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Index
Praise Title Page Dedication Acknowledgements Foreword Introduction Part One: - Planting the Seeds of Healthy Community
Chapter 1 - The Successful Ten Percent — and Why Ninety Percent Fail
Lost Valley — How One Group Did It What Works, What Doesn’t Work? The Successful Ten Percent Why Ninety Percent Fail “Structural Conflict” — And Six Ways to Reduce It What Will it Cost? How Long Does it Take? How Many People do You Need?
Chapter 2 - Your Role as Founder
What Kind of Person Founds a Community? What Else You’ll Need “If Only I Had Known!”
Chapter 3 - Getting Off to a Good Start
Don’t Run Out and Buy Land — Yet When You Already Own the Property Organizing Your Group Getting Real about Finances Collecting Funds Raising Money from Supporters Attracting and Integrating New Members Creating “Community Glue” Pioneers, Settlers, and the Flow of Members
Chapter 4 - Community Vision — What It Is, Why You Need It
Sound a Clear Note Elements of a Community’s Vision Your Vision Documents and Vision Statement Do It First
Chapter 5 - Creating Vision Documents
More Than One Vision? A Sacred Time “That’s Not Community!” — Hidden Expectations and Structural Conflict Exploring the Territory Sharing from the Heart Writing it Down
Chapter 6 - Power, Decision-making, and Governance
Power — The Ability to Influence Focused Power, Widespread Power How Consensus Works What You Need to Make Consensus Work “Pseudoconsensus” and Structural Conflict Agreement-Seeking — When You Don’t Want to use Full Consensus Multi-winner Voting Community Governance — Spreading Power Widely More than One Form of Decision Making? What Decision-making Method Should You Use?
Part Two: - Sprouting New Community: Techniques & Tools
Chapter 7 - Agreements & Policies: “Good Documents Make Good Friends”
Remembering Things Differently Giving Yourselves Every Chance of Success Your Community’s Agreements and Policies
Chapter 8 - Making It Real: Establishing Your Legal Entity
Why You Need a Legal Entity — Before Buying Your Property Using a Lawyer Finding the Right Lawyer
Chapter 9 - The Great Land-Buying Adventure
Legal Barriers to Sustainable Development Shopping for Counties — Zoning Regulations, Building Codes, Sustainable ... The Proactive Land Search Friendly Loans from Friends and Family Onerous Owner-financing (Better than None at All) Do-it-Yourself Refinancing with a “Shoe Box Bank” When One Person Buys the Property Acquiring Fully Developed “Turn-Key” Property — Confidence, Persistence, and Negotiation If at First You Don’t Succeed …
Chapter 10 - Finding the Right Property
Choosing Your Site Criteria How Much Land Do You Want? Raw Land — Lower Initial Cost, Years of Effort Developed Land — Electricity, Toilets, and Showers Fully Developed Turn-key Property — Move Right In (With a Big Financial Bite) Buying Property like the Professionals Do Conducting the Search — On Your Own or with a Real Estate Agent Investigating Likely Properties Taking Property Off the Market While You Do Further Research
Chapter 11 - Neighbors and Zoning
How Zoning Issues can Impact Community Plans Zoning Issues and Your Property Gambling with Former Use Permits Seeking a Zoning Exception Negotiating for What You Want Zoning Exceptions, Neighbors, and Public Hearings
Chapter 12 - Financing Your Property (Loans You Can Live With)
About “Renting Money” — What You Should Know Private Financing When One Member Buys the Property Protecting Your Sole Owner with a Triple Net Lease Owner Financing Bank Financing Drawing on the Cohousing Model What about Grants and Donations? Refinancing Your Property
Chapter 13 - Developing Sustainable Human Settlements
Earthaven’s Development Process Listening to your Land Creating your Site Plan Yourselves Avoiding “Urban Refugee Syndrome” Creating Privacy in the Midst of Community Designing for Conviviality
Chapter 14 - Internal Community Finances (Can We Afford to Live There?)
Rural Communities — How will your Members Make a Living? The Risks of Community Businesses Keeping Member Assessments Affordable Joining Fees Housing Arrangements Site Lease Fees and the Debt Load Labor Requirements Building Equity Can People Afford to Join You?
Chapter 15 - Legal Entities for Owning Property
Checklist for Choosing a Legal Entity How You’ll Hold Title and Arrange Members’ Use Rights Organizational Flexibility How You’ll be Taxed Overview: Corporations and Non-profit Corporations Limited Liability Companies (LLCs) Homeowners Associations — Tax Advantages (and Disadvantages) Condominium Associations Housing Co-ops — Separate Ownership and Use Rights Non-exempt Non-profit Corporations
Chapter 16 - If You’re Using a Tax-exempt Non-profit
Advantages of a 501(c)3 — Donations, Tax Breaks, Limited Liability Disadvantages of a 501(c)3 — Onerous Requirements, Irrecoverable Assets Land-Owning Entities and 501(c)3 Corporations — The Best of Both Worlds How One Group Retained Control of its Board Title-holding Corporations — Collecting Income from “Passive” Sources Private Land Trusts — Protecting the Land Community Land Trusts — An Irrevocable Decision For “Common Treasury” Communities — 501(d) Non-profit Corporations
Part Three: - Thriving in Community — Enriching the Soil
Chapter 17 - Communication, Process, and Dealing with Conflict: The Heart of ...
The “Rock Polisher” Effect Nourishing Sustainable Relationships The Roots of Conflict: Emotionally-charged Needs High Woundedness, High Willingness Seven Kinds of Community Conflict We Wish We’d Left Behind Twenty-four Common Sources of Community Conflict The Fine Art of Offering Feedback Receiving Feedback — Listening for Kernels of Truth Threshing Meetings Creating Specific Conflict Resolution Agreements Helping Each Other Stay Accountable to the Group A Graduated Series of Consequences
Chapter 18 - Selecting People to Join You
Select for Emotional Maturity — the “Narrow Door” But is it Community? Passive Victims, Outraged Victims Membership Screening and the Law Dealing Well with Saying “No” How Can You Tell? Questions, References, “Long Engagements”
Appendix 1 - Sample Community Vision Documents Appendix 2 - Sample Community Agreements Appendix 3 - Setting Up and Maintaining a 501(c)3 Non-profit Resources Index About the Author Copyright Page
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