starting a food garden: a resource guide for strata corporations

Sailview G

arden: Strata Garden E

stablished 2013 by ow

ners of Seaview and the E

dible Garden P

roject

Starting a Food GardenA Resource Guide for Strata Corporations

table of contentsso you’re considering a garden...

choosing your site

building your garden

4whattobuild

5whattoplant

5gardenmanagement

the legal stuff...

7BCStrataAct

8thingstoconsider

Appendix A: sample resolution

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Strata Guide, 2013 Edition Writers:HeatherJohnstone,EmilyJubenvill,KristiTatebe

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table of contentsso you’re considering a garden....Gardensareagreatwaytobringpeopletogether,growhealthyfoodandflowers,andcanbeautifyyourhomeaswell.Forthosewholiveinstratabuildings,itisoftennotaseasyassimplydecidingtoputagardenin,gatheringafewsuppliesandplantingaseed.Carefulconsiderationmustbegiventoyourparticularsite,yourneighboursandhowyourprojectfitsintotherulesandregulationsthatgovernstratacorporationsintheProvinceofBritishColumbia.

We’renotlawyersorpropertymanagers;we’rejusthopingtogetyouthinkingaboutsomeofthethingsthatyouwillneedtonavigateifyou’regoingtostartagardenatyourstrata,andtoguideyouthroughafewinitialsteps.Ifyouneedmoreinformation,havequestionsorarenotsurehowtoproceed,talktoyourstratacouncil,yourstratamanagementcompany,orseeklegaladvice.

“It turns out that growing and sharing food also grows our neighbourhoods.”

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Dreamingaboutagardeniseasy–butitcansometimesbechallengingtopicturewhatthatgardenmightlooklikeonceit’sintheground.Theseareafewthingstothinkabouttoensurethatyourgardenthrives:

Solar exposure: Theaveragevegetablegardenneeds6-8hoursofdirectsunlightaday.Sunisoneofthosethingsthatyoujustcan’tcheat.Ifyouwanttohaveaproductivegardenoverthelongterm,you’llneedtositethegardencarefully.Ifyoudon’thaveasitewith6-8hoursofsun,youcanstillplantagarden,butwillneedtoberealisticaboutwhatkindsofthingswillgrowwell(greenandleafy)andwhatwon’t(tomatoes!).

Water:Yourgardenneedsaccesstowater.Ifyoudon’thavemanyoutdoortaps,thinkreallycarefullyaboutwhereyouputthegarden–thecloserthebetter.Waterisheavy,anditcanbeverytimeconsumingtowaterwithawateringcan.

Soil:Youdon’tneedtostartwithperfectsoilinordertohaveaproductivegarden–infact,youcanevenbuildagardenontopofconcrete–sodon’tletthatconstrainyourgardenlocation.Youcanbuildsoilnaturallywith‘lasagnegardening’oryoucanpurchasesoilandbringitin.Theformertakesalittlemoretimeandeffort,whilethelattercanbemorecostly.Vegetablesneedanaverageof12-18inchesofsoildepth.Consideryouroptionscarefully.

choosing your site

sun

water

soil

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after

before

If you are considering a garden on your rooftop, you need to make sure that the building is structurally sound, and designed to handle the additional weight of both the soil and water – be sure to consult a structural engineer. You may also need to consider liability issues.

rooftop gardens

Under-used spaces on common property can be ideal sites for your garden.

Here, a fallow planting area on a parking garage roof was transformed into a beautiful, bountiful, food-producing garden.

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what to buildSomecommonstylesinclude:

In-ground garden beds

Thesecouldbeornamentalflowerbedsthatareconvertedtoincludesomefoodproductionaswell,orcouldbenewbeds.Youcandigoutgardenspacefromlawns(orjustbuildsoilrightontopofthegrasswithsheetmulching/lasagnegardening!).Thistendstobethemostcosteffectivewayofstartingagarden–youcansimplyusewhat’salreadythere.Beawarethattheseareeasyforpetsandpeopletowalkthrough,sobesuretomarktheareawell.

Raised beds

Raisedbedscanhelptodefinethegardenarea,whichcanbehelpfulinkeepingpeoplefromwalkingingardenslocatedinpublicareas.Raisedbedsarekeyforgardenslocatedonpavedsurfacesandcanbeusedforrooftopgardensaswell.Whenbuildingraisedgardenbeds,avoidusingpressuretreatedlumber(typicallythishasagreenorbluishtint).Thisistreatedwithcopperbasedpesticidesandisnotrecommendedforuseinvegetablegardens.Roughcedar,thoughmoreexpensive,willlastthelongest.

building your gardenIn-ground bed image

Thereareasmanydifferentopinionsonhowtobuildagardenastherearegardeners.Whenapproachinggardendesigninacommunity,solicitingtheinputandadviceofallofyourneighbourscanbeaveryproductiveprocess.Youmayneedtoletgoofyourspecificideasaroundwhatagardenshouldlooklike,butyoumaygetsomeexcellentinputfromthecommunity,whilebuildingsupportfortheinitiativeatthesametime.

In-ground beds use existing resources Raised beds help define garden areas

Organizing a garden “building bee” is a great way to connect with your neighbours!

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Therearemanydifferentwaysthatagardencanbemanaged(i.e.allotmentgardenvs.communalgarden).Thinkcarefullyaboutwhatyouandyourneighboursarehopingtogetoutofthegardenandhowyouwanttoworktogether.

Allotment plotsaregardenbedsassignedtoindividualsorfamilies.

what to plant

• Cucumbers

• Beans

• Broccoli

• Lettuce

• Tomatoes

(cherry)

• Kale

• Carrots

top 15 gardenvegetables

Eachplotismaintainedbytheassignedgardener–typicallytheycanplantwhattheywish,andcanharvestwhattheyplant.Differentgardenershavedifferentstylesofgrowing,andwillhavedifferentaesthetics.Besuretoestablishaclearunderstandingofwhattheresponsibilitiesandexpectationsareforgardeners.Thereare

garden managementmanysampleagreementsavailableonline.

Communal gardensareareasthataremaintainedbyagroupofgardeners.Theyworktogethertotendtheareaandtheharvestissharedamongstthem.

Whatyouplantdependsuponyourparticularsite(hoursofsun,microclimate,soildepth,moisturelevels).Vegetables,non-invasiveherbs,andsomeperennialbushescanworkwell.

Whenchoosingplantsforyourgarden,trytosticktothosewhichareeasilycontrolledandthatdon’ttendtotakeovertheentiregarden(asplantslikeraspberriesandmintsometimescan).Placetall–growingplantswheretheywon’tshadethegardenandpreventothercropsfromgrowing.

Consultaplantingchartforapproximateplantingandharvestdatesinyourarea.Ifyouliveinthelowermainland,theWestCoastSeedsplantingchartisanexcellentresource(seeresourcesonp.8).

Think carefully about how you and your neighbours will work together.

• Beets

• Garlic

• Radish

• Peas

• Potatoes

• Strawberries

• Pumpkin

• Zucchini

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the legal stuff...

strata corporations in British Columbia are governed by the following pieces of legislation:

The British Columbia Strata Property Act

ThesearetheregulationsestablishedbytheProvincialGovernmentthatoutlinehowstratacorporationsshouldoperate.NochangestotheActcanbemadebyastratacorporation.

Registered Strata Plan

ThisdocumentisregisteredattheLandTitleOfficeandidentifiestheboundariesofthestratalotsandthecommonproperty.

ChangestotheRegisteredStrataPlancanbemade,butitisaslowanddifficultprocess–legaladviceisrecommended.

Bylaws

Bylawsgoverntheconductofstratalotowners.Therearestandardbylawsavailable,thoughtypicallythesearetailoredtomeettheneedsofthespecifictypeofstratacorporationandbylawsforeachStrataareunique.

Youwillneedtoreviewyourbylawsandidentifywhetherthereareanyrulesthatyouwillneedtoconsiderwhenbuildingyourgarden.

a rooftop garden at a North Vancouver strata building

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parts of the Strata Act that you need to consider when putting a garden on common property:

Strata Property Act Chapter 43Part 5 – Property

Division 1- General Property MattersChangeinuseofcommonproperty

Section71.Subjecttotheregulations,thestratacorporationmustnotmakesignificantchangeintheuseorappearanceofcommonpropertyorlandthatisacommonassetunless

a. Thechangeisapprovedbyaresolutionpassedbya¾voteatanannualorspecialgeneralmeeting,orb.Therearereasonablegroundstobelievethatimmediatechangeisnecessarytoensuresafetyorpreventsignificantlossordamage.

Division 2 – Limited Common Property and Exclusive Use of common propertyShortTermExclusiveUse

Section76.(1)Subjecttosection71,thestratacorporationmaygiveanownerortenantpermissiontoexclusivelyuse,oraspecialprivilegeinrelationto,commonassetorcommonpropertythatisnotdesignatedaslimitedcommonproperty.(2)Apermissionorprivilegeundersubsection(1)maybegivenforaperiodofnotmorethanoneyear,andmaybemadesubjecttoconditions.(3)Thestratacorporationmayrenewthepermissionorprivilegeandonrenewalmaychangetheperiodorconditions(4)Thepermissionorprivilegegivenundersubsection(1)maybecancelledbythestratacorporationgivingtheownerortenantreasonablenoticeofcancellation.

The Translation:

• If you want to create a new garden space, you will need to vote on a resolution at an AGM or Special General Meeting. ¾ of strata owners will need to support the motion in order to be able to go ahead. You will need to write a resolution that reflects the location of the garden, how it will be managed, and indicates the roles and responsibilities around finances and liability.

• If the garden will be the responsibility of one or more strata owners, you will also need to go through the same voting process to grant permission for ‘Exclusive Use’. This can only be granted for 1 year, and will need to be renewed annually. You’ll have to make sure to include this in your AGM agenda annually if the garden will be used longer term. This can be included in your garden resolution.

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Liability:

Youwillwanttocheckwithyourinsuranceprovidertomakesurethatyouarecoveredforthisnewuseofcommonproperty.Generally,gardeningisconsideredalow-riskactivity.

Thisisparticularlyimportantifyouarelookingatrooftopspace–buildingmembranesarecostlytorepair,andyouneedtohaveappropriatecoverageinplace.SomeStratasmaywishforinterestedgardenerstoassumeliabilityrelatedtothecommunitygarden.

things to consider

Financial implications:

Youwillneedtodecidewhoiscoveringanycostsassociatedwiththegarden.Thosecanincludestart-upcosts(i.e:materialsforraisedbeds,soil,hoses,plantsetc.),ongoingmaintenancecosts,orcostsassociatedwithremovingthegardeninthefutureifeitherdoesnotwork,orifnogardenersareinterested.Thisshouldbeclearlyspelledoutintheresolution.Itmaybeacommonexpensesharedbythestrata,orcostsmaybecoveredsolelybythoseinterestedingardening.

View the BC Strata Act:

resources:

http://www.bclaws.ca/EPLibraries/bclaws_new/document/ID/freeside/98043_01

View the West Coast Seeds Planting Chart:

http://www.westcoastseeds.com/admin/files/PlantingChartDistribution2012.pdf

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Strata Plan VR XXXX – “Name”¾ Vote Resolution ‘A’

WHEREAS certainOwnersofStrataPlanVRXXX“Name”haveexpressedadesiretoestablishacommunitygarden,andhaverequesteduseofcommonpropertyforthecommunitygarden;and

WHEREASasuitablelocationhasbeenidentified[INSERTDESCRIPTION];and

WHEREASSection76oftheStrataPropertyAct(Act)allowstheStrataCorporationto,subjecttoSection71,giveanOwnerpermissiontoexclusivelyuse,orspecialprivilegeinrelationto,commonpropertyforaperiodofnotmorethanoneyear;andsuchpermissionmaybesubjecttocondiditonsandmayberenewedbytheStrataCorporationorcancelledbytheStrataCorporationuponreasonablenotice;and

WHEREASSection71oftheActrequirestheStrataCorporationtoobtainapprovalbywayofa¾voteatanannualorspecialgeneralmeetingpriortomakingasignificantchangeintheuseorappearanceofcommonproperty;and

WHEREAStheimplementationofthecommunitygardenisconsideredtobeasignificantchangeintheuseandappearanceofthecommonpropertyarea

BE IT THEREFORE RESOLVEDbya¾VoteResolutionoftheOwnersofStrataPlanVRXXX‘Name’toauthorizetheStrataCorporatio,underthedirectionanddiscretionofthedulyelectedStrataCounciltograntpermissionfortheshort-termuse,byinterestedOwners,of[INSERTGARDENLOCATIONDESCRIPTION]asacommunitygarden.

SuchpermissionissubjecttotherequirementsoftheStrataPropertyAct,includingbutnotlimitedtoSections71and76andthebylawsofStrataPlanVRXXX‘Name’andsubjecttosatisfactorycompletionofanassumptionformliabilityforbythoseOwners(“responsibleOwners”)whotakeresponsibilityforthegarden,includingbutnotlimitedtotheimplementation,management,repairandmaintenance,and(ifandwhenrequired)removal(andassociatedsiterestoration)ofthecommunitygardenandallassociatedcosts.

Suchpermissionisalsosubjecttotheconditionthatthecommunitygarden,andtheareaimmediatelyarounditbekeptinareasonablestateofpresentationandrepair;thatthegardenbelimitedtothedesignatedarea;thatplantingsinthegardenbelimitedtofruits,vegetablesandflowersofareasonableheightandsizeandexcludetreesandshrubs;andthatallplants,productsormaterialsusedinoraroundthegardenmustbepermissiblebyprevailinglawsin[MUNICIPALITY]

SuchpermissionisalsosubjecttotheconditionthattheinterestedOwners,andnottheStrataCorporation,willberesponsibleforallcostsassociatedwiththecommunitygarden.IntheeventthattheresponsibleOwnersfailtocomplywiththerequirementsandconditionsofthepermissiongrantedherein,theStrataCorporationreservestherighttoundertaketherepair,maintenanceorremovalofthecommunitygardenattheexpenseoftheresponsibleOwners.

Appendix A: Sample Resolution

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Starting a Food Garden supports a healthy environment & community

Generously funded by the Real Estate Foundation of BC

PUBLISHEDSEPTEMBER2013

Contact the Edible Garden Project to find out how you can support us, buy our produce, or get involved.

Photocredits:KristiTatebe,HeatherJohnstone,EmilyJubenvill

Layout:EmilyJubenvill&KristiTatebe

Graphics:SandraHansenDesign