A Washington Cohousing Project Could Help Preserve Farmland
In Washington State, a unique zoning ordinance will lead to an “agrivillage."
It’s a rare sunny day in January, and about a dozen people gather on a farm in Snohomish County, Washington. The farmer, Brett Aiello of Reconnecting Roots Farm, wants to suppress the weeds around some newly planted fruit trees without disturbing the soil, and he’s enlisted some help. The people in the field work together to sheet mulch the patch of land — some lay sections of clean cardboard, others cart wheelbarrows of bark chips across the field, carefully layering the chips onto the old boxes.
Alone, the task would have taken Aiello the better part of a day; together, the group covers the whole field in barely more than two hours. This is the beauty of a farmer support network, like Rooted Northwest.
Rooted Northwest is a 240-acre piece of land which hosts a growing number of farmers, including Aiello, with collaboration and farmer support at the center of their operation, similar to an agri-hood.
“Farmers rely on communities, and communities rely on farmers,” says Aiello. “We work closely together, we share infrastructure, we share equipment, we help each other out.”
As a family farmer running a commercial business, Aiello says going it alone just isn’t a realistic possibility. And soon, he’ll have even more neighbors with whom he can collaborate.
In December, the Rooted Northwest Agrivillage Preliminary Plat was approved by Snohomish County. Thanks to a new ordinance passed in 2023, Rooted Northwest will be able to tightly concentrate new homes on less acreage than is typically allowed by county building code. This will allow the project to preserve at least 200 acres of working farmland. If successful, this experiment could become a replicable model for farmland conservation.
The ordinance
The Rooted Northwest land, ringed by trees, has only a few reminders of the centennial dairy it once was, including a handful of lingering structures and a small manure lagoon. The land sits about an hour north of Seattle in Snohomish County, which struggles from two problems that often feel at odds — the loss of viable farmland to development, and the need for more housing for its residents.
Despite its long tenure as farmland, the former Tillman Dairy was actually zoned residential. This made the land attractive to developers and drove up the price above what most farmers could afford to pay. When the land went up for sale, it was a risk of being converted away from agriculture.
“It certainly wasn’t going to be something that was affordable to another farmer,” says Dave Boehnlein, one of the founders of Rooted Northwest.
After securing a bank loan and purchasing the land for $3.5 million in 2020, Boehnlein worked with Snohomish County to pass the Rural Village Housing Demonstration Program ordinance in 2023. This will allow them to build 40 homes in one corner of the property, and 30 in another, while conserving at least 85 percent of the land for farming. The ordinance is scheduled to last for a few years, as a way for the county to try it out.
“We are really hoping that this becomes a model, that this can be essentially a case study that other people, other counties, other jurisdictions can look at and say, ‘here is a novel way that we can use development as a tool to preserve land,’” Boehnlein says.
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Moving into the agrihood
Rooted Northwest hopes to break ground on construction of village one in 2025, with 14 of the 40 available homes already spoken for. Not all residents of the onsite homes will be farmers, says Boehnlein.
The prices for the homes will not be determined until the project goes out to bid, but the smallest two-bedroom units will likely be around $850,000 and the larger four-bedroom ones are in the ballpark of $1.8 million. These prices account for the cost of the house, but also the acreage preserved for farming.
“Let’s prove that this works.”
Boehnlein hopes that after they have proof of concept in place with the first group of homes, they’ll be able to find programs that will support affordability for more farmers to buy into the second village.
“The whole picture here is, at the end of the day, can we use the development of these neighborhoods to generate the money that pays for this land and puts it into protection in perpetuity, while tightly concentrating those homes in what essentially is a traditional village context,” says Boehnlein.
Cohousing in the US
Rooted Northwest is already a functioning farm, but in its final form, it will also be a cohousing community. It will join the ranks of a larger movement of communal housing in the United States.
Cohousing consists of tightly concentrated homes with shared communal spaces, such as outdoor areas or communal kitchens. They are self-organized and self-governing. There are some 180 cohousing communities in the US, with 140 more at some stage of development, says Trish Becker, executive director of the Cohousing Association of the United States. As with Rooted Northwest, one of the biggest hurdles these communities face is zoning challenges, she says.
Becker, who helped start the cohousing community she currently lives in in the Denver area, cites many benefits of cohousing, such as knowing after a long day of work that there will be food already made if you ask for it, or knowing who can care for your pets when you leave town.
“But then beyond all of those day-to-day details, I just think that when we experience a sense of belonging, specifically within communities of proximity, that we are more likely to pursue fulfilling endeavors,” says Becker. “We are better when we feel connected and supported, and especially when our basic needs are met.”
The Cohousing Association of the United States exists to support the cohousing movement by sharing resources and education, and working on some of the things that Becker perceives as other key obstacles in the larger cohousing landscape, such as the lack of racial diversity and the high cost of entry.
“To build cohousing is no more affordable than to build any type of housing,” says Becker. “Struggles that are faced by housing overall are faced by cohousing, and that’s a challenge.”
Conservation
One thing that sets Rooted Northwest apart from other cohousing communities is its focus on conserving farmland and supporting farmers. As community members worked together to sheet mulch Aiello’s farm, they used shared rakes, shovels, and wheelbarrows. Aiello drives a shared tractor.
The farming model of Rooted Northwest is an extension of the cohousing sense of community — it’s not just the land that is shared, but resources and infrastructure that are costly to purchase on one’s own. Beyond tools, this also includes critical infrastructure such as onsite cold storage, a refrigerated van, a greenhouse for plant starts, and washing facilities.
Boehnlein says they’ve worked extensively with the Snohomish Conservation District. In one instance, the Snohomish Conservation District received a grant to explore agroforestry as a solution to farming wet ground. Rooted Northwest is home to one of their test sites — about a three-acre chunk of the farm is now an alley cropping system, wherein hay is being grown among lines of aronia berries, hazelnuts, elderberries, pawpaws, and more. Through another grant received by the Snohomish Conservation District, they’re experimenting with agroforestry by planting in the understory of the trees. About a half acre of land on the eastern side of the farm will feature tea plants grown by one of Rooted Northwest’s farmers just beneath some big leaf maples. Boehnlein’s hope is that not only can they conserve farmland, they can share what they learn with others. In the coming years, Rooted Northwest will be the pilot of a housing ordinance that could protect farmland, and experiment with ways of farming effectively. It doesn’t have to be housing versus farmland, Boehnlein says. It can be both.
“Let’s prove that this works.”
I wish the reporting was a bit clearer on this one. Are the families in the cohousing expected to assist in farming while still paying $1.8 million for a home? Is there some form of profit sharing or just the guarantee of knowing they will live next to an operating farm? It sounds as though these are just developers using the profits to finance another business.