영문목차
Acknowledgments=xi
Foreword-By Patch Adams=xii
INTRODUCTION:CREATING A LIFE TOGETHER=xv
The Successful Ten Percent=xv
What Are Intentional Communities and Ecovillages?=xvi
Cohousing Communities=xvii
Why Now?=xviii
What You'll Learn Here=xviii
Is this Information Really Necessary?=xix
Is this Advice "Corporate"?=xix
How to Use this Book=xx
PART ONE. PLANTING THE SEEDS OF HEALTHY COMMUNITY=1
CHAPTER 1. THE SUCCESSFUL TEN PERCENT-AND WHY NINETY PERCENT FAIL=2
Lost Valley-How One Group Did It=3
What Works, What Doesn't Work?=4
The Successful Ten Percent=5
Why Ninety Percent Fail=6
"Structural Conflict"-And Six Ways to Reduce It=7
What Will it Cost?=9
How Long Does it Take?=10
How Many People do You Need?=10
CHAPTER 2. YOUR ROLE AS FOUNDER=14
What Kind of Person Founds a Community?=15
What Else You'll Need=16
"If Only I Had Known!"=18
CHAPTER 3. GETTING OFF TO A GOOD START=20
Don't Run Out and Buy Land-Yet=22
When You Already Own the Property=23
Organizing Your Group=24
Getting Real about Finances=29
Collecting Funds=31
Raising Money from Supporters=31
Attracting and Integrating New Members=32
Creating "Community Glue"=33
Pioneers, Settlers, and the Flow Members=34
CHAPTER 4. COMMUNITY VISION-WHAT IT IS, WHY YOU NEED IT=35
Sound a Clear Note=36
Elements of a Community's Vision=37
Your Vision Documents and Vision Statements=38
Do it First=40
CHAPTER 5. CREATING VISION DOCUMENTS=42
More Than One Vision?=43
A Sacred Time=45
"That's Not Community"-Hidden Expectations and Structural Conflict=45
Exploring the Territory=47
Sharing from the Heart=52
Writing it Down=53
CHAPTER 6. POWER, DECISION-MAKING, AND GOVERNANCE=55
Power-The Ability to Influence=55
Focused Power, Widespread Power=56
How Consensus Works=56
What You Need to Make Consensus Work=58
"Pseudoconsensus" and Structural Conflict=60
Agreement Seeking-When You Don't Want to use Full Consensus=62
Multi-winner Voting=62
Community Governance-Spreading Power Widely=63
More than One Form of Decision Making?=63
What Decision-making Method Should You Use?=65
PART TWO. SPROUTING NEW COMMUNITY:TECHNIQUES & TOOLS=67
CHAPTER 7. AGREEMENTS & POLICIES:"GOOD DOCUMENTS MAKE GOOD FRIENDS"=68
Remembering Things Differently=69
Giving Yourselves Every Chance of Success=70
Your Community's Agreements and Policies=71
Abundant Dawn's Agreements=73
CHAPTER 8. MAKING IT REAL"ESTABLISHING YOUR LEGAL ENTITY=75
Why You Need a Legal Entity-Before Buying Your Property=75
Using a Lawyer=76
Finding the Right Lawyer=78
CHAPTER 9. THE GREAT LAND-BUYING ADVENTURE=80
Legal Barriers to Sustainable Development=80
Shopping for Counties-Zoning Regulations, Building Codes, Sustainable Homesteads, and Jobs=82
The Proactive Land Search=84
Friendly Loans from Friends and Family=85
Onerous Owner-financing (Better than None at All)=86
Do-it-Yourself Refinancing with a "Shoe Box Bank"=90
When One Person Buys the Property=91
Acquiring Fully Developed "Turn Key" Property-Confidence, Persistence, and Negotiation=92
If at First You Don't Succeed...=95
CHAPTER 10. FINDING THE RIGHT PROPERTY=99
Choosing Your Site Criteria=99
How Much Land Do You Want?=99
Raw Land-Lower Initial Cost, Years of Effort=100
Developed Land-Electricity, Toilets, and Showers=101
Fully Developed Turn-key Property-Move Right In (With a Big Financial Bite)=102
Buying Property Like the Professionals Do=103
Conducting the Search-On Your Own or with a Real Estate Agent=108
Investigating Likely Properties=109
Taking Property Off the Market While You do Further Research=112
CHAPTER 11. NEIGHBORS AND ZONING=114
How Zoning Issues can Impact Community Plans=114
Zoning Issues and Your Property=116
Gambling with Former Use Permits=118
Seeking a Zoning Exception=119
Negotiating for What You Want=121
Zoning Exceptions, Neighbors, and Public Hearings=122
CHAPTER 12. FINANCING YOUR PROPERTY (LOANS YOU CAN LIVE WITH)=126
About "Renting Money"-What You Should Know=126
Private Financing=129
When One Member Buys the Property=129
Protecting Your Sole Owner with a Triple Net Lease=130
Owner Financing=131
Bank Financing=132
Drawing on the Cohousing Model=136
What about Grants and Donations?=139
Refinancing Your Property=139
CHAPTER 13. DEVELOPING SUSTAINABLE HUMAN SETTLEMENTS=142
Earthaven's Development Process=142
Listening to your Land=146
Creating your Site Plan Yourselves=146
Avoiding "Urban Refugee" Syndrome=147
Creating Privacy in the Midst of Community=148
Designing for Conviviality=149
CHAPTER 14. INTERNAL COMMUNITY FINANCES (CAN WE AFFORD TO LIVE THERE?)=152
Rural Communities-How Will your Members Make a Living?=153
The Risks of Community Businesses=155
Keeping Member Assessments Affordable=159
Joining Fees=159
Housing Arrangements=163
Site Lease Fees and the Debt Load=164
Labor Requirements=165
Building Equity=167
Can People Afford to Join You?=168
CHAPTER 15. LEGAL ENTITIES FOR OWNING PROPERTY=170
Checklist for Choosing a Legal Entity=170
How You'll Hold Title and Arrange Members' Use Rights=171
Organizational Flexibility=173
How You'll be Taxed=174
Overview:Corporations and Non-profit Corporations=174
Limited Liability Corporations(LLCs)=176
Homeowners Associations-Tax Advantages(and Disadvantages)=178
Condominium Associations=182
Housing Co-ops-Separate Ownership and Use Rights=183
Non-exempt Non-profit Corporations=185
CHAPTER 16. IF YOU'RE USING A TAX-EXEMPT NON-PROFIT=189
Advantages of a 501(c)3-Donations, Tax Breaks, Limited Liability=189
Disadvantages of a 501(c)3-Onerous Requirements, Irrecoverable Assets=190
Land-owning Entities and 501(c)3 Corporations-The Best of Both Worlds=192
How One Group Retained Control of its Board=194
Title-holding Corporations-Collecting Income from "Passive" Sources=194
Private Land Trusts-Protecting the Land=195
Community Land Trusts-An Irrevocable Decision=196
For "Common Treasury" Communities-501(d) Non-profit Corporations=196
PART THREE. THRIVING IN COMMUNITY-ENRICHING THE SOIL=199
CHAPTER 17. COMMUNICATION, PROCESS, AND DEALING WITH CONFLICT:THE HEART OF HEALTHY COMMUNITY=200
The "Rock Polisher" Effect=201
Nourishing Sustainable Relationships=202
The Roots of Conflict:Emotionally-charged Needs=203
High Woundedness, High Willingness=205
Seven Kinds of Community Conflict We Wish We'd Left Behind=206
Twenty-four Common Sources of Community Conflict=207
The Fine Art of Offering Feedback=210
Receiving Feedback-Listening for Kernels of Truth=210
Threshing Meetings=212
Creating Specific Conflict Resolution Agreements=213
Helping Each Other Stay Accountable to the Group=214
A Graduated Series of Consequences=215
CHAPTER 18:SELECTING PEOPLE TO JOIN YOU=218
Select for Emotional Maturity-the "Narrow Door"=219
But is it Community?=221
Passive Victims, Outraged Victims=221
Membership Screening and the Law=223
Dealing Well with Saying "No"=223
How Can You Tell?=224
Questions, References, "Long Engagements"=226
APPENDIX 1:SAMPLE COMMUNITY VISION DOCUMENTS=230
APPENDIX 2:SAMPLE COMMUNITY AGREEMENTS=233
APPENDIX 3: SETTING UP AND MAINTAINING A 501(c)3 NON-PROFIT=238
RESOURCES=241
INDEX=245