An intentional community is a conscious effort by a group of people to create an environment that reflects their specific values. Many of these communities are created around common spiritual, environmental, or social ideals.
Intentional communities have been started throughout history by groups of people with shared values who sought to optimize their environment. Creating communities that help humans to thrive is being initiated more recently through spiritual communities, the “New Urbanism” and “co-housing” movements. Yogananda also spoke passionately about the need for intentional communities in our times, predicting that this idea would eventually ‘spread like wildfire’.
Support for one’s physical, mental and spiritual well being; more fun, convenience, deeper friendships, efficiency, economic opportunity, lower environmental impact, safety, and connection with others are just a few of the many benefits of intentional communities.
The Polestar is the north star; aligned with the axis of our spinning planet; it is the only fixed object in the sky. As such, it has been used for millennia as a navigational marker, a reference point for direction. Yogananda used Polestar as a metaphor for the transcendent ideal (Spirit, God, Peace etc.) that serves as a guiding light beyond all constantly changing forces of this world. It’s also a reminder to stay in touch with and keep returning to our core values.
We are a spiritual community inclusive of diverse spiritual traditions or no tradition. We value meditation, yoga, sacred music, community service, introspection, and any practice that is conducive to the physical, mental and spiritual well being of our members.
Our focus on sustainable living, net zero energy, a walkable village that drastically reduces our dependency on the automobile, age-in-place design features in many of our units, and an educational non-profit that will manage the common spaces and amenities are also unique features of our community.
Why Meditation
Our move from Hawaii was precipitated by the 2018 eruptions of the Kilauea Volcano which devastated our community, farm and yoga retreat. After a few years of searching for a campus that would make this lifestyle more accessible to others, we found the Happy Heart Farm in Fort Collins in Colorado.
Polestar Gardens Inc. is the original 501c3 educational nonprofit started in the year 2000 to share “Spirit, Community and Lifelong Learning”. We refer to our campus and community in Fort Collins, CO as the Polestar Village.
For now, the main focus of our non-profit work is to create this campus as the center of activities, though over the years, we will continue to cultivate other areas of service as well.
As of this writing 9/18/2023, we are still navigating the city approval process. Our current best estimate is that we will begin ‘horizontal’ construction (roads, water lines and other infrastructure) mid 2024, and ‘vertical’ construction (homes and buildings) by Fall 2024.
This is likely a 5-10 year project. We expect to have all the major functions of community living: residences, a space for meditation, dining and gathering areas, gardens, play areas and open space within the first few years. These functions will be expanded and improved over time as the number of residents increases.
Depending on funding and market conditions, our goal is to begin construction in 3 different areas of the community at once: the single family homes at the north end of the property, some of the housing directly adjacent to the Village Green, and the townhomes just south of the detention pond. This would allow diversity in the types of residences built first. Our one single family dwelling on the Village Green may also be constructed as our initial common facility allowing us a place to gather, meditate and dine together in the early phases of our construction. Once we outgrow this facility, we can tackle the much larger community center facilities.
- Sacred space for yoga and meditation
A walkable Village Center
Common areas for cooking, dining, and gathering
Large Community Garden and smaller individual gardens
Play areas
Open space and Natural Areas
Walking and biking trails
Pickleball and volleyball courts
Sustainably built, energy-efficient buildings
Privately-owned single family dwellings, townhomes, condos
Collaboratively owned apartments and rentals
Live/work, micro, and age-in-place units
- Elder housing, elder care, and preschool
The Main Thing
Absolutely! Polestar is a service organization with a history of volunteering in many worthwhile endeavors beyond its core mission; there are endless opportunities for this in Fort Collins.
Housing and Home Ownership
We are planning for a LEED Gold Standard for all the buildings and shooting for a ‘net zero’ community overall. (As part of this, the community will be all-electric.) Our structures will be very airtight, well-insulated, have high efficiency mechanical systems, and take advantage of the excellent solar access wherever possible. We are also exploring the installation of a ‘micro-grid’ where we would generate, store, and manage our own electrical power for the highest possible efficiency.
Our intention also, is to drastically reduce our dependence on the automobile; our ‘walkable’ neighborhood will allow many aspects of our daily lives to be easily accessed on foot. Organic food grown on site will be a significant part of our daily diet.
Our current plan of 144 units includes 19 single family dwellings and a diverse array of other multi-family housing products ranging from about 500 to 2500 square feet. These include townhomes, condos, duplexes and apartments both for sale and for rent.
Single family lot sizes range from 4500 to 8,000 square ft.
Units range from about 500 – 2500 square feet and have between 1 and 5 bedrooms. Depending on many factors, $350-$500 per square ft. is a good start for estimating costs; smaller sized units tend to have larger square footage costs. We expect to have much more specific pricing on all the units by the end of 2023.
Depending on which unit you purchase, there can be several different options for constructing your home. For starters, “Polestar Community Builders”, a licensed general contractor wholly owned by the non-profit, intends to construct some or even many of the units. We are also working with several local builders who will be involved as well. Finally, for those who want to explore it, an owner builder approach is also a possibility.
Hiring your own architect is fine and would especially make sense for the single family dwellings. CC&Rs will guide the basic design parameters for the whole community which also will be guided by HOA-hired architectural review.
Once you have permits, 6 months is considered a good time frame within which to complete a home.
Yes, we have ‘fee-simple’ lots, townhomes and condos for sale within our “intentional neighborhood”. There is also an opportunity to invest in a collaborative model of ownership, via a TIC (“Tenants in Common”), which allows more flexibility for investors and homeowners. For more information on this investment model, see below or contact us at mg@polestargardens.org
We are exploring the idea of an ‘owner builders coop’ and there also are possibilities for paid work and/or work-trade opportunities in the garden.
We hope to have rentals in all our housing types ranging from micro homes to single family dwellings.
Looking on Zillow (Zip Code 80521) in the Fort Collins area would be a good way to get a feel for what the rental rates will be like at Polestar.
Tenants in Common is a creative, collaborative way to own real estate with others that provides definite advantages, especially in an intentional community setting: flexibility, functionality, and simplicity. Investors have the right to “exclusive use” of a particular unit within the TIC, which functions very much like individual ownership; or they can choose to live elsewhere and receive a return on their investment. They also have a say in what unit they occupy with the ability to change units over time with minimal cost and difficulty. A more complete explanation of this plan for our community coming soon.
Investment Opportunity
Roughly speaking, we have raised $2.8M so far which has covered the ‘pre-development’ costs to date and brought us to the brink of city approvals. We need to raise another $300,000 over the next 6 months which will carry us through city entitlements (paper lots) and complete our initial funding phase.
The next phase of funding, about $4M, will allow us to complete the purchase of the remaining land, and begin enough ‘horizontal construction’ (infrastructure) to start ‘vertical’ construction (buildings) on 3 different parts of the property.
Initial loans to Polestar are a 4 year loan at 4% interest. If you decide to ‘convert’ your loan to a lot or building product when they become available, your investment will be computed at 6% (retroactively) against the cost of your purchase.
Having your own legal or financial advisor look over the details is always helpful. At your request, we can send you more information, the promissory note and other paperwork.
We have many members and supporters who have invested without plans to live at Polestar Village. Investing in Polestar provides the opportunity to support our shared values and participate in community-building even if your circumstances limit your personal involvement.
PolestarVillage.com, info@polestargardens.org
Michael Gornik (808)443-9956, mg@polestargardens.org
Core Team Background / Qualifications
Our founders, Michael and Ann Gornik, have been involved in intentional communities their entire adult lives, starting with a 40 acre community in Kentucky they attempted to start in their late teens. They spent over 20 years at Ananda Village in Northern California with the last 6 months as village managers there. In the year 2000 they founded Polestar Gardens, Inc., the first campus in Santa Rosa, CA. By 2005, they moved to the Big Island of Hawaii and began construction on a 20 acre campus, home, community, and yoga retreat there. After the Kilauea Volcano destroyed the most important buildings in 2018, they searched for a new campus that would make this lifestyle more accessible for more people. After searching far and wide, they ultimately found an ideal opportunity at Happy Heart Farm in Fort Collins.
Our planning team consists of dozens of professionals with legal, civil planning, engineering, building, architectural, landscaping, farming, energy, sustainability, educational and cohousing expertise. We currently have many members and potential members involved in co-creating Polestar Village, several of which already live nearby. These include architects, farmers, builders, lawyers, educators, accountants, musicians and more.
Here are a few of them that have made and are making significant contributions to the community.
Builders:
Brandon Myers/ Fort Collins / www.designbuildprosper.com
Dan Bartan / Bartran Homes / www. bartran.com
Michael Gornik / Polestar Founder / Fort Collins
Daiva Glazzard / Fort Collins
Architecture:
Michael Tavel / Sun Studios / Denver / www.sunstudiodesign.com
JT Heater / Nevada City, CA / http://www.jtheater.com
Jyothi / Palo Alto, CA
Brian Dunbar / CSU, Institute For The Built Environment / Fort Collins/ www.ibe.colostate.edu
Civil Engineering and Land Planning:
JR Engineering / Multiple Locations including Fort Collins / www.jrengineering.com
Geotechnical:
CTL Thompson / Multiple Locations including Fort Collins / https://www.ctlthompson.com
Environmental:
Sarah Smith / AloTerra Restoration Services / Fort Collins / www.aloterraservices.com
Energy Engineering:
Stace McGee / Green Insights / Fort Collins & Albuquerque / www.thegreeninsight.com
Bill Althouse / Fat Pig Society / Fort Collins / www.fatpigsociety.com
Farming and Permaculture:
Dennis and Bailey Stenson / Happy Heart Farm / Fort Collins
Patrick Padden / paddenpermaculture.com
David Kahn/ Sund Studios / Denver / www.sunstudiodesign.com
Communications, Events & Planning:
Vina Ketty / Polestar / Fort Collins
Marketing, Public Relations, Outreach:
Terry Curran / Polestar / Fort Collins
Financial:
Michael Leahey / Castlewood Capital / www.castlewood-capital.com /
Grant Bennet / Proximity Green / Denver / www.proximitygreen.com
Education:
Susan Cohn / Fort Collins
Legal Consultants:
Bob Choate / cp2law.com
Jenny Kassan / www.jennykassan.com
Community Lifestyle
Our plans for an ‘intentional neighborhood’ will allow everyone to participate at a level that works for them. As with most nonprofits, there will be endless opportunities for volunteering but there will also be work-trade opportunities and staff positions as well. Daily yoga and meditation, meals, and various community service activities along with regular opportunities for recreation, gardening, pickleball, kirtan, and diverse educational and cultural events will be part of the weekly and monthly schedule. We understand that there will be a wide variety in how people participate but it is the mission of the non-profit to make fun, inspiring, and educational events available to all.
We see the Village setting, where young people have diverse relationships with extended families including all ages, as an ideal educational environment. Our plan also includes a preschool combined with elder living. Plans for a more formal environment for child education are in motion and will depend on the interest and abilities of community members.
Almost all of our downstairs units are being designed as ‘age-in-place’ friendly. Our Intergenerational Wellness Center will include housing for elders and a small preschool. Polestar is committed to creating an accessible environment for all ages and abilities.
Depending on community interest, we have space for a workout room in the community building and potentially other structures as well. Our play areas include a multi-generational playground, volleyball and pickleball courts, hiking and biking trails, open space and more.
There are many economic opportunities within and nearby to the community. Construction skills especially will of course be in high demand in the early going but there will also be gardening, landscaping, kitchen work, property management, and many entrepreneurial opportunities as well. The greater Fort Collins area has extensive opportunities for employment. We hope that many of us will be able to work from home and our plan also includes opportunities for retail and licensed home offices.
Our plan includes, directly adjacent to the community center and with parking easily accessible to Plumb St., about 1600 square feet of ‘neighborhood commercial’ space. With three small residences upstairs, this is a unique business and investment opportunity that will also add a lot of value to the community; the possibilities for retail, office space, or many other types of business are endless.
Volunteers with legal, financial, tech, website, engineering, gardening and construction expertise are almost always in need. We also have ongoing work parties on the land as well as occasional volunteer days at other non-profits. If you have energy to share, please contact us!
Farming / Gardening / Water
Yes! The half-acre at the Village Center will be used for extensive gardening and we have also designed smaller perma-culture gardens near many of the other housing clusters. We will distribute non-potable irrigation water throughout the community for landscaping, edible landscaping, and gardening.
We envision a thriving farm and gardens that serve organic, locally grown food to as many of our community members as possible. The common dining hall, directly adjacent to the main garden area, will be provided with seasonal vegetables for community meals and occasionally for special events open to the larger community. With excellent soil, organically built over decades, and an ample water supply, we envision home gardens and edible landscaping throughout the community as a primary feature of our design. The precise financial model of the farm, whether a CSA, a co-op, or some other method, is still in the planning stages. will depend on the overall intention of the members and the specific ideas of those who want to work in and manage it.
Polestar has purchased a half-share in the Pleasant Valley (Lake and Canal) Water Company and intends to make this available to all units.
Community Governance, Guidelines and Agreements
We are in the process of creating all the appropriate documents with details of Polestar’s Governance and will share them soon. Briefly, Polestar Gardens Inc., the educational non profit, will own and operate the common amenities at the Village Center (garden, temple, commercial kitchen, dining etc.) and make them available to all residents through a long-term service agreement with the Polestar Village HomeOwners Association. The HOA will collect community fees that cover the capitalization, ongoing maintenance, and property management costs of all the common amenities. The HOA ‘management circle’ (board) will be composed of representatives from all the different types of housing and one member from the non-profit, and will be responsible for ongoing decisions and management of the community.
We are working on a draft for our HOA documents which will deal with the usual questions of pets, noise, maintenance, insurance etc. Polestar Common Areas will be alcohol and drug-free, and will also require a reasonable standard of respectful behavior. Our kitchen will have lacto-ovo vegetarian meals (no meat, chicken, or fish, but pretty much anything else.)
Our CC&Rs (covenants, conditions and restrictions) will have guidelines for many aspects of community life. Design Guidelines, co-created with the help of CSU’s Institute for the Built Environment will advise the long term architectural and aesthetic flavors of the community. A ‘Design and Aesthetics’ circle, will participate in all new construction, especially in custom projects.
Polestar maintains a strict policy of ‘no drugs or alcohol’ in all common areas.
Our designers have worked hard to provide private and semi-private outdoor space for most of the units. Depending on your unit, there are opportunities to enhance these spaces with your own landscape and design features.
This is somewhat negotiable. Polestar plans on doing the property management and maintenance on most of the buildings and can include privately owned properties as well. We want to be flexible in offering owners who wish to, the opportunity to landscape and garden their own yard areas so this will be handled on a case by case basis.
Pets will be allowed in most places and will be subject to City of Fort Collins leash laws. We are currently considering how we will handle pets in the homes that are on the green. Service animals are welcome.
Fort Collins
Fort Collins, Colorado is about 65 north of Denver and 45 miles south of the Wyoming border. It is located in the County of Larimer at an elevation of 5000 feet.
Fort Collins is consistently ranked as one of the best places to live in the United States and has one of the most stable housing markets. It is home to Colorado State University and has an outstanding public school system.
A perfect mix of urban and rural living, the residents are known for their commitment to community, the outdoors and the environment. Disneyland’s Main Street USA is modeled after Fort Collins Historic Old Town Fort Collins!
With 280-plus miles of walking and biking trails, Fort Collins is one of only five towns in the nation designated a Platinum Level Bike-Friendly Community by the League of American Bicyclists. It also features a Bike Share program and a public transportation program with a network of e-bicycles.
The Cache la Poudre River, which runs right through the middle of Fort Collins, is Colorado’s only nationally designated “Wild & Scenic” River. It’s also home to the 6.5-mile-long Horsetooth Reservoir that is a favorite spot for boating, fishing, swimming, paddle boarding, water skiing, canoeing and camping.
Fort Collins is the fourth largest city in Colorado and has a population of 169,000 with 360,000 in the larger metropolitan area.
Denver International Airport (DIA) is 70 miles from Fort Collins and is the closest major airport; there are multiple shared-ride airport shuttles available (Landline and Groome). Northern Colorado Regional Airport (FNL) has limited airline access (United uses it) and is 16 miles south of Fort Collins.
Considered “high desert” at 5000 ft above sea level, on average, there are 237 days of sun per year with 16 inches of precipitation annually (precipitation includes rain and snow) The winter low is 3 degrees and summer high is around 96 degrees. at
There is a hospital emergency room and several urgent care facilities within about a 13 minute drive of the proposed community property in Fort Collins.
