AGRIHOODS

CULTIVATING BEST PRACTICES

 About This Report

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Recommended bibliographic listing: Norris, Matthew. Agrihoods: Cultivating

Best Practices. Washington, D.C.: Urban Land Institute, 2018.

ISBN: 978-0-87420-421-6

AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES i

 Partnerships
Report
 2
Team
FORM PARTNERSHIPS TO ADDRESS HEALTH, SUSTAINABILITY, AND
SOCIAL EQUITY CHALLENGES THROUGH AGRIHOOD DEVELOPMENT
Contents
AND OPERATIONS.

Primary Author ULI Project Staff ULI Senior Executives CHAPTER 1 CHAPTER 3
Matthew Norris Rachel MacCleery Ed Walter 2 Introduction 48 Further Considerations
Senior Manager, Content Senior Vice President, Content Global Chief Executive Officer
Urban Land Institute The Growing Trend of Agrihoods Public Sector Guidelines
Billy Grayson Michael Terseck
Executive Director, Center for Chief Financial Officer/Chief Frequently Asked Questions
Trends in Food and
Contributing Author Sustainability and Economic Administrative Officer

Daron “Farmer D” Joffe

Performance
Cheryl Cummins
Real Estate Growing the Field
Founder, Farmer D Consulting Ed McMahon Global Governance Officer
Agrihood Features
Senior Resident Fellow, Charles 50 Notes
Lisette van Doorn
E. Fraser Chair for
Chief Executive Officer,
Sustainable Development and
ULI Europe CHAPTER 2
Environmental Policy 52 Acknowledgments
John Fitzgerald
Reema Singh 8 Best Practices
Chief Executive Officer,
Senior Associate, Content
ULI Asia Pacific Planning, Development, and
Joanna Kramer
Intern, Content
Adam Smolyar Operations
Chief Marketing and
James A. Mulligan Membership Officer Summary of Best Practices
Senior Editor
Steve Ridd
Laura Glassman, Publications Executive Vice President,
Land
Professionals LLC Global Business Operations
Manuscript Editor
Food
Brandon Weil Finance
Art Director

Anne Morgan
Programming
Lead Graphic Designer
Communications
Mark Patrizio, Mark Patrizio
Studio Housing and Design
Illustrator
People
Craig Chapman
Senior Director, Publishing
Partnerships
Operations

ULI is grateful to the Leichtag Foundation and the Colorado Health Foundation
for their support of this research.

ii AG R I H O O DS: C U LTIVATI N G B EST PR AC TI C ES AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES 1

 CHAPTER 1

THE GROWING TREND OF AGRIHOODS

INTRODUCTION
Inspired by a growing understanding that learned from interviews with 24 ULI members and
development centered on food-production other agrihood practitioners, conducted from summer
ULI defines agrihoods as single-family, multifamily, or mixed-use
spaces can produce multiple benefits for 2017 through spring 2018. communities built with a working farm or community garden as a focus.
individuals and communities while enhancing
real estate performance, this report identifies The report synthesizes information and insights
from an agrihood-focused ULI retreat held in 2018
best practices to aid developers and partner
at Coastal Roots Farm/Leichtag Commons, a
Benefits of Agrihood Development
organizations in planning, creating, and
operating projects with food-production areas. nonprofit community farm and education center in
Encinitas, California. Leading experts from across Agrihoods offer proven financial, health, and environmental benefits­­—to the stakeholders
The report responds to interest from ULI members the United States who are intimately involved in involved in their implementation, to surrounding communities, and to the planet.
and others who are seeking guidance and infor­ agrihood planning, development, and operations—
■ Agrihoods present a competitive edge. ■ Agrihoods can support an attractive return on investment.
mation about how to build agrihoods. Although including developers, planners, landscape
Of U.S. residents, 73 percent consider access to Many studies find as much as a 15 to 30 percent
many projects have been built in recent years, the architects, farmers, and nonprofit organization
fresh, healthy foods to be a top or high priority when increase in the value of properties adjacent to parks
field is relatively new, and until now few resources representatives—attended the retreat. deciding where to live.1 Interviews with agrihood and open space,3 which can include working farms.
have been available for developers and others project leaders show that including food-production
who would like to include production gardens and The report’s authors hope that the best practices ■ Agrihoods can provide environmental benefits.
spaces in residential or mixed-use developments can
working farms as a central focus of their projects. identified in this report will be helpful to those who Clustering development around working farms allows
be less expensive to build and operate than certain
are interested in building and developing agrihood other amenities, such as golf courses. developers and communities to conserve productive
This research builds on the ULI report Cultivating projects and that they will inform the development of farmland and natural areas and to mitigate increases
Development: Trends and Opportunities at the Inter- new projects that maximize their health, sustainability, ■ Agrihoods promote health and social interaction. in impervious surfaces.
section of Food and Real Estate. It includes lessons social equity, and economic potential. A community farm can be the centerpiece of a
development, and associated programming and ■ Agrihoods create jobs and support the local economy.
Prairie Crossing is a conservation community in Grayslake, Illinois, that provides homeowners with access to educational opportunities can foster community Growing and selling food locally keeps food dollars
locally produced food from an on-site 100-acre (40.5 ha) farm. in the community and provides jobs for farmers.
social ties. Studies show that people who have
satisfying relationships are happier, have fewer health
issues, and live longer.2 Farms in communities provide ■ Agrihoods are growing.
residents with access to fresh produce, supporting The number of agrihoods in North America
positive health outcomes. has been expanding in recent years. As
of 2018, ULI has identified projects in 27
LIBERTY PRAIRIE FOUNDATION U.S. states and Canadian provinces.

2 AG R I H O O DS: C U LTIVATI N G B EST PR AC TI C ES AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES 3

 Growing the Field
INTRODUCTION
TRENDS IN FOOD AND REAL ESTATE
ISSUES AND CONSIDERATIONS OPPORTUNITIES

• O
 f adults, 39.8 percent—93.3 million people—are classified as obese • U
 rban agriculture has been shown to improve access to fresh produce, especially in low-income
PEOPLE

in the United States.4 areas, and integration of public health programming can enhance knowledge and consumption of
fruits and vegetables.7
• O
 f U.S. residents, 16 percent—including 28 percent of African
Americans and 25 percent of Latinos—say that healthy food is not • C
 ommunity gardens have been shown to directly contribute to reductions in chronic disease and
available in their communities.5 depression, especially when local residents are involved in gardening.8

• N
 ew and young farmers are interested in farming, but they often face • T
 he number of food hubs—local centers that connect farmers to food-using businesses and
barriers, including a lack of affordable farmland6 and access to capital. support local food production and distribution—increased 770 percent between 2000 and 2016.9

• In the United States, 175 acres (71 ha) of farm and ranch land are • E
 ating seasonal foods that require less processing in combination with transporting products over
lost each hour.10 shorter distances can lead to lower greenhouse gas emissions.13
PLANET

• T
 he average piece of produce is shipped 1,500 miles (2,400 km) • L
 ocal foods are often produced using organic methods, which can lower emissions associated
before it reaches the plate.11 with petroleum-based fertilizers.14

• More water is used worldwide to produce food that is thrown away • C

 ompact development and open-space preservation can help protect water quality by reducing
than the total amount of water used by any single country.12 the amount of paved surface and by allowing natural lands to filter rainwater and runoff before they
reach drinking-water supplies.15

• Food has a unique ability to foster the creation of places in which • O

 rganic food sales in the United States totaled $47 billion in 2016—up 8.4 percent from the previous
people want to spend time; food-based businesses—including year—while sales in the overall food market increased by just 0.6 percent.18
PROFIT

farms—can add value to real estate and support other components • The number of farmers markets in the United States grew by 395 percent between 1994 and 2017.19
of development projects.16
• M
 any studies find as much as a 15 to 30 percent increase in the value of properties adjacent to parks
• In 2013, 13 million U.S. residents between ages 18 and 34 grew food and open spaces, which can include working farms and community gardens. 20
at home or in community gardens—an increase of 63 percent from • C
 lustered development generally results in lower infrastructure capital expenditures and lower
2008; food gardening–related spending by this group doubled during maintenance costs for local jurisdictions.21 Agrihoods can include clustered development around
this period, reaching $1.2 billion in 2013.17 preserved farmland.

4 AG R I H O O DS: C U LTIVATI N G B EST PR AC TI C ES AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES 5

INTRODUCTION
AGRIHOOD FEATURES

KEY
1. Conservation area 14
2. Protected farmland

3. Food-production space
8
2
4. Farm service corridor 1
5. Event space

6. Clustered homes

7. Farm stand and market area

8. Grid pattern and connections

to streets outside of 12
development 7
9. Active transportation
5
features
11
10. Trails
3 4
11. Edible landscaping

12. C
 lubhouse or
community center 10
13. Shops and restaurants
13
14. Proximity to schools
6 9
and other important
community features
MARK PATRIZIO

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 CHAPTER 2

PLANNING, DEVELOPMENT, AND

BEST PRACTICES
Ten Reasons Food Production Is a Growing Trend in
OPERATIONS Real Estate
People have long understood the fundamental Although agrihood development shares many
1. People may not want to be personally engaged in 6. Farms can teach youth about food growing, nutrition,
role that food plays in health, well-being, and similarities with the development of other projects,
agriculture every day, but they want high-quality food seasonality, and much more.
social interaction: most of life’s great moments— providing a farm as a project amenity may require
and agriculture to be part of their lives.
holidays, weddings, birthdays, graduations— real estate professionals to move outside their com- 7. Health professionals increasingly promote the benefits
center around food. fort zone and the standard development models. 2. Consumers have an increased desire to be part of the of fresh, local produce to their patients.
As key development amenities, farms require both “story of their food.”
The real estate industry plays a fundamental role in 8. Food-production spaces are less expensive to provide
upfront capital expenditures and ongoing operation-
shaping how people access, purchase, and experi- 3. Residents often value farms and fresh food access over than certain other development amenities, such as golf
al support or subsidies—which can be offset by food
ence food. Agrihoods are part of a growing move- other development components. courses.
sales, events, and other revenue streams.
ment of food-centric development that is bringing
4. Farms bring people together to share in food growing 9. Farms can serve as event spaces to offset the costs of
consumers closer to the growers and producers of By moving beyond the standard master-planned
and related events. food production.
their food. community development models and working with
partners outside the “usual suspects,” developers, 5. Community farmers have a unique ability to inspire 10. Orienting development around farms can preserve the
To build agrihoods, developers are forming innova- and educate area residents. character of rural areas and make landscapes more
owners, property managers, designers, investors,
tive partnerships with landowners, farmers, nonprofit productive and environmentally friendly.
and others involved in real estate decision making
organizations, schools, public sector agencies, and
can produce projects that benefit people, communi-
other stakeholders, with positive implications for
ties, and the planet while also generating profits.
people and communities, as well as the bottom line (This list was identified by participants in ULI’s Growing the Field retreat, March 21–23, 2018.)
for the development. The development of agrihoods is an emerging area
of practice for the real estate industry. To help grow Willowsford in Loudoun County, Virginia, is a 4,125-acre (1,669 ha)
In many ways, planning, developing, and operating master-planned community that includes a range of single-family
the field, ULI compiled emerging best practices
agrihoods is similar to planning, developing, and housing and a wealth of amenities, many related to fostering
for planning, developing, and operating agrihoods,
operating projects that are not built around food-pro- healthy lifestyles, including a working farm.
organized under eight key topic areas. These best
duction spaces. Agrihoods generally include a mix
practices were identified through interviews with
of homes, resident-focused amenities, and com-
ULI members and other agrihood practitioners,
mercial spaces. Agrihoods are also underwritten
as well as through insights from a 2018 retreat,
by traditional lenders and rely on debt and equity
research on projects from across the country, and
financing—just like other projects.
other information collected by ULI.
By including a working farm as a central project
By building agrihoods, real estate decision makers—
feature, developers can unlock special advantag-
including developers, investors, owners, and property
es, ranging from reduced amenity costs, increased
managers—can leverage a focus on food production
project marketability, and faster sales for residential
in development to create value, promote equitable
properties, to opportunities for enhanced commu-
economic development, enhance environmental sus-
nity social ties and access to land for current and
tainability, and improve public health.
would-be farmers.
ULI hopes the emerging best practices identified in
Creating an agrihood is not necessarily more compli-
this report will inform those interested in this ap-
cated than developing a project with more “tradi-
proach to development and help grow the field of WILLOWSFORD
tional” amenities, but it does require a specific set
agrihood development, so that real estate leaders
of skills, innovative partnerships, and a significant
and other stakeholders can realize the potential ben-
commitment on the part of all project stakeholders.
efits of agrihood development.

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 SUMMARY OF BEST PRACTICES
BEST PRACTICES
The development of agrihoods is an exciting area of innovation for the real estate industry. To
help grow the field, ULI compiled emerging best practices for planning, developing, and operating
agrihoods, organized under eight key topic areas.

Land Communications
• Preserve natural lands and existing farmland by allocating space for • Focus on the farm in communications to generate broad community support
agriculture, food production, and natural features in development. and drive project success.
• Create a land plan that optimizes farm productivity and opportunities for • Be intentional about crafting communications materials that include
residents to engage with the farm. everyone and tell the “whole story.”

Food Housing and Design

• Maximize food production and distribution methods. • Create housing and mixed-use development that leverage the advantages
of farm-adjacent locations.
• Align food production and distribution procedures with health, sustainability,
social equity, and financial goals. • Use innovative design and policy solutions to promote housing affordability
and community social interaction.

Finance
• Understand unique considerations related to agrihood financial models. People
• Explore the agrihood “business case” at all stages of development. • Understand the range of necessary skills for community farmers, and make
decisions about hiring and management accordingly.
• Invest in homes for farmers and other farm employees.
Programming
• Position farms as community social hubs and settings for events.
• Engage residents and other stakeholders to ensure that on-site programs
Partnerships
are inclusive and locally and culturally relevant. • Collaborate with partners that share a common vision for agrihood
development.
• Form partnerships to address health, sustainability, and social equity
challenges through agrihood development and operations.

10 AG R I H O O DS: C U LTIVATI N G B EST PR AC TI C ES AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES 11

 Land
BEST PRACTICES
Serenbe | Chattahoochee Hills, Georgia
Preserve natural lands and existing farmland by allocating Creating a connection with food, conserving land, and growing community: Serenbe is a 1,000-acre (400 ha)
space for agriculture, food production, and natural features community that broke ground in 2004 in Chattahoochee Hills, Georgia. As of 2018, it includes 370 homes (single-family,

in development. multifamily, and live/work units), commercial and arts space, and four restaurants (a fifth was to open in fall 2018; a sixth
will open in winter 2019), with eventual plans for a total of 1,200 homes and 3,500 residents. The development includes a
number of food-based amenities, most ­notably a 25-acre (10 ha) professionally managed organic farm that forms the heart
› CONSIDERATIONS of the community. Serenbe also features an extensive nature trail system, conserves water through landscaping, and naturally

» Many people like living near farms and » Community reaction can be negative when treats wastewater for use in irrigation.

protected green and open space, but development plans result in loss of farmland
“traditional” suburban development models or green space, potentially resulting in costly
do not protect or support these spaces. project delays.

» Infrastructure (roads, sewers, etc.) can be » Setting aside land for food production may
costly to provide if development follows require forgoing opportunities to build on
suburban models with large lots and homes “developable land.”
spaced far apart.

› O PPORTUNITIES AND BEST PRACTICES

» Focus development around working farms » Take advantage of transfer of development
and gardens, preserving existing farmland rights and other public incentive programs,
and conserving natural lands and features, where available, to create project sites with
such as streams and meadows. appropriate allowable densities for agrihoods.

» Create context-sensitive project density and » Develop in or near areas with existing
development clusters. public infrastructure to minimize project
costs, especially in communities that direct
development by holding easements to
permanently protect farmland. Serenbe has preserved a significant portion of some of the last
open space near Atlanta, allowing for the creation of a community

SERENBE
focused on food and interaction among neighbors.

“We created plans for 20 percent more residential units than would have
been possible with traditional development practices and preserved over KEY INSIGHT: CLUSTERING DEVELOPMENT
Agrihoods often cluster houses on a portion of developable land. By separating lot size from density,
70 percent of ‘developable’ land for agriculture and open space—all of this
developers can provide the same number of units as a “conventional” development on less land. For
within 30 minutes of the world’s busiest airport.”
example, instead of building 100 homes on one-acre (0.4 ha) lots, an agrihood might include 100

—STEVE NYGREN, PRESIDENT AND FOUNDER, SERENBE homes on quarter-acre (0.1 ha) lots with 75 acres (30 ha) of conserved open space and/or farmland.

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 Land
BEST PRACTICES
Ownership and Governance Structures:
Developer-Supported Farms
Create a land plan that optimizes farm productivity and
opportunities for residents to engage with the farm. Typically, the developer is in control of the farm for several years Here are a few examples of how some agrihood farms are
while the project is being planned and built. During this period, structured at different phases of a project:
the developer can help incubate the farm by managing initial
› CONSIDERATIONS financing/fundraising, hiring, marketing, and programming.  eveloper owned and operated;
■ D

» Required land uses for agrihoods differ » Developers may lack in-house knowledge of Before farm operations begin, the developer generally works with  and trust ownership with nonprofit or for-profit farm
■ L

significantly from traditional master-planned where to place farms within project sites. a management entity to create a transition plan to ensure that management entity;

communities. funding mechanisms and operational procedures are in place

» Project stakeholders must balance needs  and trust ownership with lease or management
■ L
when the developer exits. This process allows the development
» Developers face financial and operational when determining landownership structures agreement with farmer or farmers;
team to guarantee the branding, marketing, programming, and
tradeoffs when determining appropriate and operational models for food-production financial health of the farm will be supported and aligned with  omeowners association–owned and operated by
■ H
agrihood farm size and location. areas. the overall project goals. nonprofit or for-profit farm management entity;

Farms in agrihoods are often set up as nonprofits, because they  ublic ownership and operated by nonprofit or
■ P
› O PPORTUNITIES AND BEST PRACTICES provide several community benefits through education, food for-profit farm management entity;
donations, and land preservation. These community farms are
» Plan agricultural areas from a project’s start to » Set aside and provide appropriate space for often not directly profitable because of their highly diversified
 ublicly owned and operated;
■ P

ensure they are in the appropriate places and farming operations (service corridors, tractors, crops and intensive community programming schedule. However,  armer-owned with operating agreement and ability
■ F
well-integrated into the community. large equipment, etc.) and establish clear nonprofit farms can qualify for grants, corporate sponsorships, to sell or transfer ownership or lease; and
boundaries for food-production areas. donations, and other forms of support. They are also able to
» Partner with experts—including agricultural
develop a strong board of directors to help the farm grow and  onprofit owned or leased with operating
■ N
nonprofits and farm consulting businesses—to » Determine appropriate farming infrastructure agreement and ability to sell or transfer ownership
manage programs, partnerships, and staff.
help determine optimal locations, layouts, (irrigation, farming IT systems, electricity, or lease.
circulation, and other key factors for setting lighting, ADA accessibility, security, etc.).
up the farm for operational and programmatic
» Consider incentives for farmers to stay
success.
invested in projects, such as providing
» Base farm size on clearly defined housing, affording land and/or business
KEY INSIGHT: FARM SIZE
project goals: ownership opportunities, and offering
■ Less than five acres (2 ha) ■ Between five and 20 acres (2 to 8.1 ha)
• Create smaller farms if focus is on administrative support.
•F
 arms can work leanly and be highly engaging for •S
 uch farms run much like a four- to five-acre
educational and experiential activities. residents and communities. (1.6 ha to 2 ha) farm, with more room for production
• Create larger farms to engage in more • Small farms require one to two full-time staff and programming space.
intensive agriculture. members (depending on production systems, •T
 hey require ten to 20 full-time staff members.
the type of food produced, and amount of
• Consider startup and operating budgets ■ Larger than 20 acres (8.1 ha)
programming).
to help determine farm scale and •F
 arms of this size require more mechanization but
• They are typically more focused on education,
infrastructure. can operate with fewer staff members because of
experiences, and events with small-scale intensive
greater efficiency from use of machinery.
production.
•T
 hey require about ten full-time staff with potential
for one to five additional staff members if the farm
includes intensive on-site programming.

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 Food
BEST PRACTICES
Types of Agrihood Food-Production Spaces
Maximize food production and distribution methods. ■ Community farms

■ Demonstration farms
› CONSIDERATIONS
■ Small-scale/accessible-scale farms
» A lack of in-house farming knowledge » Farms may not be financially self-sufficient,
■ Edible landscaping
in development companies can result in depending on size, project phase, overall

LIBERTY PRAIRIE FOUNDATION

unrealistic expectations for farm productivity goals, and whether revenue-generating ■ Vineyards
or types of food that can be produced. events are allowed.
■ Orchards/olive groves
» Education and communication between the » Farms can take several years to reach full
■ Community gardens (professionally
farm and development teams are needed. productivity, and fields may need to lie fallow
managed or community managed)
during the off season in many regions of the
United States. ■ Rooftop farms Prairie Crossing residents and the general public buy vegetables, fruits, eggs, and
other farm products from different farm businesses at the Prairie Crossing Farm.
■ Farms or gardens at churches, schools,
public land, corporate campus, senior
› O PPORTUNITIES AND BEST PRACTICES centers, and retreat centers

■ Controlled-environment agriculture,
» Consult with farmers and other experts to » Plan to devote land to farming for the long
such as greenhouses, warehouses, and
determine what food to produce, at what term; educate residents about farming prac-
shipping containers and
scale, with what methods, and how food tices to set realistic expectations for farm
■ Land where homes cannot be built, such
should be sold or distributed. aesthetics and productivity.
as utility easements
» Offset farm operational costs with food sales; » Appreciate and communicate food produc-

RACHEL MacCLEERY
farms may also need to rely on support tion challenges caused by seasonality and
from the development—especially during weather, pests and disease, and other chal-
early project phases—in the form of free or lenges that farmers face.
subsidized land, contributions from transfer Grow Community, in Bainbridge Island, Washington, includes gardens that allow
» Consider food, worker, and visitor safety when
fees, homeowners association fees, and residents to cultivate food; surplus crops go to local food banks.
designing facilities and setting up operating
other mechanisms.
procedures.
KEY INSIGHT: CONSIDERATIONS WHEN FARMING INCLUDES ANIMALS
■ Potential benefits: ■ Potential drawbacks:

• Positive marketing opportunities • Issues related to smell and noise

“Farming is fundamentally different than the conventional landscaping • Waste-recycling opportunities • Issues with predatory species
that most developers are used to. Developers should partner • Soil fertility benefits • Slaughtering of animals making people
• Small-scale animals (i.e., poultry) are easier uncomfortable
with agricultural experts to manage farm assets and should consider
to manage • Higher expenses related to infrastructure
hiring a facilitator to serve as the ‘farm liaison’ among all project partners.” necessary for commercial meat and dairy
• Grazing animals in larger projects can help with
managing grasslands production
—MARY KIMBALL, EXECUTIVE DIRECTOR, CENTER FOR LAND-BASED LEARNING
• Meat and dairy products can generate
significant revenue

16 AG R I H O O DS: C U LTIVATI N G B EST PR AC TI C ES AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES 17

 Food
BEST PRACTICES
Types of Agrihood Food Distribution Methods
Align food production and distribution procedures with
health, sustainability, social equity, and financial goals. Direct sales to consumers
■ Farm stands—market price

■ Farm stands—“pay what you can”

› CONSIDERATIONS ■ Community-supported agriculture (CSA)

» Master-planned communities can lack » Residential and mixed-use developments ■ Community “u-pick”
spaces for food production and sales, which can be isolated from surrounding areas, ■ Farmers markets
limits opportunities to tap into consumer limiting opportunities to equitably address
demand for fresh, healthy, organic or local access to healthy food. Wholesale
food. ■ Sales to restaurants and caterers

■ Sales to distributors, aggregators,

and food hubs
› O PPORTUNITIES AND BEST PRACTICES ■ Sales to institutions (schools, hospitals,
seniors’ centers, etc.)
» Sell and distribute food directly to residents » Consider organic and other certifications;
and the surrounding community. leverage increased market interest in sustain- Donations
» Position farms as a community resource ably sourced products.22
■ Local food pantries or food banks
for healthy food access and related » Grow culturally appropriate crops for
■ Gleaning/food recovery organizations
programming; consider “pay-what-you-can” customers and food donation partners.
■ Electronic benefit transfers (EBT) at farm stands
farm stands.
and markets

■ On-site donation pickups

■ Off-site pop-up farm stands (donation or

pay what you can)
Arbor House | Bronx, New York ■ Donation of CSA shares

Growing rooftop produce to promote healthy food access: Located in the Bronx, New York, Arbor House is a ■ Pick your own (free or subsidized cost)

120,000-square-foot (11,000 sq m) building with 124 units of affordable housing, developed by Blue Sea Development ■ Food prescription programs in partnership with
Company. Arbor House is located in an area with disproportionately high rates of chronic diseases, such as diabetes health insurance companies

and heart disease. The development includes a number of features to promote healthy living, including a hydroponic
rooftop farm. At 10,000 square feet (930 sq m), the farm allows residents to buy healthy produce grown on the farm,
including vegetables and herbs; 40 percent of the produce will be available in the surrounding area through school,
hospital, and food market programs. In addition to the healthy food grown on the roof, Arbor House includes features
to promote physical activity, including indoor and outdoor fitness areas and prominently placed stairs.

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 Finance
BEST PRACTICES
Potential Sources of Funding for Farms Included in
Understand unique considerations related to agrihood Development Projects
financial models.  rogram revenue
■ P
■ Development revenue

• Developer allowance • P
 ublic programs (petting zoos, hay rides, corn mazes,
farm-based discovery museum, etc.)
› CONSIDERATIONS • Homeowners association fees
• P
 rivate programs (school field trips, summer
■ Production and services revenue
» Agrihoods generate many qualitative camps, after-school programs, workshops,
» Project operators cannot expect direct • Produce sales corporate retreats, etc.)
benefits for a development that may not revenue from farming until several years after
— D
 irect—CSA, farm stand, farmers markets • E
 vents (tours, weddings, birthdays,
be quantifiable for a pro forma (including making an investment in a farm; therefore, and/or online farm-to-table dinners, etc.)
community engagement, brand equity, developers with shorter hold cycles may — W
 holesale—restaurants, caterers, grocers, • Wellness programs
revenue generated from programming, and see less of a financial incentive to create aggregators, and/or institutions
• Venue rental
lower operating expenses than some other agrihoods. • Value-added product sales (direct and/or wholesale)
 n-farm retail revenue
■ O
traditional amenities, such as golf courses); » Agrihood development may require • Pick your own (strawberries, pumpkins,
• Farm stands
as a result, traditional financial analysis may unconventional partnerships, agreements, blueberries, etc.)
• Nursery and/or garden centers
undervalue agrihood benefits. and policy-related incentives, restrictions, • Plant sales
• Farm-to-table restaurants
» Developers may not always be able to and covenants. • Fees for garden and landscape services for residents
• Culinary schools
maximize land value with agriculture in all • F
 ees for composting service and finished
• Breweries or wineries
product sales
areas, especially in urban locations.  hilanthropic revenue
■ P
• Community garden plot rentals
• Grants
 (foundations, nonprofit,
government, etc.)
› O PPORTUNITIES AND BEST PRACTICES • Individual donations
• Giving circles
» Understand that agrihoods are generally » Seek local and national incentives—such as
• Fundraisers
underwritten by traditional lenders and rely conservation easements, stormwater credits,
• S
 ponsorships (cwworporate, naming,
on debt and equity financing, like more state open-space tax credits, and funding
memorials, etc.)
traditional projects. from the U.S. Department of Agriculture and
• Social impact financing
» Include lenders and potential equity partners the National Resources Conservation Service
in project visioning and planning from the start Farm and Ranch Land Protection Program—
to gain buy-in and limit any hesitations related to improve a project’s financial position and
to investing in agriculture-centric projects. cash flow.

» Move beyond usual sources of development » Link revenue models for the farm to the
project’s scale and mission; consider the
financing to fund farm capital and operational “Developing an authentic agrihood requires an entrepreneurial
expenditures. financial impacts of selling
spirit. This is a relatively new concept without many examples,
■ Produce;
which can create hesitancy if stakeholders, including lenders,
■ Experiences;
aren’t involved throughout the process.”
■ Events, entertainment, and tourism
opportunities; and —DWIGHT SAATHOFF, PRESIDENT, PROJECT FINANCE AND DEVELOPMENT,
■ V
 iews/proximity to open space. DEVELOPER OF THE GROW, ORLANDO, FLORIDA

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 Finance
BEST PRACTICES
The Business Case for Agrihoods
Explore the agrihood “business case” at all stages
of development. Planning and Operations and
Project marketing Project completion
design maintenance

› CONSIDERATIONS ■ Stronger support for ■ Ability to capture strong ■ Accelerated market ■ Increased net operating
proposed developments market demand for local absorption rates income
» Depending on project context and local » Planning and operating agrihoods can be through early food and experiences ■ Potential for enhanced ■ Relatively low
zoning, development around a working management intensive; developers must community engagement ■ Increased marketability asset value through operational expenditures
related to farm
farm may lead to faster entitlements and often make a significant time commitment from project faster lease-ups compared to some
preservation or creation
permitting—because of greater public when deciding to invest in these projects. differentiation and sales project amenities
■ Increased buy-in from
support—or may lead to delays in receiving ■ Ability to create project ■ Ability to command ■ New revenue streams
» Farms—especially those with community influential stakeholders,
entitlements and permits, especially in areas branding based on farm sales or rental rates from food sales
programming—require insurance coverage including public officials
that do not allow clustered development or ■ Increased project
above comparable ■ Potential revenue
because farming can involve hazardous and investors
projects that lack farms
on-site event spaces as of right. visibility due to streams for providing
activities. ■ 
Faster zoning approvals
media attention ■ Relatively low public goods (i.e., green
» Creating and operating farms differs from and entitlements in
capital expenditure infrastructure)
certain jurisdictions, ■ Ability to use farm
providing other traditional development on farm compared to
thereby lowering as event space in the ■ Revenue streams from
amenities and requires a commitment on the some other “traditional”
project costs early phases of a project on-site events
part of all project stakeholders. to create buzz and
amenities, such
■  as golf courses ■ Long-term cost savings
Increased development
attract buyers
density in localities through resilience-
■ Local, state, or federal
› O PPORTUNITIES AND BEST PRACTICES that allow clustered ■ Positive project exposure promoting features
incentives that reduce
development around with target audiences ■ 
project cost through tax Potential for better
» Accurately assess whether benefits outweigh » Use other agrihoods and community-oriented farms or transfer of from farm-branded
mortgage insurance
exemptions, reductions,
associated costs when deciding to invest development rights products being used in
farms as references for lenders, insurance and rebates rates from debt providers
restaurants and farmers
in agrihoods by exploring the full range brokers, bankers, city officials, and others who ■ Infrastructure efficiency ■ Potential for increased
markets
of potential financial advantages that can are not familiar with this concept. through clustered residential tenant
accrue during all phases of development. development retention
» Assess and understand potential liabilities
» Understand how farms can drive project ■ Long-term real estate
from food production and farm operations,
value appreciation from
value and generate positive returns on including beekeeping, chickens and eggs,
open-space adjacency
investment for developers, investors, and farm equipment, and develop a plan for
■ Project resilience during
communities; use this information to make addressing them.
economic downturns
the case for investment to potential lenders
and equity partners.

» Look to previous projects to better assess

how an agrihood may be able to drive faster
lease-up rates or higher rents and sales
prices compared to traditional developments.

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 Programming
BEST PRACTICES
Examples of Programs Hosted at Community Farms
 osition farms as community social hubs and settings
P
for events. ■ Volunteer programs ■ Youth-related programs
•  chool field trips
S
■ Farm and nature tours
• Camps
■ Classes and workshops related to farming, gardening,
• After-school programs
› CONSIDERATIONS homesteading, backyard chickens, cooking, arts, edible • Preschool on the farm
landscaping, water conservation, etc. • Family programs
» Programming is equally as essential to a » Local zoning may limit or prohibit ■ Internships, apprenticeships, and
■ Public programs
project’s success as design; developers farm-oriented events or related facilities, farm training programs
• Farm festivals
cannot expect optimal benefits for projects limiting revenue generation potential. ■ Farm-to-table events connecting farmers,
• Family programs
and communities if farm areas lack activation chefs, and community
• Petting zoo and other self-guided activities
and programming. ■ Corporate events
• Vendor fairs
■ Celebrations and fundraisers

■ Faith-based programs
› O PPORTUNITIES AND BEST PRACTICES
» Provide educational opportunities in food » Work with community stakeholders and public
production, gardening, nutrition to residents, officials to gain zoning approval for on-site,
schools, and other stakeholders. revenue-generating, farm-oriented events.

» Facilitate resident interaction through farm- » Consider effects of having large events on the
centered events to create a sense of place, farm, including the physical wear and tear to
ownership, affinity, safety, and security among the site and the farm’s production.
neighbors and farm staff.
» Partner with organizations and companies
» Encourage residents to volunteer and on programs and events to expand capacity
participate in guided farm activities. without overburdening farm staff.

» Recognize the positive effect programming

can have on a project’s financial success;
create a dedicated budget for events, and
consider funding events and workshops
through homeowners association dues.

“Homes at Prairie Crossing are selling at a 30 percent premium

compared to comparable homes in neighboring communities.
This is likely in part due to resident demand for living alongside
the farm and conserved native landscape.”
—BRAD LEIBOV, PRESIDENT AND CEO, LIBERTY PRAIRIE FOUNDATION

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 Programming
BEST PRACTICES
Aria Denver | Denver, Colorado
 ngage residents and other stakeholders to ensure
E
Growing and selling food on site to promote health, social intersection, and youth job training: Aria Denver is an
that on-site programs are inclusive and locally and infill community designed with a focus on the health of its residents and the surrounding neighborhood. Aria is being developed
culturally relevant. on a 17.5-acre (7.1 ha) site that was formerly home to the Marycrest Convent in North Denver. The development contains a
1.25-acre (0.5 ha) production garden, a greenhouse, and various other features to accommodate access to fresh produce.

› C ONSIDERATIONS Codevelopers Urban Ventures LLC and Perry Rose LLC have built 72 affordable rental apartments, 13 townhouses, and 28
for-sale cohousing units; 450 homes in total are planned. Other sites have been sold to outside developers, and 80 additional
» Farms are natural settings for the type of » Agrihood operators may miss opportunities
residential units and a commercial center are under construction.
community social interaction that residents to create locally and culturally relevant
increasingly demand, but those who do not programming that can drive long-term The project includes a pay-as-you-can farm stand, pocket gardens, fitness equipment, and a wide assortment of classes for the
live on site may not always feel welcome. project success if they do not empower area community on various aspects of gardening, nutrition, and fitness. “Over the years that this development has taken place, we
residents and stakeholders to participate in have seen increased interest from the residents and neighborhood in general in the activities associated with the urban farm,”
event planning. notes developer Susan Powers, president of Urban Ventures LLC. “Now, residents think of it as their own and have volun-
teered to raise funds to keep it viable and growing.”

› O PPORTUNITIES AND BEST PRACTICES

Aria Denver includes a mix of housing types, with a goal of encouraging
» Make inclusion, diversity, and community » Implement thoughtful hiring practices for
social interaction and multigenerational living.
engagement beyond the development area event planning and management; consider
central in event planning. diversity and cultural representation.

» Cultivate a healthier, more connected » Host nutrition and healthy eating classes, and
community by offering programs to bring include residents from the surrounding area.
diverse populations together.

» Set up channels for residents to communicate

and plan events from the “bottom up.”

“People want to be part of a larger story. The production garden

at Aria Denver grants residents access to fresh produce and
facilitates social interaction through a variety of classes and
community events. On top of that, it makes a positive
difference in terms of the marketability of the project.”
—SUSAN POWERS, PRESIDENT, URBAN VENTURES LLC URBAN VENTURES

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 Communications
BEST PRACTICES
Harvest | Northlake/Argyle, Texas
Focus on the farm in communications to generate
broad community support and drive project success. Making an organic farm the centerpiece of a new community: Located in Northlake/Argyle, Texas, Harvest is a
1,200-acre (486 ha) master-planned development consisting of 3,200 single-family homes and 120 acres (49 ha) of mixed use
and high-density residential in planning. Developed by Hillwood Communities, Harvest home prices range from the high
› CONSIDERATIONS $200,000s to the mid $500,000s. Since the project opened in 2014, Harvest is more than 60 percent built out and is averaging
400 sales per year. The project revolves around the proud farming heritage of the original landowners. At the heart of the
» Without a clearly defined project identity, » Consumers increasingly demand local food,
Harvest community is a working commercial CSA farm, operated by a professional farmer who shares his expertise with home-
crafting messages that resonate with pro- products, and experiences,23 yet communi-
owners, “Harvest Littles,” and their parents. Many Harvest neighbors enjoy the pride of growing their own vegetables and herbs
spective homebuyers and renters is difficult. cations about new real estate developments
in raised private plots available for lease for $90 yearly. The community has adopted the North Texas Food Bank as its charity of
often lack a focus on these areas.
choice, having donated more the 23,000 meals since its first residents moved to Harvest in 2014.

› O PPORTUNITIES AND BEST PRACTICES Between 2014 and 2018, the Harvest community donated more than
23,000 meals to the North Texas Food Bank.
» Align the branding and narrative of the » Share testimonials from current residents and
overall development with the farm to ensure a event participants about their experiences
consistent and authentic message and brand. in engaging with the farm and farm-related
» Leverage media interest in agrihoods and activities.
share how developer-supported agriculture » Create communications materials that
can promote community social ties, access to explain the history and ecology of the land
local food, and preservation of farmland. and the environmental and social impact of
maintaining land for farming.

HILLWOOD COMMUNITIES
“Our residents are our strongest brand ambassadors—especially
HILLWOOD COMMUNITIES

given how little commercial and professional infrastructure

had been in place in the surrounding area to draw people here.”
—TOM WOLIVER, VICE PRESIDENT OF PLANNING AND DEVELOPMENT, HILLWOOD COMMUNITIES
Focusing on food in agrihood communications can help convey project value to a wide range of groups, potential residents, and
project partners.

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 Communications
BEST PRACTICES
Be intentional about crafting communications materials
that include everyone and tell the “whole story.”

› CONSIDERATIONS
» Key groups that could benefit from, and » Agrihood developers may face difficulties in
contribute to, the vitality of agrihood reconciling official communications about the
developments are sometimes excluded from benefits of “farm living” with the situation on
targeted communications efforts. the ground at a project’s start (i.e., it may take
several years for farms to become productive).

› O PPORTUNITIES AND BEST PRACTICES

» Employ a communications team that is cul- » Take the time to craft messages that tell the
turally and ethnically diverse and that brings “whole story”; encourage resident buy-in
a range of professional experiences to go by detailing how farms operate, the level
beyond the usual suspects in crafting project of resident access to the farm, and when
communications. produce will be available.
» Create communications materials that con- » Consider starting the farm ahead of the rest
vey project value to a wide range of groups, of the development to create a sense of
potential residents, and project partners, place and begin telling the story of the place
including the following: through events and engaging the community.
■ The commercial, retail, and light
industrial sectors;
 hose in the residential rental market;
■ T
 chools and nonprofit groups;
■ S
 usy people/those who work
■ B
nontraditional hours; and
 uture farmers.
■ F

KEY INSIGHT: RECENT MEDIA HEADLINES ON AGRIHOODS

“Are ‘Agrihoods’ the Cure for the Common Suburb?”
“Growing Agrihoods: The Next Frontier in Urban Revitalization”

WILLOWSFORD
“Seeds of a New Community: Farm Living Takes Root in the Suburbs” Agrihood communications can promote farm
festivals, concerts, and other events.
“Millennials Are Ditching the Golf Communities of
Their Parents for a New Kind of Neighborhood”
“Goodbye Golf Course, Hello Olive Grove!”

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 Housing and Design
BEST PRACTICES
Rancho Mission Viejo | Orange County, California
 reate housing and mixed-use development that
C
leverage the advantages of farm-adjacent locations. Preserving land for food production in a vast
mixed-use development: Rancho Mission Viejo
is a planned community on 23,000 acres (9,300 ha)
› CONSIDERATIONS that includes organic fruit orchards, vegetable farming
areas, and cattle ranching. Nearly 17,000 acres (6,900
» Developing housing and mixed-use buildings » Farmers often work very early in the morning
ha) of “the Ranch” are being preserved as open space,
adjacent to food-production areas presents and late into the evening and use loud
while 6,000 acres (2,400 ha) are being developed into
unique challenges related to the externalities equipment; farms can also attract pests and
residential and mixed-use villages. Ultimately, Rancho
of farm operations. wildlife.

RANCHO MISSION VIEJO LLC

Mission Viejo will provide 14,000 homes, of which
» Developers and project operators face
6,000 will be reserved for people 55 years of age and
tradeoffs when determining the appropriate
older within intergenerational villages. The project will
balance of housing, mixed-use development,
open/community spaces, and revenue- also offer sites for schools, parks, clubhouses, and other

generating project amenities. recreational amenities, as well as employment and Rancho Mission Viejo, in Orange County, California, sits on
retail centers. 23,000 acres (9,300 ha), of which 17,000 acres (6,900 ha)
are being preserved as open space.

O PPORTUNITIES AND BEST PRACTICES

›  The first village on the Ranch is Sendero, which
includes two communal farms and 941 homes that sold
» Include farmers in design decisions to ensure » Incorporate adjacent parks, trails, and natural
out by 2016. The second village is Esencia, which is for
the farm has appropriate buffers between areas to create synergies with
sale as of 2018 and includes a communal farm. Upon
public and private areas to be both conducive the farm.
completion, Esencia is planned to include 2,485 homes
for farming and for public engagement with » Consider including revenue-generating
for sale, including single-story homes for those 55 and
the farm. project amenities to maximize project returns
older and 262 rental apartments. Currently, homes are
» Incorporate mixed-use development, on investment and offset farm
priced from the high $400,000s to over $1 million. The
including restaurants and retail, adjacent to startup costs.
Ranch is expected to encourage environmental sustain-
food-production areas to create synergies
ability by including communal farms that produce food
with farms.

RANCHO MISSION VIEJO LLC

for residents to buy and offering educational programs
in farming, raising chickens, and sustainably grown
food preparation.

“Residents enjoy easy access to local food as well as the ability to Clustering development around working farms allows
developers and communities to conserve productive farmland
volunteer close to home. The Esencia Farm location is along and natural areas.
a street adjacent to homes, which makes it ideal for easy
accessibility and site visibility.”
—AMAYA GENARO, DIRECTOR, COMMUNITY SERVICES, RANCHO MISSION VIEJO

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 Housing and Design
BEST PRACTICES
Serenbe is a 1,000-acre (405 ha) community in Chattahoochee Hills, Georgia,
centered on a 25-acre (10 ha) professionally managed organic farm.
Use innovative design and policy solutions to promote
housing affordability and community social interaction.

› CONSIDERATIONS
»P
 rospective residents who would benefit »D
 evelopers may miss opportunities to
from, and contribute to, the vitality of agrihood promote community social interaction if
developments may experience housing they do not give special consideration to
cost barriers if housing affordability is not features that encourage engagement with
addressed. food-production spaces.

› OPPORTUNITIES AND BEST PRACTICES

» D
 evelop a variety of housing types clustered »P
 rovide subsidized affordable and workforce
in one area to promote community social housing and mixed-income/mixed-generational
interaction, including the following: housing.
 ingle-family homes;
■ S »C
 onsider innovative housing design solutions
 uplexes;
■ D to promote affordability, such as modular
■ Three- to four-story multifamily homes, tiny homes, and cohousing.
buildings; and » I nclude project components to encourage
 omes for farmers and other
■ H engagement with food-production spaces,
employees. such as trails, edible landscaping,
community gardens, shared kitchens,
teaching gardens, and workshop/public
gathering space.

Residents at
Aria Denver
have access
to organic
produce that is
grown on site.
J ASHLEY PHOTOGRAPHY
MARIEL BEAUDOIN

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 People
BEST PRACTICES
Necessary Skills for Farmers at Agrihoods
Understand the range of necessary skills for community
farmers, and make decisions about hiring and ■ Patience and understanding

management accordingly. ■ Community engagement and

communication skills

■ Program management
› CONSIDERATIONS ■ Strong work ethic demonstrated
through past farming experiences
» Project leaders face difficulties in identifying » Investing in farmers and understanding their
and recruiting farmers with the diverse skill integral role in project success are essential, ■ Ability to coordinate, run, and

sets necessary for project success. but plans should also be put in place for farm manage public-facing events
operations to continue should changes in ■ Planning and task management
farm leadership occur. ■ Multifaceted food-production
experience

› OPPORTUNITIES AND BEST PRACTICES • Business acumen and startup

attitude
» Develop a farm program at a project’s outset » At a minimum, pay farmers and workers who • Finance, budgeting, and
that can advance regardless of employee are employees a living wage and provide mathematical abilities
turnover; document standard operating benefits.
• A passion for farming
procedures to help with transitions and » Explore profit-sharing models and other
training new staff. • Willingness to learn
financial incentives to retain farmers; consider
» Create clear job descriptions and set realistic leasing land to self-employed farmers. • Willingness to teach
expectations for farmers related to project » Work to diversify the hiring pool by posting • Ability to “code switch” and
goals, vision, and balance of time devoted to job descriptions in multiple languages and balance various objectives
food production versus community events. understanding cultural considerations. • Ability to work in isolation for
» Identify potential farmers and other extended periods
employees through engagement with
• Ability to manage
local universities and farmer workforce
■ Managing other employees
development organizations and by hosting on-
site professional development and internship ■ Managing volunteers at community

programs. events

■ Hosting and speaking at public

meetings

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 People
BEST PRACTICES
A Day in the Life of a Farmer
Invest in homes for farmers and other farm employees. Morning free, fresh produce to food-insecure families. Then the farmer
thanks the local gleaning organization for bringing out so
Cock-a-doodle-doo! The morning harvest calls and the farmer
many volunteers to help with the harvest: “We couldn’t have
rises to the occasion. The sun is just starting to shed its light.
› CONSIDERATIONS The sparkling dew rises from a field of lush green crops that
done it without you today!” says the farmer. “Please take a
few pints of the strawberry seconds and big zucchinis. Look
have been nurtured for months and are now ready for harvest.
» Agrihoods can provide access to land and » Opportunities for direct resident–farmer forward to seeing you all next week!”
The attire for such a task—knives, scissors, harvest crates, and
employment for farmers, but farmers may interaction are limited when farmers live
an apron—must be rugged and ready for water, soil, prickly
not be able to live nearby unless developers off site. fruits, and leaves.
Evening
address housing affordability. It is now the evening and a band is playing during an on-site
A glance at the whiteboard in the shed offers many harvest event. People are buzzing around the farm stand and food
options—arugula, cilantro, kale, cucumbers, carrots, beets, trucks, shopping for veggies and dinner, while families relax
› OPPORTUNITIES AND BEST PRACTICES flowers, herbs—but it’s the carrots that are the priority this on picnic blankets and kids chase each other through bean
morning. Forty bunches are destined for the community- tunnels, feed the baby sheep, and make vegetable art with the
» Consider providing free or subsidized homes » Understand the complex dynamics of supported agriculture (CSA) program, 30 for the farm stand, farm educators.
for farmers as an investment in both employee proximity to the farm for farmers: and 20 for the local food pantry.
The farmer notices dozens of local families all getting to know
satisfaction and project success. ■ Farmers often want to be part of the A big volunteer group has shown up to help with the harvest, each other. This is what it’s all about: growing community
» Set clear policies related to who is eligible for community but may not want to be so the farmer sneaks away to prep some beds for planting. through agriculture.
free or subsidized homes; determine whether on call for residents 24/7. First the tractor is inspected, filled with gas, and greased. The
farmer drives the tractor through the fields to spread compost As the evening winds down, the farmer toasts the team, tucks
living on site is required and if housing is part  armers need to be close to crops and
■ F the chickens away for the night, and grabs an armful of fresh
onto beds recently cleared from their last crop, then returns to
of overall compensation. farm animals to respond to weather till the compost into the soil before it gets baked by the sun. eggs, veggies, and a flower bouquet to walk home. The farmer
events and the like. can’t wait to hug the children, read them some books, and

 ome farmers may prefer to live on

■ S
Afternoon pass out from a full day of hard work, fun, and playing an
integral role in the community.
The farmer works with a few interns on plantings—the seeds,
site, but others may simply want to
seeding plates, and seeder are all loaded into a cart, along
live close by.
with markers and labels. The crew heads for the fields to sow
Every Day
the next succession of veggies, herbs, and flowers and to have A day in the life of a farmer is guided by intuition, experience,
lunch. They all take a break in the shade on the farm’s event observation, perseverance, and patience. It has many dynamic
green under a beautiful tree, eating a lunch of fresh-picked moving parts, such as the following:
salad, farm pickles, and sandwiches.  Operating equipment and tools safely and efficiently;

After lunch, one of the coordinators grabs the farmer to share  Managing people responsibly and respectfully;
some challenges she has been having with a new apprentice
 Cultivating the land with sensitivity and respect;
Agrihoods can
and asks for a meeting the next day. The farmer will have to
provide access find some other time to work on budgets and performance  Engaging with and teaching visitors, volunteers, and
to land and reviews! The farmer then makes sure the farm stand setup students;
employment is going well. It looks like the produce has all been washed,
for farmers. bunched, weighed, documented in the harvest log, and orga-  Managing budgets and administrative aspects of
nized in the cooler. It is all nicely labeled for the farm stand, running a business/nonprofit; and
RANCHO MISSION VIEJO LLC

CSA, food pantry, restaurant, and local elementary school.  Caring for oneself and others to stay hydrated and
The farmer takes a few minutes to help volunteers load up the injury free.
mobile farm stand that is headed to a health clinic to provide

38 AG R I H O O DS: C U LTIVATI N G B EST PR AC TI C ES AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES 39

 Partnerships
BEST PRACTICES
Groups to Engage to Ensure Project Success
 ollaborate with partners that share a common vision
C
for agrihood development. ■ Municipalities and governing agencies ■ Higher education departments, educational
organizations, and schools
■ Food, conservation, and community nonprofit
organizations ■ Faith-based institutions

› CONSIDERATIONS ■ Farmers, farm consultants, and local farming ■ Philanthropic foundations

associations ■ Special interest groups
» The complexity of agrihood development and » C
 reative partnerships require investment of
■ Legal advisers ■ County extension services
operations generally requires collaboration time, resources, clear communication, and an
■ Farm and agricultural master planners
with organizations outside the “usual entrepreneurial and collaborative spirit. ■ Community thought leaders
■ Lifestyle managers
suspects” for developers. ■ Corporate partners

» Developers may be challenged to identify

appropriate project partners, given a lack
of in-house knowledge of farming and farm- Agrihoods are uniquely positioned to address health,
sustainability, and social equity challenges.
related programming needs.

› OPPORTUNITIES AND BEST PRACTICES

» Attract key partners by sharing a clear project » Value and respect the contributions partners
vision and a set of core values. make to agrihood development and
» Ensure that the organizational priorities of operations; give partners decision-making
potential partners are aligned with one another authority related to their specific roles.
and the overall agrihood project vision. » Meet regularly to keep honest communication
» Partner with entities that have a positive lines open.
reputation in the community. » Revisit agreements and update them based
» Create partnership agreements that set out on changes in programs, staffing, capacity,
clear roles, responsibilities, and metrics for budgets, etc.
success.

Increasing interest in locally grown food is leading to opportunities for

RANCHO MISSION VIEJO LLC

developers to create projects that meet consumer demand by incorporating
small farms and community food-growing areas.
SARAH ROBERSON

4 0 AG R I H O O DS: C U LTIVATI N G B EST PR AC TI C ES AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES 41

 Partnerships
BEST PRACTICES
The 2018 ULI Growing the Field retreat at Coastal Roots Farm in
Encinitas, California, brought together experts and practitioners
working at the intersection of food and real estate to discuss
Form partnerships to address health, sustainability, best practices for agrihood development.
and social equity challenges through agrihood
development and operations.

› CONSIDERATIONS
» Agrihoods are uniquely positioned to address » For agrihood operational models to be
health, sustainability, and social equity sustainable in the long term, project leaders
challenges, but project leaders must invest may want to consider contributing to efforts to
time to identify and cultivate appropriate train the next generation of farmers.
partnerships to advance these goals.

› OPPORTUNITIES AND BEST PRACTICES

MYLES STEPHENS
» Work with partners to create health-based » Explore opportunities to invest in community
educational and training programs that add economic development by hosting job
value to the experience of residents and training programs focused on developing new
Growing the Field retreat participants shared stories, approaches,
surrounding communities. farmers and skills for burgeoning food-based
successes, challenges, and lessons learned for the planning,
» Consider partnering with nonprofit entrepreneurs. development, and operation of agrihoods.
organizations, higher education organizations, » Use farms as a stage to educate youth about
and medical associations to host classes that food growing and seasonality.
teach cooking, nutrition, and meal planning
skills; find partners who can offer these
programs in languages other than English
spoken in the area.

KEY INSIGHT: PARTNERSHIPS TO SUPPORT HEALTH

“Formal and informal partnerships can help developers, property owners,

and managers build bridges, increase impact, and ensure the ongoing

RACHEL MacCLEERY
success of a project. Nontraditional partners include foundations, schools,
health care providers, and health-focused nonprofits.”

—ULI Building Healthy Places Toolkit

4 2 AG R I H O O DS: C U LTIVATI N G B EST PR AC TI C ES AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES 43

 CHAPTER 3

PUBLIC SECTOR GUIDELINES

FURTHER CONSIDERATIONS
Protected Agriculture/Limited Development Zoning,
 reate land use and zoning policies to encourage the
C Kane County, Illinois
development of agrihoods. Kane County enacted a Protected Agriculture/Limited Development zoning designation in 2001 to both protect farmland
and encourage farm-oriented communities in an area facing significant development pressures, just 40 miles west of Chicago.

› CONSIDERATIONS The zoning designation promotes a form of conservation design that provides for clustering of residential lots on a portion of
the property and permanently protecting the remainder of the land for agriculture and open space.
» Zoning policies are often not set up » Many suburban and exurban communities
to encourage or often even allow the face significant development pressures,
development of farm-centered communities. potentially resulting in loss of farmland and
» Most zoning standards separate or limit open space.
allowable uses and specify minimum lots » Local governments may be challenged to
for housing, thereby making clustering of maintain infrastructure (roads, sewers, etc.)
development difficult. when development follows “traditional”
» Stakeholders—including public sector suburban models.
officials—lack understanding of the benefits of » Zoning may not allow on-site events,
having a farm in the community. weddings, and the like.

› O PPORTUNITIES AND BEST PRACTICES

» Include farming and food access » Implement programs that allow communities
considerations in zoning codes and to hold easements to permanently protect
general plans. farmland, and direct development to areas
» Allow mixed-use development and uses with existing infrastructure.
complementary to working farms (event » Consider deed restrictions, deeding the

SEROSUN FARMS
spaces, wine tasting rooms, parking, etc.). land to a third party, and/or development
» Consider incentivizing farming—for example, agreements to govern the development of a
by offering reduced property tax assessments property.
on agricultural land. Serosun Farms includes 300 acres (121 ha) of preserved farmland and restored upland and wetland prairie, savanna
woodlands with walking trails, and stocked fishing ponds.

“Encouraging development, supporting agri-business, and conserving farmland

go hand-in-hand. Clustering development around farms creates places that people
want to live, while supporting local farmers and a community’s rural character.”
—JANICE HILL, EXECUTIVE PLANNER, KANE COUNTY, ILLINOIS

44 AG R I H O O DS: C U LTIVATI N G B EST PR AC TI C ES AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES 45

FURTHER CONSIDERATIONS
FREQUENTLY ASKED QUESTIONS
Q: What is the size range for agrihood Q: What types of foods are produced? Q: Do agrihoods include animals? Q: What are the tax benefits for farms and
food-production areas? A: The types of foods produced differ depending on conserved farmland?
A: Some (but not all) agrihoods include animals,
A: Agrihood food-production areas vary widely in farm size, location, capacity, and project goals. such as bees or poultry. Larger agrihoods with A: Most jurisdictions offer favorable property tax
size, depending on project goals and geography. Agrihoods produce everything from fruits and ranchlands may include livestock. rates for agricultural land, depending on farm
Farms from less than one acre (0.4 ha) to more vegetables to eggs and meat. Some agrihoods size and income—lower property tax rates can
Q: Do agrihoods need barns or equipment
than 300 acres (120 ha) are common; orchards even include olive groves, ranchlands for cattle reduce the tax liability of investors. Farmland
sheds? How are crops watered?
and ranchlands can be even larger—up to 20,000 grazing, and facilities for creating value-added in conservation trusts/easements can qualify
acres (8,100 ha) or more. As a rule, products, such as wines, jams, and other A: Yes, structures such as barns and equipment
for local property tax savings or charitable tax
sheds are important to support farm operations
» Farms less than five acres (2 ha) are typically prepared foods. deductions (if land is donated).24
more focused on education, experiences, and and provide space for programming. Approaches
Q: Who does the farming? Q: How do project leaders assure
events with small-scale intensive production to irrigation vary based on geographical location.
and require one to two full-time staff members; A: Often, full-time farmers who are employees Drip irrigation is generally used on most crops;
residents or homebuyers that farmland
» Farms between five and 20 acres (2 to 8.1 of the development company or homeowners overhead irrigation is used in some locations,
is not going to be developed in the
ha) run much like a four- to five-acre (1.6 to 2 association manage food production. Other including pastures, event lawns, grassy paths,
future?
ha) farm, with more room for production and models include resident food production and local and cover crops. A: Methods for long-term farmland conservation
programming space, and require ten to 20 full-
farmers or nonprofit organizations leasing land include conservation easements, deed
time staff members; and Q: What is the typical cost per acre to
from the developer or community land trust. restrictions, development agreements, and
» Farms larger than 20 acres (8.1 ha) require operate a farm?
more mechanization but can operate with fewer deeding the land to a third party.
 he cost per acre to operate a farm varies widely
A: T
staff members because of greater efficiency
depending on location, crops grown, water, labor, Q: How does the farm generate income?
from use of machinery.
programming, and many other factors. The first
Will it have to be subsidized?
few acres are the most expensive because of A: Farms will generally require subsidies at a
the need to provide core infrastructure and public project’s outset but can become break-even or
spaces. Other startup costs include hiring staff profitable within a few years, depending on factors
for base programming, administration, and food such as size, food-production capacity, and ability
production. to host revenue-generating events.

Farm operational costs can be offset by food

sales, but farms may need to rely on support from
the development—especially during early project
phases—in the form of free or subsidized land,
contributions from transfer fees, homeowners
association fees, and other mechanisms.
SEROSUN FARMS

46 AG R I H O O DS: C U LTIVATI N G B EST PR AC TI C ES AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES 47

FURTHER CONSIDERATIONS
GROWING THE FIELD
Each day, developers, investors, designers, and and development models. For this potential to be What does the Bridgespan field framework mean
other real estate and land use professionals make realized, a new “field” of agrihood developers and for agrihoods? Overall, it means that a lot of work Potential Long-Term
decisions about their projects and set priorities based practitioners must be created. still remains to be done, and that a lot of opportunity Success Measures for the
on current and anticipated market trends, community exists for the practice to evolve, mature, and
The Bridgespan Group, a U.S. nonprofit organization
become recognized as a viable and successful
“Agrihood Movement”
needs, and financial constraints. 25
that provides management consulting to nonprofits
development model.
Each new project presents opportunities for and philanthropists, defines a “field” as a community Participants at ULI’s 2018 Growing the Field
developers and other project stakeholders to invest of organizations and individuals working together For agrihood development to become a field, the retreat developed the following list of potential
in a community’s health, well-being, social cohesion, toward a common goal and using a set of common following elements will be necessary: long-term success measures for the “agrihood
environmental sustainability, and overall quality of life. approaches to achieve that goal.26 movement”:
» Shared identity: A shared narrative, brand,
Including food-production spaces in development A new field for agrihoods—comprising developers, and goals for the agrihood movement and for ■ Widespread recognition that food production and
projects can help ensure project success and designers, financial leaders, farmers and operators, agrihood projects; “working lands” should be standard development
achieve social and environmental goals. Agrihoods, and others—will be necessary for this development components;
» Standards of practice: Best practices that
individually and as a whole, have terrific potential to type to become common practice across the devel- improve the quality and success of individual ■ A shared narrative and shared values that help define
help address challenges in our existing food system opment landscape. projects and ensure the integrity and growth the field;
of the field as a whole; ■ Shared resources and platform for sharing these

» Knowledge base: Knowledge shared across resources (or channels to distribute shared resources
THE STRONG FIELD FRAMEWORK and engage in regular communications);
practitioners to improve the success of proj-
Shared-identity community aligned around a common ects and grow the talent pipeline, including ■ A defined structure for the field;
training, tours, and potential accreditation
purpose and a set of core values programs;
■ High demand for participation at future
agrihood-focused events and retreats;
» Leadership and grassroots support: Support ■ Collection and dissemination of additional
Standards Knowledge Leadership and Funding and
from multiple sectors and influential leaders; quantitative data on agrihood home sales;
of practice base grassroots support supporting policy
and
■ Learning about agrihoods via word of mouth;
• Codification of standards • Credible evidence • Influential leaders and • Enabling policy » Funding and supporting policy: Resources
■ A system for prospective agrihood developers to learn
of standards of practice that practice achieves exemplary organizations environment that and policies that support its growth.
from and/or tour established projects;
• Exemplary models desired outcomes across key segments of the supports and encourages
and resources (e.g., • Community of researchers field (e.g., practitioners, model practices ULI and its partners are eager to help support ■ Growth in the number of farmers interested in

how-to guides) to study and advance researchers, business • Organized funding and facilitate the thoughtful evolution of the field of working at agrihoods and in farmer job
practice leaders, policy makers) streams from public, agrihood development, so that the great potential and opportunities and training programs;
• Available resources
to support implemen- • Vehicles to collect, analyze, • Broad base of support philanthropic, and opportunity of agrihoods—for people, communities, ■ Increased public interest in local food
tation (e.g., technical debate and disseminate from major constituencies corporate sources and the planet—can be realized. and farming;
assistance) knowledge of support
■ Local jurisdictions approaching developers to
• Respected credentialing/ ask for agrihood development; and
ongoing professional
■ Programs providing training and accreditation for
development training for
aspiring agrihood community farmers.
practitioners and leaders

Adapted from: Bridgespan Group, The Strong Field Framework: A Guide and Toolkit for Funders and Nonprofits Committed
to Large-Scale Impact (Boston: James Irvine Foundation, 2009), www.bridgespan.org/insights/library/philanthropy/the-strong-
field-framework-a-guide-and-toolkit-for.

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 1. Urban Land Institute, America in 2015: A ULI 9. Sasha Feldstein and James Barham, Running a
NOTES
17. A. Cort Sinnes, “Food Gardening in the U.S. 23. Urban Land Institute, Cultivating Development:
Survey of Views on Housing, Transportation, Food Hub: Learning from Food Hub Closures, at the Highest Levels in More Than a Decade Trends and Opportunities at the Intersection of
and Community (Washington, DC: Urban Service Report 77, vol. 4 (Washington, DC: U.S. According to New Report by the National Food and Real Estate (Washington, DC: Urban
Land Institute, 2015), http://uli.org/wp-content/ Department of Agriculture, 2017), https://www. Gardening Association,” National Gardening Land Institute, 2016), https://americas.uli.
uploads/ULI-Documents/America-in-2015.pdf. rd.usda.gov/files/publications/SR77_FoodHubs_ Association Learning Library, April 2, 2014, https:// org/report/cultivating-development-trends-
2. Harvard Women’s Health Watch, “The Benefits of Vol4_0.pdf. garden.org/learn/articles/view/3819/. opportunities-intersection-food-real-estate/.
Strong Relationships,” December 2010, https:// 10. American Farmland Trust, “No Farms No Food,” 18. Organic Trade Association, “Robust Organic 24. “The Tax Advantages of Investing in Agriculture,”
www.health.harvard.edu/newsletter_article/the- https://www.farmland.org/no-farms-no-food. Sector Stays on Upward Climb, Posts New Harvest Returns blog, May 23, 2017, https://
health-benefits-of-strong-relationships. 11. Sarah Dewerdt, “Is Local Food Better?,” Records in U.S. Sales,” PR Newswire, May www.harvestreturns.com/blog/2017/5/23/the-tax-
3. Dennis Jerke, Douglas R. Porter, and Terry J. Worldwatch Institute website, http://www. 24, 2017, https://www.prnewswire.com/news- advantages-of-investing-in-agriculture.
Lassar, Urban Design and the Bottom Line worldwatch.org/node/6064 releases/robust-organic-sector-stays-on-upward-
25. Urban Land Institute, Building Healthy Places
(Washington, DC: Urban Land Institute, 2008). 12 John M. Mandyck and Eric B. Schultz, Food climb-posts-new-records-in-us-sales-300463127.
Toolkit: Strategies for Enhancing Health in the
4. Centers for Disease Control and Prevention, Foolish (Carrier Corporation, 2015), http:// html.
Built Environment (Washington, DC: Urban
“Adult Obesity Facts,” last updated August 13, foodfoolishbook.naturalleader.com/. 19. National Count of Farmers Market Directory Land Institute, 2015), http://uli.org/wp-content/
2018, https://www.cdc.gov/obesity/data/adult. 13. Christopher L. Webber and H. Scott Matthews, Listings, USDA-AMS-Marketing Services Division, uploads/ULI-Documents/Building-Healthy-
html. “Food-Miles and the Relative Climate Impacts https://www.ams.usda.gov/sites/default/files/ Places-Toolkit.pdf.
5. Urban Land Institute, America in 2015: A ULI of Food Choices in the United States,” media/NationalCountofFMDirectory17.JPG.
26. Bridgespan Group, The Strong Field Framework:
Survey of Views on Housing, Transportation, Environmental Science and Technology 42, no. 20. Dennis Jerke, Douglas R. Porter, and Terry A Guide and Toolkit for Funders and Nonprofits
and Community (Washington, DC: Urban 10 (2008): 3508–3513, https://pubs.acs.org/ J. Lassar, Urban Design and the Bottom Line Committed to Large-Scale Impact (Boston:
Land Institute, 2015), http://uli.org/wp-content/ doi/10.1021/es702969f. (Washington, DC: Urban Land Institute, 2008). James Irvine Foundation, 2009), https://www.
uploads/ULI-Documents/America-in-2015.pdf. 14. Webber and Matthews, “Food-Miles.” 21. Cluster/Open Space Development, Chester bridgespan.org/insights/library/philanthropy/the-
6. American Farmland Trust, “Farmers,” https:// 15. U.S. Environmental Protection Agency, “Smart County Planning Commission, http://www. strong-field-framework-a-guide-and-toolkit-for.
www.farmland.org/our-work/areas-of-focus/ Growth,” What are some environmental benefits chescoplanning.org/MuniCorner/Tools/Cluster.
farmers. of smart growth strategies?, last updated May 1, cfm.
7. Funders’ Network for Smart Growth and 2018, https://www.epa.gov/smartgrowth/about- 22. Organic Trade Association, “Robust Organic
Livable Communities, “Investing in Healthy, smart-growth#benefits. Sector Stays on Upward Climb, Posts New
Sustainable Places through Urban Agriculture,” 16. Urban Land Institute, Cultivating Development: Records in U.S. Sales,” PR Newswire, May
Translation Paper 5, ed. 2, 2011, https://www. Trends and Opportunities at the Intersection 24, 2017, https://www.prnewswire.com/news-
fundersnetwork.org/files/learn/Investing_in_ of Food and Real Estate (Washington, DC: releases/robust-organic-sector-stays-on-upward-
Urban_Agriculture_Final_110713.pdf. Urban Land Institute, 2016), https://uli.org/wp- climb-posts-new-records-in-us-sales-300463127.
8. Colorado Health Foundation, Food Access content/uploads/ULI-Documents/Cultivating- html.
in Colorado (Denver, CO: Colorado Health Development-Trends-and-Opportunities-at-the-
Foundation, 2010), https://www.coloradohealth. Intersection-of-Food-and-Real-Estate.pdf.
org/sites/default/files/documents/2017-01/
TCHF_Food_Access_Report_web-Food%20
Access%20in%20CO.pdf.

50 AG R I H O O DS: C U LTIVATI N G B EST PR AC TI C ES AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES 51

ACKNOWLEDGMENTS
Monica Hollins Halé Richardson
The Urban Land Institute Participants in the ULI Freehold Communities HomeFed Corporation Additional interviewees, advisers,
gratefully acknowledges the Growing the Field retreat Daron “Farmer D” Joffe Sarah Rosenberger and resources
contributions of the following at Coastal Roots Farm/Leichtag Farmer D Consulting Farm to Fork
Rick Bagel
people to this report. Commons, March 21–23, 2018 Patience Kabwasa Dwight Saathoff
Colorado Springs Food Project Finance & Development Wetrock Farm

Daniel Allen Rescue Mariel Beaudoin

Charlene Seidle
Farmscape Mary Kimball Urban Ventures LLC
Leichtag Foundation
Thomas Blessent Center for Land‐Based Les Bluestone
Sri Sethuratnam
HomeFed Corporation Learning Blue Sea Development
Center for Land‐Based
JD Cerince Brown Warren King Learning Wendy Hawthorne
Food Commons Fresno Groundwork Denver
Farm to Fork Teri Slavik‐Tsuyuki
Community Corporation Janice Hill
Sona Desai tst ink LLC
Sandra Kulli Kane County, Illinois
Coastal Roots Farm Scott Snodgrass
Kulli Marketing Dave Hutchinson
Debra DeWald Agmenity
Shane Lory Kukui’ula
Serosun Farms Michael J. Sweeney
Colorado Springs Food Alann Krivor
John T. DeWald Land Concern
Rescue Skokomish Farms
JDA Jennifer York
Christian Macke Mali Krivor
Wendy DeWitt Leichtag Foundation
122 West Landscape Skokomish Farms
San Diego Housing
Architecture
Commission Brad Leibov
Amie MacPhee Liberty Prairie Foundation
Jim Farley
Cultivate
Leichtag Foundation Travis Marcotte
Adam McCurdy The Intervale
Ann Cutner Firestone
Coastal Roots Farm
Solutions for Urban Monica Olsen
Agriculture James A. Moore Serenbe
Jacobs
Heather Foley Susan Powers
ULI San Diego–Tijuana Cory Mosser Urban Ventures LLC
Natural Born Tillers Matthew “Quint” Redmond
Clayton Garrett
Edible Group LLC Ari Novy Agriburbia
Leichtag Foundation Steffen Schneider
Amaya Genaro
Rancho Mission Viejo Steve Nygren Hawthorne Valley Farm
Serenbe Thomas Woliver
Ninia Hammond
Integral Communities Greg Ramsey Hillwood Communities
Village Habitat Design

52 AG R I H O O DS: C U LTIVATI N G B EST PR AC TI C ES AG R I H O O DS: C U LTIVATI N G B EST PR ACTI C ES 53

What approaches can the real estate industry use to successfully
create projects centered on farms and other food-production spaces?

Inspired by a growing body of evidence that developments centered on working farms can have a
positive effect on human health, environmental sustainability, and real estate performance, Agrihoods:
Cultivating Best Practices identifies eight best-practice areas to aid developers and their partners in
planning, creating, and operating single-family, multifamily, or mixed-use communities built with a farm
as a focus. These areas are land, food, finance, programming, communications, housing and
design, people, and partnerships.

Learn more at www.uli.org/food.

U.S. $14.95
I S B N 978-0-87420-421-6
51495

2001 L Street, NW
Suite 200
9 780874 204216
Washington, DC 20036-4948