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This guide was written to help strata corporations navigate the legal processes and agreements necessary to establish food gardens on their private property.
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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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4
6
9
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