free Purchases

Start with smaller investments, per person. Then the initial land is debt free, aside from property taxes. prices anywhere from 1,000-25,000 each person (per land plot).

Building loans are a problem though, as one of the major points of eco-villages is to avoid defaults and foreclosures. If a building loan is later acquired, independently by a group member, he or she could default.
I suggest that each community disallows building loans. Unless the loan is backed by another form of collateral, aside from their present eco-house. This avoids any chance of liens or bank seizures occurrence.
If a seizure ever did occur, the group would always have the first option, to buy the property.

These Eco-Communities are not supposed to cost a fortune, just be simply constructed.
Roofs:
Including the use of naturally fallen wood from a forest; over lumber purchases or tree harvesting. Meaning thatch collection & application, with or without a green roof on-top.
Plastering:
While also avoiding lime and concrete products as much as possible on the walls, by implementing gley/manure mixes. Oxblood for flooring is not necessary, but keep it in mind, as a use, if an animal dies of natural causes.
Pond Sealing:
Again the gley mixture, however, coated with a 20% clay to mud coating, that is further burnished with a tool to seal the pores.
Where later on, the inclusion of swimming ducks & leaf matter, continue to seal the bottom and sides with their droppings.

Finding the Land

Selecting about 5 land properties to vote on, (Most groups will want land closer to their college; 0 - 100 miles... However, some may even want adventurous international builds.).
typical land sizes from, .... .3 to 5 acres each plot.
Including park and community areas, to at least 10% of the land area.

Example of the min. 10% park rule:
Where 20 acres = 2 acres for parks, community and recreational.
Leaving 18 acres, divided between 28 purchasers = .64 acres each

Voting on which Land to Purchase

Having an easy voting process for the small group,
and allocating subdivision designers* from either members of each group, or design students from other groups.
(designers include park & community areas in their drafting plans.)
*hopefully designers can get school credits for their work. while also obtaining enough professional experience to be formally hired by more pricey eco-community groups.

Land Purchasing with Safe Methods

Buying the land through a Title & Escrow Company. Whether for sale by a real estate company or by owner.

Starting the Structures

Into the dirt; Beginning building, trench digging and soil tests.

Starting with simple interiors

Bulk Buying of building & garden supplies

an option for each member, within each cob community.
1) Sand & bales for walls, and foundation; gravel & stones.
2) Garden plants and seed swaps.
3) Other various construction items;
wheel barrows, shovels, trowels, tarps, etc.
4) Farm animal supplies; oats, corn, wheat, etc.
5) Solar & other energy equipment.
6) Water supplies & delivery systems. 7) Food; 5 lb min; nuts, seeds, olives, flours, grains, olive & avocado oil, dried fruits.
Bulk buying food, can reduce costs considerably;
from 3000$ per year, normal in-store purchases... to 1000$ per year, approx. 1-2 deliveries.
Storage conditions being the main factor, for bulk dried foods, avoiding moisture, etc.
Where 20,000$ per 20 persons per year, reduces the 1000$ for each person even further, as a 5 lb min, becomes a 25 lb min.

Figuring out;

how to mimic the above ecological sub-division mechanism, for older people. Persons that have left University.
Perhaps, the University Alumni, is a good place to start,
by creating mailing lists of those interested persons.
Persons with Botanical degrees, Geological, Arts, Architecture, etc.

Careers for the Student Builders

New jobs can be created for the students;
Careers where they assist the older groups, in many ways;

Land Finders,
People Grouping, (collective formation experts... (dancer groups, artist groups, etc)
Purchase and Buying experts,
Accomplished Designers,
Building Permit Helpers.

Adding Mailing Lists to Youtube

A feature for the Youtube.com Vlog-Publishers,
helpful in creating lists of interested persons, who want to join eco-building communities.

Cobb-Construction Magazine

Creating a Magazine, just for cob building, smaller than Mother Earth News. Including ecological-building businesses & advertisers.

The California State Succession

Original California Flag

Becoming a Country

California has finally up-roared its own liberal self, to be included as a new country, within this global mixture of happen-stance governmental bodies here and there.

As a leader country hosted with future-minded individuals, we have often been the beginning of trends for the world. However, in recent years, we have lacked our political voice in american politics. Which has been out-of-the ordinary for California, almost as if the new Californians, who have moved and reside here, do not make the same conscious efforts of native Californians.

The conscious efforts of sustainability, to better the planet, people, plants and animals, have been too often pushed aside, when in the past it was our only priority. To keep our world, as a home that we would continue to live in, and bring our future generations into.

The start of California as a new peaceful country, starts with a monetary incentive, with offshore banking opportunities available to Americans from the United States, a new banking infrastructure, will financially compliment the US rather than hinder.

Inclusions

The possible inclusion of Oregon and Washington with the succession.

Cost Savings to the United States

A reduction in military spending for the Federal Government of the United States as an added bonus. The bases, located here in California are some of largest and most costly to run for the United States federal government. The condensing of military equipment, toward the east for the US, is a wise financial choice.
For the US to run an army mechanism that is refined rather than large and extensively eclectic grouping, is another reason as a wiser tactical choice.

Native Californians

Bringing in the standard of, "born in California" persons; as the original citizens of the new country, called California. Other resident persons, declared as naturalized, dependent upon longevity of time spent as a resident. Therefore, if you were born in California, you would automatically be classed as a citizen of the new California.

Taxations and Revenue

The current California government, is to be a new smaller federal version for California. State Taxations for California citizens would initially increase, to similar of the old US federal level, and the older federal US taxations would be cancelled for California citizens.

Current Governor of Califorina

The current elected government person, who is the Governor of California, becomes the new acting Prime Minister (similar to Presidential) elect, of California for the time being, until voters decide upon either their new federal California powers to be either; a Monarchy, President or Prime Minister. Emir's are cool, however, it may be too dis-associated as a political leader role, for most native Californians.

Currency of California

Continue with USD as the currency, with Euro optional accounts offered by the California banking system.

US Banks in California

Current US Banks, such as Wells Fargo and Bank of America are invited to open offshore branches, in similar fashion to Barclays and HSBC in Guernsey.

International Banks in California

Other International Banks such as Deutsches Bank, UBS, Goldman Sachs, and Credit Swiss are therein invited to open branches here in California.
Enabling further prospective business ventures in California, The United States and European Countries.
With a European banking diversification added to California. The new country will become a major stronghold, hosting old and new business relations between North American and Europe.

Offshore Banking Incentives

Not to undermine the new country standard with simply a boring banking routine, but keep with the old-style follow of Switzerland, 25$ will be granted as a savings account opener for each new infant born into California. (kept in their new locked savings account, locked until they are 18 years of age.)
Newly forged silver and gold coins, with the emblem of the California Bear, are to be minted, and given to any new or re-instated; "time-deposit account with nominal interest*" account holders of 5 or more years, if the bank account is in excess of $500,000. (1 gold coin per 500,000, upon the 5th year the coin is given to the account holder and it can be either kept or transferred into cash at that time.)
1 silver coin will be granted to any new or re-instated; "time-deposit account with nominal interest*" holders of 5 or more years, if the bank account is in excess of $250,000. (1 silver coin per 250,000, upon the 5th year the coin is given to the account holder and it can be either kept or transferred into cash at that time.)
*(interest rates under 3%)

My Video discussion, detailing this blog.