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SUMMARY: WE HAVE IDENTIFIED A FEW COMMUNITY AREAS OF INTEREST AND AN INITIAL ESTIMATE OF BUILDING COST

Geography

Identified desirable locations in VT based on reduced noise pollution, households below the poverty level, and households with disposable income
Homed in on the area northeast of Burlington and northeast of Rutland
Identified representative plots of land for sale in proximity to the desired location

Building cost estimates

Estimated phase I Building square footage required ranges from ~20k-35k total and building cost alone ranges from ~$6.5M-8.5M before project costs and uplift for unknowns (up to $16m total all included)
Low estimates of building costs, including building and project costs, are approximately ~11-13m for each phase
Further detailed descriptions of building cost estimates are included and there are numerous additional features that could add to these costs; costs do not include:

Solar energy cost
Water supply and delivery
Specific permaculture building costs, as costs are very project specific

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SUMMARY: WE HAVE IDENTIFIED A FEW COMMUNITY AREAS OF INTEREST AND AN INITIAL ESTIMATE OF BUILDING COST

Geography

Identified desirable locations in VT based on reduced noise pollution, households below the poverty level, and households with disposable income
Homed in on the area northeast of Burlington and northeast of Rutland
Identified representative plots of land for sale in proximity to the desired location

Building cost estimates

Estimated phase I Building square footage required ranges from ~20k-35k total and building cost alone ranges from ~$6.5M-8.5M before project costs and uplift for unknowns (up to $16m total all included)
Low estimates of building costs, including building and project costs, are approximately ~11-13m for each phase
Further detailed descriptions of building cost estimates are included and there are numerous additional features that could add to these costs; costs do not include:

Solar energy cost
Water supply and delivery
Specific permaculture building costs, as costs are very project specific

Building cost estimates

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DESIRED LOCATIONS

East of the Long Trail on the Northern Sections:

Waitsfield
North Fayston
Eden
Underhill
Lowell
Montgomery Center
Belvedere Center
Johnson

Locations adjacent to the Appalachian Trail:

Danby
Wallington, South Wallingford, and East Wallington
Cuttinsville
Kingsley
Clarendon
Shrewsbury, and North Shrewsbury
Brewers Corner
West Bridgewater
Mendon

Notown
Barnard
Woodstock
Pomfret
North Pomfret
Taftsville
Millbrook
Hartford , and West Hartford
Dothan
Jericho
Bragg
Norwich

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DESIRED LOCATION PARAMETERS: ROBIN HOOD MODEL

Zip codes with:

300+ households with disposable income > $50k annually

Zip codes with:

300+ households below the poverty level

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LOCATION RECOMMENDATIONS GIVEN DESIRED ROBIN HOOD MODEL PARAMETER OVERLAY

East of Essex, near Underhill

Northeast of Rutland & Southwest of Hartford

Zip Codes with:

300+ households with disposable income > $50k annually

300+ households below the poverty level

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NOISE POLLUTION SHOULD NOT BE A MAJOR FACTOR NORTHEAST OF BURLINGTON AND RUTLAND

Most noise pollution in generated in downtown Burlington by the Burlington International Airport

Area northeast of Burlington appears to be void of noise pollution

Some noise pollution is generated by the Rutland Southern Vermont Regional Airport

Area northeast of Rutland appears to be void of noise pollution

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LAND SEARCH PRIORITIZATION CRITERIA

Proximity to identified townships (<1 hour drive)

Access to trail systems

Size (>50 acres)

Paved Road access

Increasing Priority

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NORTH LOCATION SAMPLE PLOTS

	#1 Worcester	#2 Waterbury
Distance from Underhill	55 mins	30 mins
Access to Trails	Yes (Timberlands)	Yes (private)
Paved Road Access	No (dirt)	Yes
Size	3568 Acres	62 Acres
Price	$3.7M	$450K
Price Per Acre	$1037	$7258

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SOUTH LOCATION SAMPLE PLOTS

	#1 Fairlee	#2 Bridgewater
Distance from Rutland	30 mins	30 mins
Access to Trails	Yes (private)	Yes (private)
Paved Road Access	No (gravel)	No (dirt)
Size	83 Acres	626 Acres
Price	$147K	$801K
Price Per Acre	$1771	$1280

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LAND SEARCH KEY CONSIDERATIONS AND TRADEOFFS

Availability

Low inventory of high acreage land (>500 acres) in desired locations available
Land publicly available near major trail systems (The Long Trail, AT) is very uncommon

Additional Costs

Lands with high acreage tend to be heavily wooded
Wide variance in established infrastructure on for sale properties (water, electricity, etc.)
Paved road developments

Other Considerations

Many properties on land easements create land use challenges

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JERICHO UNDERHILL, UPPER VALLEY AND VERMONT LANDS TRUSTS ARE THE MOST FEASIBLE

Land Trusts	Feasibility
Charlotte Land Trust	Nothing over 125 acres
Duxbury Land Trust	Nothing over 30 acres
Greensboro Land Trust	Not in the area we want
Jericho Underhill Land Trust	Right area and land >200 acres
Lake Champlain Land Trust	Not in the area we want
Northern Rivers Land Trust	Nothing over 121 acres
Richmond Land Trust	Nothing over 100 acres
South Hero Land Trust	Not in the area we want
The Watershed Center	Not in the area we want
Upper Valley Land Trust	A little east of Royalton and has large tracts of land
Vermont Family Forests Foundation, Inc.	Plots of right size are “forever wild”
New England Forestry Foundation	Lands are public
Northeast Wilderness Trust	Land is “forever wild”
The Nature Conservancy	Lands are public
Vermont Land Trust	Right area and has large tracts of land

The land trusts have been very hard to reach (time of year, COVID)
Most local land trusts are very small and run by a volunteer staff
Local land trust decisions are generally up to the landowner
There is probably a tradeoff between size and autonomy

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SUMMARY: WE HAVE IDENTIFIED A FEW COMMUNITY AREAS OF INTEREST AND AN INITIAL ESTIMATE OF BUILDING COST

Geography

Identified desirable locations in VT based on reduced noise pollution, households below the poverty level, and households with disposable income
Homed in on the area northeast of Burlington and northeast of Rutland
Identified representative plots of land for sale in proximity to the desired location

Building cost estimates

Estimated phase I Building square footage required ranges from ~20k-35k total and building cost alone ranges from ~$6.5M-8.5M before project costs and uplift for unknowns (up to $16m total all included)
Low estimates of building costs, including building and project costs, are approximately ~11-13m for each phase
Further detailed descriptions of building cost estimates are included and there are numerous additional features that could add to these costs; costs do not include:

Solar energy cost
Water supply and delivery
Specific permaculture building costs, as costs are very project specific

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ESTIMATED PHASE I BUILDING SQUARE FOOTAGE REQUIRED RANGES FROM ~20K-35K TOTAL

*Buildings not included in architect invoice

Note: assumptions for cost per square foot based on available comparable buildings or cost information from relevant comparable contractors

Horse pasture acreage requirement of ~1-2 acres per horse not included here

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ESTIMATED PHASE I BUILDING COST ALONE RANGES FROM ~$6.5M-8.5M BEFORE PROJECT COSTS AND UPLIFT FOR UNKNOWNS

*Buildings not included in architect invoice

Note: assumptions for cost per square foot based on available comparable buildings or cost information from relevant comparable contractors; cost shown here does not include potential unknown costs or ‘uplift’ estimate

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ESTIMATED BUILDING COSTS, INCLUDING BUILDING AND PROJECT COSTS, ARE APPROXIMATELY ~11-13M FOR EACH PHASE

Note: assumptions for cost per square foot based on available comparable buildings or cost information from relevant comparable contractors; total cost includes 40% premium given unknowns; project costs estimated for buildings not in scope based on relative size and building cost

Project costs include

Architectural fees
Civil Engineering fees
Mechanical/Electrical Engineering fees
Structural Engineering fees
Permaculture Consultant
Landscape Architect
State & Local Permitting fees
Starlink WiFi (as example)
Site related development costs
ADA consultant and per building compliance estimates
Road cost

Phase 2 architect total estimate is so low given many buildings not included in architect estimate

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BUILDING DEEP DIVES

DETAILED ASSUMPTIONS

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BUILDING DEEP DIVES: �BUILDING 1 – OFFICES/CO-DIRECTOR LIVING QUARTERS

Total est cost: $1.2m-$2.4m

Premium features that may change cost to build

Passive house design
Additional master bedrooms
3-4 smaller bedrooms and accompanying bathrooms
Double-sided fireplace
Additional offices

Information and assumptions

4000-8000 sq ft
Estimated cost per square foot $300
One master bedroom
One office and waiting area
Two bathrooms (one in bedroom, one public)

Note: total est cost does not include 40% uplift for unknowns, and is thus a conservative number

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BUILDING DEEP DIVES: �BUILDING 2 – ACTIVITY BUILDING/EVENT BARN

Total est cost: $4m-$6m

Premium features that may change cost to build

Stage
Coffee/tea/smoothie/alcohol bar (+ license)
4-6 stall bathrooms
Fireplace
Second floor

Information and assumptions

10,000-15,000 sq ft
Estimated cost per square foot $400
Two bathrooms

Note: total est cost does not include 40% uplift for unknowns, and is thus a conservative number

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BUILDING DEEP DIVES: �BUILDING 3 – BARN (HORSE/DONKEY + ARENA)

Total est cost: $3m-$5m

Premium features that may change cost to build

Larger covered arena
Kitchen
Multi bathroom
Large tack area
Office within building
*of note: require ~1-2 acres per horse and either box stall of 12x8 or 10x10 or a tie stall of 45 sq ft

Information and assumptions

15,000-25,000 sq ft

2,500 sq ft for barn
12,500 sq ft for arena (horses require 200sq ft exercise space per horse)

Estimated cost per square foot $200
One bathroom

Note: total est cost does not include 40% uplift for unknowns, and is thus a conservative number

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BUILDING DEEP DIVES: �BUILDING 4 – STORAGE SHED & VEHICLE STORAGE

Total est cost: $150k-$200k

Premium features that may change cost to build

Additional vehicle bays
Built in tool storage system

Information and assumptions

1,500-2,000 sq ft

One enclosed vehicle bay
Storage space

Estimated cost per square foot $100

Note: total est cost does not include 40% uplift for unknowns, and is thus a conservative number

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BUILDING DEEP DIVES: �PARKING AREAS FOR GUESTS (4-5)

Total est cost: $20k-$50k

Premium features that may change cost to build

Clearing or grading of parking lot location
Covered or enclosed parking
Alternative materials including asphalt or concrete
Parking spot delineation using paint or concrete wheelstops

Information and assumptions

4,000-10,000 sq ft

Assumes 2 - 5 parking areas of 2,000 sq ft each
Each parking area would fit ~8 cars
Gravel

Estimated cost per square foot $5

Note: total est cost does not include 40% uplift for unknowns, and is thus a conservative number

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BUILDING DEEP DIVES: �BUILDING 7 – GOAT/CHICKEN BARN

Total est cost: $140k-$200k

Premium features that may change cost to build

Connected outdoor space for grazing
Bathroom
Additional storage space
*of note: require ~ 50 sq ft yard space per goat, 0.2-0.3 acres per dairy goat and 10 sq ft yard space per hen.

Information and assumptions

700-1,000 sq ft

650-850 sq ft for animal enclosures
Assumes 20 goats and 15 chickens (20 sq ft per goat and 3 sq ft per chicken)
50-150 sq ft for viewing area/ storage space

Estimated cost per square foot $200

Note: total est cost does not include 40% uplift for unknowns, and is thus a conservative number

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BUILDING DEEP DIVES: �BUILDING 8 – STAFF CABINS

Total est cost: $1.2M

Premium features that may change cost to build

Passive house design
Additional bathrooms
In-unit kitchenettes
Fireplace

Information and assumptions

Assumes 6 staff cabins
1,000 sq ft
Estimated cost per square foot $200
One bathroom

Note: total est cost does not include 40% uplift for unknowns, and is thus a conservative number

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BUILDING DEEP DIVES: �BUILDING 9 – GUEST CABINS

Total est cost: $2m-$4.5m

Premium features that may change cost to build

Passive house design
Additional bedrooms or bathrooms
Fireplace
Outdoor hot tub and/or fire pit

Information and assumptions

Assumes 10 – 20 cabins
500-750 sq ft
Estimated cost per square foot $200
One bathroom

Note: total est cost does not include 40% uplift for unknowns, and is thus a conservative number

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ADDITIONAL COSTS

Total est cost: $2.8m

Costs not yet included

Solar energy cost
Water supply and delivery
Specific permaculture building costs, as costs are very project specific

Item	Estimate	Assumption
Architectural fees	$212,600
Civil Engineering fees	$100,000	E.g., Grenier engineering
Mechanical/Electrical Engineering fees	$100,000
Structural Engineering fees	$150,000
Permaculture Consultant	$50,000
Landscape Architect	$50,000
State & Local Permitting fees	$50,000
Starlink wifi	$7,200	set up & one year
ADA consultant	$5,000
ADA per building	$45,000	2 buildings
Road	$77,000	tree clearing, permits, drainage, grading, assumes gravel road of 3,000 feet
Site related development costs	$2,000,000

x40% uncertainty uplift = ~4m

Note: *These costs are based on mainly phase 1 buildings. As phase 2 is planned and built in addition to any changes in the size or scope of phase 1, additional fees may be needed)