OBJECTIVE: A LOW IMPACT LIFESTYLE
AN AFFORDABLE AND SUSTAINABLE SOLUTION FOR THE GALIANO COMMUNITY.

	To design and build a modern, efficient, high tech, low impact, cost effective dwelling which would remove the obstacles of owning land, the cost of bringing in hydro or installing a septic system. This design would be a free standing, portable, easily moved dwelling.
This structure would collect rainwater from its roof, process it’s own gray water and sewage. The plan calls for a composting toilet and an evaporation system for gray water. Photovoltaics would provide power to a 12 volt system for fans, pumps, computer and lights.
	BACKGROUND: HOW WE STARTED At the 2007 AGM. there was extensive discussion on the problems of getting land and funding for affordable housing. These were exactly the same objectives as we had twenty years ago: it seemed that we were no closer and had no real idea as to when we would be successful creatiing affodable housing.
The society has tried their best to help the community but more pressing issues have dominated the community effort. Consequently, nothing has been accomplished in the area of community housing for over 20 years. The main reason for this lack of progress is that the community has been forced to allocate most its time and resources to dealing with contentious development pressures inconsistent with our present community plan. In fact, no affordable housing has been built on Galiano since Ollie Garner donated land and and received grant money to build a small and very successful development of apartments for senior citizens in the ‘70’s.
	WHAT CAN BE DONE RIGHT NOW The need for practical housing solutions has never been more critical. It occurred to me that it could be another 20 years before we actually have any real solutions to this most important community need. This would be too late. Then another thought occurred to me. What could be done right now, within the existing rules and regulations, that could be an immediate solution to these problems.
Possibly a structure on wheels would place it into the class of trailer or mobile home. Photo voltaics could make the structure self sufficient for power, taking the strain off the provincial hydro system and eliminate the cost of installing power in a new location. Water could be provided from rainwater collected off the roof and new and innovative technologies would eliminate the need for any discharge from the building.
	RECENT HISTORY OF DEVELOPMENT ON GALIANO The previous generation came to Galiano when land was reasonable. In the late sixties and early seventies, land sold for $500.- $1000. an acre. Young people moved onto this land and built a small cabin, a polyethylene dome or moved into a chicken coop, a camper on the back of a pickup truck or a trailer. At Coon Bay, others squatted in 30 or 40 cottages after logging and fishing families moved out at the end of each summer.
This was how it was done for young people who did not have a lot of money. Many young people could not qualify for a mortgage for a house because they were already spending sometimes more than 80% of their income to pay for their land. They bought cement for their footings one week, a box of nails the next week and salvaged lumber or made it with chainsaw mills. There was a lot of invention and creativity. It wasn’t easy but it was the only way for people without a lot of money.
	PRESENT PROBLEM Now land has skyrocketed to $30,000 an acre inland and well over $100,000 an acre on the water. These huge increases are followed by higher taxes which naturally also force up rents. The present community of younger residents of Galiano can no longer afford to own land. The higher rents make it nearly impossible to survive on relatively lower wages than their parents earned. In the past twenty years, wages have generally not kept up with inflation.
This means that lower income wage earners are at a double disadvantage over the previous generation. As a result, the situation on Galiano is becoming critical. Our research shows that some workers on Galiano are sleeping four and five to a room, others are sleeping in the back of automobiles and under the Sturdies Bay Ferry dock. We have also heard complaints about the unhealthy conditions in moldy and poorly heated sheds.
	POVERTY IN CANADA / POVERTY ON GALIANO Habitat for Humanity in Canada has been running ads on TV recently claiming that one million Canadians cannot afford both rent and electricity. They also claim that one million Canadians cannot afford both food and rent. Unfortunately, there are members of the Galiano community that are included in this description.
ISLANDERS FORCED TO LEAVE GALIANO The same thing is happening on Galiano that has happened in other areas such as Whistler where workers must travel long distances to work in these areas. It will be even more difficult and expensive to commute by ferry to go to work on Galiano for basic jobs in grocery stores, gas station, construction, repair and maintenance etc. HISTORY OF PLANNING The community didn’t get what we planned for. We thought we would get more people but we got less real community members and more weekenders.
	GALIANO’S SCHOOL IS DISAPPEARING OUR COMMUNITY IS DISAPPEARING Because of these conditions, the school population is dropping to a dangerously low level. Next year, there will be only three children entering the kindergarten class. The school is in danger of closing and the land being sold. Without young people and families we will not have a healthy community.
SOMEBODY HAS GOT TO DO SOMETHING WHAT WE CAN DO. We propose a fresh approach to solving this problem. We are looking for creative ways to work within the existing building code and regulations which would allow possible improvements over the way existing dwellings function and achieving this objective at a lower cost.

BENEFITS OF THIS CONCEPT

Less waste
Less consumption of water.
Less consumption of electricity.
Safer disposal of waste byproducts
Less wasteful use of space
Incorporation of latest innovations in technology
Incorporation of proven low tech solutions for a low impact lifestyle
Lower cost for construction, mortgage and maintenance.
Improvement to the living standard for citizens by making their income go farther .
Becoming part of the solution instead of part of the problem
Removing the burden of land ownership
Temporary use of density allowances:
Because there are over 700 private properties on Galiano that have a single dwelling on their property but allow a guest cottage on their property, the density could be used on a temporary basis for housing young individuals or couples. We have talked to many Galiano property owners who see many positive aspects to this idea including caretaking positions on the property, offsetting property taxes with a lease agreement, or assistance with farming.
The owner has no cost or permanent commitment into the unforeseeable future.
These advantages make it a win for the owner of the building, a win for the land owner and a win for the community.




ROOF
Green grass or moss roof covering to prevent solar deterioration of roofing materials and to maximize moisture uptake for transpiration and evaporation. .

BATHING OPTIONS
Automatic off water valves.
Low volume recirculating shower with clean rinse.
Wood fired sauna
Infrared electric heat. - possibilities to be investigated.

GRAY WATER PROCESSING

All washing will use cleaners which are phosphate free, non toxic and beneficial to growing healthy food.

Gray water is released at top of the roof slope and is absorbed by grass and soil as it seeps downhill. Any gray water that is not held by the moss is collected at the bottom and put back into the gray water tank ..

Clear covering above grass to collect rainwater and provide a condensation surface for vaporized gray water which is collected and recycled as drinking water.

Gray water can also be released into perimeter greenhouse beds of gravel and potted plants which will speed up evaporation and transpiration and provide plants not intended for human consumption.

Excess hot air released through the skylight will aid in evaporation from the moss roof.

SEWAGE DISPOSAL - this concept does not include pit privies.
and no septic field is required.

WARM ROOF ASSISTS EVAPORATION

In the wet, chilly winter, unassisted evaporation of gray water is much slower. Because heat rises, the greatest heat loss is through the roof of the building. Evaporation will continue even a t night without solar radiation because of the heat loss through the roof insulation. When a wood fire is burning, the warmer roof will help to accelerate evaporation of gray water under the rain collector.
Covered. lower perimeter beds would be open to help gray water evaporation

PLASTICS
Goal : minimum plastics inside to minimize off-gassing

GREENWALL Environmental wall covering that absorbs moisture, toxins and mold.

There is a growing need for new and creative solutions for affordable and energy shelter and designers throughout the world are addressing the problem.