FAQ’s for exploring members

Do I need to sell my house before I become a member of Wolf Creek Lodge?

No. In fact, it would be wise to become a member right away if you want to secure the type and size of your unit. All of the present members are still living in their homes waiting for the project to be built. The approximate completion date for the project is November, 2011. You will want to start working with a real estate broker regarding the best timing to put your house on the market.

If I want to move into a cohousing project designed for seniors in California within the next year or two, what do I need to do?

Become a member of Wolf Creek Lodge! Although there are several existing cohousing projects in California and some others are just getting started, Wolf Creek Lodge is the only senior cohousing project in California that will be available to move into within that time frame. It takes a minimum of three years to plan, design, and construct a typical project from the time that the land is acquired.

How many cohousing projects designed for seniors exist in California, and how many are being planned?

In addition to Wolf Creek Lodge, there is one completed project in Davis (Glacier Circle, an 8 home community) and one is planned in Mountain View in addition to Wolf Creek Lodge. Others are in the preliminary forming stages.

How many senior cohousing projects exist in other states, and how many are being planned?

There is one completed project in Boulder, CO (Silver Sage with 16 homes). There is also a completed project in Abingdon, VA (Elderspirit Community with 29 homes). There are two new communities being developed, one in Boulder, CO (Washington Village with 33 homes) and one in Stillwater, OK (Stillwater Senior Cohousing that currently has 18 households). All of these will take three or more years to develop.

The cost per square foot of the unit I am interested in at Wolf Creek Lodge is considerably more than the cost per square foot of my current home. Why is that?

The unit price includes the cost of the 4,000 square foot (sf) common house and other amenities. For a better comparison, try dividing the cost of your unit of choice by the sum of the area of the unit plus 133 sf for the per-unit share of the common house. For example, for a 1029 sf unit, the cost per sf would be approximately $362 ($372,400/1029sf). If you factor in your share of the common house, however, the cost/sf would be approximately $320.

Also, consider that your utility costs at Wolf Creek Lodge are likely to be only a fraction of what you are currently paying because of the benefits of "green design." The project has been designed to significantly reduce heat transfer between the dwelling and the outside environment, which is why the units will not be air conditioned.  

What will be the situation with garden plots or community garden?

We are planning to have 4 planters in the open patio area that will be used for gardens. There are also other areas that may be suitable for small gardens.

What will be monthly assessments and what will they cover?

Upon completion, all residents in the project will be members of a home owners association (HOA). Wolf Creek Lodge members will pay monthly dues or assessments to the HOA to cover a variety of community expenses. At this time, we have initial estimates generated by a professional consultant who specializes in HOA Budgets. These estimates still need to be approved by the California Department of Real Estate. Once we are moved in and we have an accurate accounting of what our costs are, the HOA board (which consists of all members) can make adjustments to the assessments to reflect reality. Ultimately, the community itself controls the HOA budget.

The estimated HOA fee for each home range from $253 to $331/mo. (2008 estimates), depending on the size of the home. Some of the items covered by HOA fees include:

• Property and liability insurance for buildings. This doesn’t cover personal property and liability, but owners generally only need “contents” or condo insurance for their personal property
• Home heating from radiant floor heating system and hot water from a shared boiler.
• Community internet infrastructure that allows for fast internet access at the lowest possible costs (details still being worked out)
• All ongoing operating costs associated with common areas including the common house, laundry, guest rooms and bathrooms, kitchen, furnishings, patio, common utilities, exterior lights, and some exterior landscaping.
• Operating costs of the spa
• Solar hot water system
• City water and sewer fees
• Garbage and recycling pick up
• Fire sprinkler and alarm system
• Elevator maintenance
• Pest control
• Maintenance of the 3.5 acres of permanent open space along the creek
• Reserves for building and property maintenance and replacement including exterior paint, roof, and all building wide systems such as heating and hot water.
• Homeowners Association administration expenses

Those who have garages or underground parking will pay an additional $25.00/mo assessment for maintenance of those spaces.

Keep in mind that electric bills (there will be no private gas lines) are expected to be relatively low, estimated at $10 - $50/mo. per unit.

Financing questions. Does construction depend on more members? How are things with banks?

As of early April, 2010, we have a commitment from our intended lender with conditions that we will have to meet prior to the construction loan funding. We are anticipating the loan funding in May when construction will begin.

What do you pay to become a member?

To become a member you must attend an Orientation with Cohousing Partners ($95) and pay the $500 (non-refundable) membership dues to Wolf Creek Lodge to reserve your unit. The date you write this check holds your seniority spot for unit selection and allows you to reserve a specific unit in the Lodge. Within 30 days of joining the community, you are expected to put 5% of the estimated sales price of the unit you have reserved into escrow and provide a letter stating how you intend to provide the additional 15% of your estimated sales price once the community has its construction loan commitment.
 

Can I bring my pets?

Yes, but you are limited to two dogs or cats unless you make special arrangements. Members will be allowed to have pets, but at the same time they are encouraged to respect community members who might be adversely affected by the presence or behavior of their pets. This means that pet owners are responsible for controlling the number, kind, and behavior of their pets. It also means that members will respect those who choose to have pets and the importance of those pets in their lives.

What about the noise issue?

Our architects have done an excellent job planning for a high degree of noise abatement. The walls between units are double walls with a 1” space between which is filled with insulation. The floor/ceiling structure is much more complicated but very effective at reducing noise to practically nothing. The only time you are likely to hear noise from other units is when your doors or windows are open. Because it is almost impossible to completely prevent all impact noise from one unit to the unit below, we will be strongly encouraging owners of units with floor space above bedrooms on the next lower level to keep the originally installed pad and carpet or replace with other pad and carpet rather than hard flooring surfaces to further minimize this type of noise in bedrooms.

Is everything air-conditioned? How is the heating handled?

The only part of the building that is air conditioned is the common house. The individual homes do not have air conditioners. The building is so well insolated that air conditioners are not necessary. It has been the experience of our architect in other projects that even in the hottest days, we will not experience temperatures higher than the high 70’s. Each unit will have one or more (up to three) connections for installing ceiling fans as part of the original construction. Each owner will buy and have installed the actual fans.

Heating is done by radiant heating using water in our floors. Each unit will have individual thermostatic controls so you may choose whatever temperature is comfortable for you.

How will we handle conflicts?

We will be creating Conflict Resolution Agreement using our consensus process. We are planning to have this agreement in place before move-in. One of the advantages of joining now is that you can have a voice in developing this and other agreements we want to have worked out before we move in.

How many common meals are you planning? How often do I have to cook?

This will be established by consensus probably after we move in. It could be anything from one potluck per week to 7 meals per week, most likely dinners but possibly a Sunday brunch. A central feature of creating community in cohousing is "breaking bread" together. Our cohousing community plans to have teams of two to four people prepare each meal. Each adult will be involved in meal planning, preparation and cleanup once every four or five weeks. Common meals will be priced at cost. Many communities encourage their cooks to provide a vegetarian option at most meals, and special food requirements are respected, although not every one of them will necessarily be accommodated at every meal.

Is there space to put up guests?

Yes, we have two guest rooms that will be available for your guests. In addition, there is one unit that is available for a care giver if one or more of our members find they need a care giver on site for a period of time. The cost to the care giver has yet to be established.

Can we rent our units?

Yes, we have established a rental policy. Please contact us for details

Do we have to serve on committees?

We call them teams. We are an active adult community committed to our own and each other’s continuing growth and full enjoyment of our common living space.

We agree that we must all participate in accomplishing the work of the community and accept that on occasion, for the greater good of the community, we may be called upon to do a job not of our preference.

As we will be “aging in place” together, we realize that we may become unable to do certain tasks and/or may become limited in our capacity to participate as fully as we would like.

We desire that every member experience his/her participation as a contribution to the community in a meaningful way.

Therefore, our intention is to accomplish the work of the Wolf Creek Lodge Community cheerfully and in good fellowship, while taking care of ourselves and supporting each other with compassion and understanding.

Will there be dancing?

That is entirely up to the members and it is very likely that with our very active adults, there will be dancing, petanque, hiking, kayaking, and the list goes on.

How much storage will we have?

There will be limited storage in each unit. Homes on the top floor will have a small storage space in the attic (enough for Christmas decorations, for example) and there is limited storage in the garages in the rafters.

Garages are intended primarily for the parking of vehicles, not storage. If you have greater need for storage, there are rental storage facilities nearby. Members might choose to share a rental storage space.

What is the provision for when a member gets sick?

There are no formal provisions for health care or health related issues. We have found, in other cohousing communities, that neighbors within the community are very caring and helpful in times of need.

What is shared in common?

Common facilities are designed for daily use. They are an integral part of the community, and are supplemental to the private residences. The common house includes a dining area with a high end kitchen, sitting area with some space for shared books, laundry and also has a workshop or crafts room and two guest rooms. A gas fired fireplace will serve both the dining room and the sitting room. Our site also has an outdoor patio with a spa, fire pit, BBQ, and gardens as well. We also have over three acres of undeveloped shared open space accessed by a trail down to Wolf Creek.

Is there any chance that town houses would be added to the Lodge?

Not to the Lodge. The developer is planning a future multigenerational project that includes town houses.

Is there an age limit? Can my adult daughter live with me for six months?

Wolf Creek Lodge will not be an age restricted project, but we are planning this project as an active adult community. Neither the units nor the common facility will have facilities designed for children or teenagers, although we anticipate the multigenerational project will have such facilities. You may choose to have any adult live with you as long as you can house them. After all, it is your home.

Smoking policy? Illegal drug policy? Alcohol policy?

We have an agreement that we will not permit smoking or illegal drug use on the project site. Alcohol use is up to you. We expect to share wine or other alcoholic beverages at our common meals for those that wish it.

Is there flexibility for members to travel for long periods, i.e. part-time residency?

The practical answer to this is yes. Many of us plan to travel frequently. Your home will be surrounded by your neighbors so there should be no security issues. You will be responsible for satisfying our group participation policy, however. That could mean doing more work when you are at home and letting others take a break or contributing funds to hire some work done.

Will I be able to sell a unit and to whom?

It’s your home and you may sell it to whomever you choose. Any new owner would take ownership subject to complying with the CC&R’s and group agreements. In other words, the new owner must become a member of the HOA and abide by the HOA's rules and regulations.

What are the parking arrangements for residents and guests?

There will be enough parking for one vehicle per unit. The parking will consist of garages, underground parking, and outside parking. There will be a limited amount of parking for guests. Parking choices are determined on a seniority basis.

How is maintenance handled, outside, in common areas, in units?

All owners will maintain or arrange for the maintenance of the interior of their unit. The group will decide over time how much of the common area maintenance we want to do ourselves and how much we want to pay to have someone else do. For example, we will hire someone to paint the exterior of the building and other major work. We will most likely share the more regular tasks required to maintain the inside and outside of our common house and exterior common areas, perhaps on a rotating basis or some other equitable process.

How are units passed on to children? Estate planning?

Just as you can sell your unit to anyone, you can also pass ownership through estate planning just as you would a single family home.

Any kid policy?

Our project will not be age restricted. However, we are planning this project as an active adult community. Of course, we expect members will occasionally have brief visits from grandchildren just as in their single family home.

Is there a pool?

There is a hot tub or spa as part of our common area. There are swimming facilities available in the area.

What are the rights and responsibility for common area, including open space, and access to creek?

The community will decide how we will maintain and care for the Lodge common area. The open space will be subject to a maintenance agreement with the owners of the multigenerational site and the eight single family home sites planned for the overall property. The Lodge HOA will be the administrator of that agreement and will collect assessments from all owners of the overall site. The HOA, along with the other overall site owners, will decide how much of the maintenance we want to do ourselves and how much we will hire done by others.

The developer will be granting an easement for a trail to the local land trust which will construct and maintain a trail from the southern end of the site along Freeman Lane down to and along the creek. A bridge across the creek is planned that will give access to a trail on the other side leading into downtown Grass Valley or out into undeveloped areas to the south.

Are floor plans fixed?

Yes, the floor plans are fixed. You have freedom to do what you want after you purchase your home subject to the CC&R’s, HOA agreements and the building code of Grass Valley.

What is the level of social commitment, including holidays? What are the expectations of participation?

The community will decide on this when we move in, although this kind of participation will be voluntary. Some of us are looking forward to celebrating the winter solstice by sharing mulled cider around the outdoor fire pit, for example.

Upgrades to units and changes by members? What are limitations on what you can do and can't do? How can economies of scale apply?

There will be some upgrades that may be selected for your home prior to construction. This will be discussed during the Orientation with Cohousing Partners. After construction is completed, you may choose to modify your home as you see fit subject to the Grass Valley building code.

How green are we? What about Recycling? Solar?

The architects have designed our project with green in mind. They have specified sustainable lumber and building materials, they have used the best insulation practices with solar heating and cooling considerations being paramount. Solar preheating is used for our hot water, and the building will be prewired for solar power.

We are planning an area for recycling of waste disposal. Every effort has been made to make our project as green as possible.

How do you plan to conduct the business of the community? How will the various jobs get assigned? How will decisions be made?

We modeled our management structure after the many successful cohousing groups who have gone before us, by establishing teams to handle the various elements of conducting the community's business (i.e., our “Team Roles and Responsibilities” document). Our “Participation Agreement” speaks to how we intend to accomplish the work of the community (our "Things to Do" list, to be created when we’re closer to moving in) while taking into account each member’s interests, abilities and limitations.

Likewise, we have chosen to follow the cohousing model of making decisions by consensus, where every member has a voice and ample time and energy is given until everyone feels heard and a satisfactory decision, one that serves the best welfare of the community as a whole, is reached. Under certain circumstances, if/when unable to come to an agreement by consensus, our Decision Making process does allow for a method of voting in order to reach a decision. We’ve also created a process whereby the community can revisit and change any past decisions made that are found to be “unworkable“.

If you’d like to see any or all of the consented documents addressing the above questions, please let us know and we will be happy to send them to you.

Are any of the units set up for apartment-sized washer/dryer?

It is a consideration to have rough plumbing included in each residence. We have a laundry facility in the common area that has washers and dryers for member’s use.

Is there high speed internet, WiFi, cable TV, other electronic hookups?

We have all of these utilities prewired into each unit. You may contract for any service you wish but are not required to use any.

Is the project wheelchair accessible?

Absolutely. There is an elevator to each floor and each unit is one story. The elevator has emergency power so in the event of a power failure, it will still operate.

Is each home gas or electric?

Each unit has only electric utilities, no gas. The common area will have gas for the kitchen, BBQ and fire pit.

What provision has been made for power outages?

We have emergency backup for the elevator in case of a power failure. We do not supply emergency power to each unit.