Monday, August 19, 2013

HOW TO BUILD A VILLAGE TOWN, PART IV

Building for Life

Beauty, authenticity and character is paramount.

Compare

Look around at most new construction today. There is a certain cartoon look to it, even when it seeks to be showcase architecture, as with the new urbanism example in the upper left photograph. In examining what makes a place beautiful, authentic and full of character, it turns out not to be the patina of time, so much as what happens when the person or family who will live with the results has a say in how it is designed. They naturally implant their personalities on the buildings and open space.

It also stems from the hand of skilled artisans shaping the ornament and detail. In the upper row of photographs, almost all the components come from a limited repertoire of building supply store and catalogue products. The artisan is replaced by the component assembler.

In building the VillageTown, attention is paid to detail and ornament. Decisions are made by the families who will live in the building, and artisans will be invited to move to the job site to provide a higher quality of doors, windows, surface treatment and in the wall molding systems, unique and beautiful rendering.

Be one of the founders of the Eastern Missouri Village Town.  Help design a village that will be around for seven and more generations.  Join with us in developing a community of liberty, economic and individual.

Sunday, August 18, 2013

HOW TO BUILD A VILLAGE TOWN, PART III



Process

 We turn real estate development upside down. Turning Real Estate Upside Down

The norm is for the developer to buy an option on the land, seek rezoning, subdivide and in the last step find the buyers. Conventional development is a high-risk, high-profit business driven by pecuniary interest. There is nothing wrong with this approach to business, except that it does not give the buyers the full potential of their purchasing power. We have found another way to approach real estate development that has a broader set of goals, more long-term and more social in focus.

With the VillageTown, instead of find-land, rezone, develop and find buyers, we find the buyers first, securing conditional rezoning and then find the land to develop. The buyers participate in the rezoning and we develop the land to meet their needs and aspirations. We begin with the people.

Once we begin, we open a dialogue with one or several competing local governments to explore the right combination of host, land and opportunity. In today's economy, the prospect of a completely sustainable development that will not add burden to the tax base, but to the contrary increase wealth and pay taxes on it, should be most attractive to local governments.

When the best location is found, a conditional agreement is signed in which the host jurisdiction and the organizing company, in which both parties agree on the size, scale and scope of the VillageTown. This agreement addresses matters related to who does what, taxation and secures commitment from the host jurisdiction to the Dynamic Engagement process. The terms of rezoning are agreed. In cooperation with the host jurisdiction, the last step is to find the right land and begin development. 

Actually there are several ways for a VillageTown to begin, and it ultimately depends on who or what comes forward first. The variables include funding, volunteers calling for a VillageTown for their region, land, politics and most importantly, the passion of the people who want to live there. A project can be driven by one or several of these forces.

If the land has already been acquired and the VillageTown commits to building there, it has no political leverage. Instead, the process shifts to the bureaucracy where appointed staff have procedures in place designed for the adversarial developer-versus-the-public proposed developments. The official’s job is to protect the public from to the excesses of the developer whose job is to make a profit. Such adversarial processes are not appropriate for the VillageTown concept and approach, because the VillageTown uses a planning model that aligns the project with the public interest. For this reason, in the absence of a wholly committed local government, it is better that the VillageTown not commit to the land until it has come to an accord with the host local government.

Imagine the response one will get if one or two villages for a VillageTown are already subscribed with people who want to live in a VillageTown in the designated region. With the people having come first, a VillageTown becomes an attractive prospect for most local governments. It has minimal adverse impact on the neighbors, on the roads, the infrastructure or the taxpayers. It brings construction jobs and an ongoing economic engine that is not dependent on the regional economy. Thus, it can be expected that once local government elected officials understand the idea, they will offer concessions to win the VillageTown for their jurisdiction. Rather than seek tax breaks or other concessions that burden the host’s taxpayers, the VillageTown will ask that as policy makers, the elected officials commit to a different way of doing business that protects the local community, but frees the process from the downtime and circular time that hurts the outcome.

Having said this, reality has a funny way of unfolding in its own way. In some cases, the host government may come first, offering to do whatever is necessary to make a VillageTown happen in their jurisdiction. In other cases, the right land-owner may step forward and have the right relationship with the host jurisdiction to secure the zoning and permission required. In all these variations, it is essential to maintain perspective; that the paramount priority is to serve the people who will live there.

Right now we are looking for the people who want to raise their families, or grow their businesses, or just live and work among the people who want to live in a Village Town community.  There are enough people with small businesses and diverse skills and talents in the St. Louis Metropolitan Area alone who could populate a Village Town in rural Eastern Missouri.  Let me know if you are one of them.

Thursday, August 15, 2013

HOW TO BUILD A VILLAGE TOWN, PART II



Purchasing Power

Big Bank

The largest purchase an ordinary person or family will make is their home. They may need to save for years to put aside the down payment the bank will require to assure its loan is protected. The bank will loan the money for interest on a term that may be 20 or 30 years. For most people, this means they will be paying off that loan for most of their working life. At the end of the mortgage, they will hold a capital asset that may provide for their needs when they no longer can work to earn a living.

If an individual or family goes to the bank, they have little power. They take the terms the bank offers, perhaps negotiating a detail or two. However this is not the case with the VillageTown. It becomes important for the buyers of homes in the VillageTown to understand their implications of combined purchasing power. This does not mean collective pooling of money. From the individuals' perspective, it is the same as securing a private mortgage from the bank. Combined is what happens afterwards, what the bank normally does and how it manages the mortgages.

The VillageTown involves building about 4,000 homes, numerous workplaces and a 50 acre (20h) industrial park. In order to achieve the critical mass in population required for profitability of the businesses and professions that sell local-to-local, all construction must happen in the same time frame. Unlike typical development that relies on the regional economy for growth, and therefore builds in several releases over years or decades, the VillageTown will know its buyers in advance. They buyers bring their own inter-related local economy with them that will enable them to pay the bills. In addition, those buyers bring combined purchasing power that can exceed a billion dollars.

When one family approaches financiers to borrow $250,000 for a home, the financier has the upper hand. There is no reason why a VillageTown cannot be financed by 4,000 such families going to their favorite bank in the conventional way as each will be buying and having built a private home. However, there is a good reason to do it smarter. Start your own bank and apply through it for the mortgage. Have all 4,000 applicants use the same bank. Have the bank owned by the VillageTown corporation... which the citizens of the VillageTown own.

In the USA, for example, a community bank that has a billion dollars in assets is considered at the upper end of the scale, and usually it takes decades or even centuries to get there. If the VillageTown starts a bank that will be owned by the VillageTown citizens, and it consolidates all those mortgages, it opens its doors with a billion in assets. It packages those mortgages into mortgage bonds or prime mortgage backed securities that are sold to long-term investors such as insurance companies or pension funds. The best terms that can be negotiated are passed on to the buyers, and the VillageTown retail community bank starts out in a strong capital position.

The Village Bank
The next aspect of purchasing power comes in construction. When 4,000 units are built at the same time, the efficiencies of scale lower the cost. Materials are delivered by the shipload or by railcar - not at the building supply store's trade price, but at the factory door price; or in some cases, it may be cost effective for the VillageTown to start its own factory. The cost per home drops significantly. 

It would be a mistake to pass these cost savings on to the first home buyer because they come not by something the individual has done, but by the combined purchasing power of the group. Thus, except for the parallel market homes, the new home price will reflect the market price. The cost savings remain with the organizing company when it is recast as an operating company, thus starting the VillageTown out with a substantial Legacy Fund that may be in the hundreds of millions of dollars.

Creative Power


What will the VillageTown choose to do with the Legacy Fund? While it is still the organizing company, the intent is to seek out lateral thinking, creative, but skilled and proven fund managers who carefully invest both money and talent to further the purpose of the VillageTown (a good life... citizenship, conviviality, artistic, intellectual & spiritual growth). This involves not only attracting talent, but then fostering a community-wide, or even perhaps global-wide dialogue about what that means. The act of creation is often ascribed to artists, but in its full scope, it speaks to causing anything to come into being. Thus, with the focus being the long-term well-being of the VillageTown, the act of creation becomes potent when it is backed by access to funds. So often great and do-able ideas die for lack of funding, while large institutions and influential groups seem to vaccuum up money for their banal and sometimes toxic projects. Not so when the VillageTown is its own corporation, and the money it needs is owned and held by it. The power to create is given by the outcome of combined purchasing power.

An Eastern Missouri Village Town could control its own destiny, because it would control its own financial strength.  What a great way to begin a community.  Join us.

Tuesday, August 13, 2013

HOW TO BUILD A VILLAGE TOWN, PART I


The process of creating a VillageTown 

Obviously a VillageTown is a big project and it will use the best professionals that can be found to assure the job is done on schedule, on budget and without chaos. However, while the professionals are essential, it is of the utmost importance that the VillageTown is built on a strong foundation.  First, it is:

Self-creating and self-organizing 

Self-funding, self-supporting and self-sustaining

Self-correcting and self-replicating

When Professor John Bremer read How to Build a Village, he wrote back saying perhaps the title should be How a Village Builds Itself. He is right, the core principle of a VillageTown is about this sense of Self.

Not individual self, as in selfish or self-centered, but what happens when people come together as a group and develop a sense of community self-awareness - a healthy living system. Evolution biologist Dr. Elisabet Sahtouris gave us language for this when she described 16 characteristics found in almost every biological organism that exists. See her graphic below.

Dr. Elisabet Sahtouris - Principles of Healthy Living Systems


We took the 16 points of Elisabeth Sahtouris and added language relevant to building a community as a healthy living system:
  1. Self-creation: The villagers self-indentify in the beginning. They shape their village. A VillageTown self-funds & keeps profits from self-creation to self-sustain.
  2. Complexity (diversity of parts): Each village is different. A VillageTown market economy is based on diversity. Both contribute to its richness & resilience.
  3. Embeddedness in larger holons and dependence on them: A VillageTown works within a host jurisdiction, a region, state, nation and the global economy.
  4. Self-reflexivity: The citizens are present 24/7, thus they are more aware of their community than a typical suburb where commuting & electronic media (TV) rule.
  5. Self-regulation/maintenance: Locality, market forces & corporate law enable self-governance, regardless of municipal law overlaid from the host jurisdiction.
  6. Response ability: The local economy and the self-contained nature of a VillageTown protects it from external stress that is crushing many communities.
  7. Input/output exchange of matter/energy/information: Telepresence greatly enhances global exchange; the local economy enables balanced exchange.
  8. Transformation: The Local Economy and the Legacy Fund focus their attention on wealth creation using market forces combined with internal cooperation.
  9. Empowerment/employment: A VillageTown places priority on enabling all its citizens to live productive lives, and to help those who suffer setbacks.
  10. Communications: Informal communications comes with proximity. Formal communications comes through a VillageTown's governance and its Intranet.
  11. Coordination: The structure of a VillageTown inherently enhances coordination, and this is supplemented with a checks and balances governance system.
  12. Balance of Interests: Checks & balances and a market economy distribute authority for decision-making and action to assure no person or group can dominate.
  13. Reciprocity... mutual contribution & assistance: A VillageTown institutes a sense of identity in which cooperation naturally thrives due to proximity.
  14. Efficiency balanced by resilience: By limiting the size to about 10,000 people, bureaucracy does not creep in, yet the size and wealth gives critical mass.
  15. Conservation of what works well: Market economies self-regulate as every person participates from their point of view. Wisdom emerges from the group.
  16. Creative change of what does not work well: The villages and the VillageTown are granted powers at the onset to protect the citizens and the community.
  17. And, we add a 17th which may be part of No.1, above: Self-replication. The 10% reinvestment premium enables the Stewards to start other projects world-wide.
This, then, is the foundation.  Eastern Missouri can be the first.  Give us your input and let us begin.

Monday, August 12, 2013

THE SPIRITUAL IS AN IMPORTANT PART OF LIFE IN A VILLAGE TOWN, TOO



Spiritual Development and Fulfilment


Cathedral in the desertThe VillageTown does not promote or hold affiliation with any religion (or lack thereof). However, under the principle of a good life, it provides space designed for the human expression of religion. Sacred architecture plays in both rites of passage (birth, coming of age, marriage, death) and the human need for the holy or the sacred, be it a building, cemetery or even a grove.

The VillageTown makes a clear distinction between religion and sacred architecture. When one walks though the door, one goes from the bustle and activity of the plaza to a place of quiet, peace and calm. It may be decorated with art; it may be uplifting or may feel like a grotto or cave. The architect will pay careful attention to light, shape and color. Sacred architecture by its very presence, completes a sense of community. When one walks into the plaza, it is there. When one walks in, it is a different experience of life.


Sacred Architecture

TempleThe VillageTown has no religious affiliation, which not only means it does not sponsor a particular religion, but that it also does not sponsor agnosticism or atheism. It takes advice from Thomas Jefferson who once wrote Religion is a subject on which I have ever been most scrupulously reserved. I have considered it as a matter between every man and his Maker in which no other, and far less the public, had a right to intermeddle. In practice, this means that if a village cluster is formed by families and individuals who share a religion, they have every right to do so, but not to be in conflict with their neighbors over what is deemed the truth.

From an architectural standpoint however, the VillageTown makes a distinction between religion and sacred architecture / holy places. Being human involves rites of passage: birth, coming of age, marriage, death, to name but a few. Rites of Passage - MarriageIt involves celebrations, and for many it involves spiritual experience; indeed much of the religious experience celebrates these forms of experience and practice. In these human rites, the role of sacred architecture... cathedrals, chapels, churches, mosques, shrines and temples contributes to the quality and character of a village and of a town. For a town to deprive itself of such architecture based on secular separation of the profane from the sacred is a shame and a loss.

For this reason, the VillageTown development sets aside funds for sacred buildings, where the foundingMaori sacred building citizens determine the details. In the town center, a cathedral-sized sacred hall provides for large events of passage and for services conducted by religious groups. If such a group requires consecrated space in accordance with their beliefs, they would secure a wing for those purposes, but share the common hall with other religions and lay celebrants.

For religious leaders and groups, this has an additional benefit, because too often what begins as a spiritual pursuit gets sidetracked by the issues that come with building and maintaining facilities. Fund raisers to pay for a new roof can become a burden, and when the young fail to take the place of their elders, the buildings fall into ruin, as is happening in places like England where churches are closing at a rate in excess of one per week.

Sacred architecture, holy places, have their own timeless patterns of design and part of the job during the Dynamic Engagement process is to set out how those patterns will be applied in each village.

There is a wonderful saying we came across: "you are here to create the good, the beautiful and the holy. Do not forget this". No matter what your religious beliefs are, if any, this is a worthy purpose when designing a VillageTown.

Rites of Passage - Maori funeral of an honored elderRites of Passage - Death. Maori funeral of an honored elder

Cemetery


Within the greenbelt, the VillageTown sets aside sacred land for a cemetery, enough to support hundreds of years of burials, either casket or ashes. Unlike suburbs where people have lost their connection to land, a VillageTown is designed to provide roots; a place of permanence where generations are born, live and die. Accordingly it needs a place to bury the dead and to allow the living to visit. Where appropriate, allocate adjacent land as fields of flowers for the living to walk, run and enjoy.

How many developments do you know that take the spiritual into account?  We are not looking for a particular religion or belief, but we acknowledge the spiritual aspect of life in a community, and we build it into the original structure so it is there for everyone's use.  What a great idea.  Share your ideas with us.

Friday, August 9, 2013

THE ARTS DO NOT TAKE A BACK SEAT TO SPORTS



Artistic & Intellectual Growth

musicArtistic and Intellectual growth is about creating, doing rather than consuming. It makes a place vital, engaging, vibrant and colorful. To support it, the VillageTown must provide for it.

To accomplish this, each village becomes host to what is called an artist guild hall. The term artist is defined broadly, borrowing from Richard Florida's Creative Class, where a group of about 25 artists cluster together around their art in forming the guild. The Guild Halls also have school classrooms so that education in the arts and sciences occurs among practicing artists and scientists. 

In addition to the guild halls for the artists, the VillageTown builds festival fields and performance halls toFilmaking provide venues for artistic growth & public celebration.

It also seeks to host university year-abroad programs and to sponsor research facilities, including a training institute for future VillageTowns. The choices are many, patrons will be encouraged to endow, and over all, creativity will be valued and supported.

Supporting The Creative Class

 
To secure an enriched cultural environment, the VillageTown invests in what Richard Florida, author of The Rise of the Cultural Class identifies as the creative class, which he demonstrates is the most important group of people to foster economic well being in a city or town. Florida defines the creative class as primary artists – the musicians, actors, writers, painters and other makers of fine arts, plus those in creative professions such as inventors, scientists, engineers, designers, architects and the support professions that cater to those professions.

The Guild Hall


To attract these people, the VillageTown invests in Artist Guild Halls. These are large buildings paid for by the development, which are designed and run by 25 artists who form a cluster based on their common pursuit. A musicians hall may cluster around a particular type of music, and then specify what they need – recording studio, practice rooms, a library or lounge, and access to a performance theater. In contrast, an inventors hall may include laboratories, a well-stocked widget and gadget room, and massive computer power.

Free Base Artist Flat
Trapezoidal Free-base artists residence

Free Base Homes


In addition to the halls (generally one per village) each member artist is provided with freebase housing in which they may either live, or if they wish, rent out and keep the income (perhaps to help pay for a larger home if the artist has a family). These amenities are not “free” in the sense of no obligation. The artist guild receives these amenities with the understanding they will pursue their art, thus enriching the cultural aspects of the community. One may expect this enrichment to come with the usual dramas and controversies that art always brings; that’s part of the show.

While there may be many variations on housing, one challenge faced by attached home designers who wish to avoid grid streets is what to do where the street curves. Either there will be wasted space or someone's home has rooms that are not rectangular. We propose that these trapezoidal homes be the ones set aside as the freebase homes.

Thinking Creatively about the Creative Class

artist
The idea of the VillageTowns occupied a discussion with a college Dean. The thought came forth about approaching the alumni of the college to see if out of their large membership, there might be 200 families who would like to build a "college village" made up of people who looked back at their college years as a highlight, and would want to establish an extension branch of their college to provide life-long learning. We mentioned to the Dean, that a commentator on the forum at this web site wrote that his college experience was "One of the happiest times of my life" and indeed for many this is true.
From there the discussion with the Dean examined what a college village's guild hall might be like. It could be an extension of the college, so the villagers were host to young people. Or it could be an advanced graduate level center where some of the alumni may find themselves pursuing life-long studies. Or both. There is no limit to what is possible, and these sorts of discussions should be part of the founding process before the VillageTown is built.

How often have you seen towns die on the vine because they lose their youth, their culture, and their economic base?  Look in your county right now and you will know it is true.  To build a Village Town in Eastern Missouri that is alive with culture, intellectual stimulation, young people, old people; all with a strong economy that supports it, is our goal.  Would your family, your business, your nightlife fit into what we want to build?  Become a part of the planning process. Join us.

Thursday, August 8, 2013

LIBERTY IS A FOUNDATIONAL PRINCIPLE OF THE VILLAGE TOWN



An essay on Life, Liberty and the Pursuit of Happiness

Liberty Silver DollarFreedom is a word that applies to the individual, alone or in society. A solitary pioneer can cross the frontier into the wilderness and be free. In contrast, Liberty is a social word. It is the totality of all freedoms that an individual may enjoy in the context of society. In other words, when speaking about freedom in a community, society, or civilization, one speaks of liberty.

In the 17th and 18th centuries, as nations evolved, liberty became an importance concept. John Locke wrote "The commonwealth seems to me to be a society of men constituted only for the procuring, preserving, and advancing their own civil interests. Civil interests I call life, liberty, health, and indolency [freedom from pain] of body; and the possession of outward things, such as money, lands, houses, furniture, and the like.'

When the American colonists sought independence from King George III and his Parliament, Virginian George Mason wrote in the Virginia Declaration of Rights on June 12, 1776, "That all men are by nature equally free and independent, and have certain inherent rights, of which, when they enter into a state of society, they cannot, by any compact, deprive or divest their posterity; namely, the enjoyment of life and liberty, with the means of acquiring and possessing property, and pursuing and obtaining happiness and safety."

Less than a month later, in one of the most famous documents in western history, the American Declaration of Independence, drafted primarily by Thomas Jefferson, declared "We hold these truths to be self-evident, that all men are created equal, that they are endowed by their Creator with certain unalienable Rights, that among these are Life, Liberty and the pursuit of Happiness."

Note especially Mason's linking liberty with entering into a state of society. In other words, liberty is freedom in the context of a community or a society of what he called men, what today we would call citizens: adult men and women (except, of course, outlaws deprived by society of their rights or their protection).

BY THE 20TH CENTURY, ORDER AND SECURITY BECAME MORE IMPORTANT THAN LIBERTY


By the 20th century, in the name of taming the chaos of life, to give people a life that appears well-ordered and familiar, we saw the emergence of a new set of values: society reinventing itself by creating new, larger, and more complex institutions, corporations, and bureaucracies. These new forms of society were intent on controlling Nature, individuals, families, traditional communities and traditional ways of life, and in controlling many of life's uncertainties and unknowns. We saw the emergence of rules and regulations, of layers of government and private enterprise (led by the Industrial Statesmen - disparagingly known as the Robber Barons) that organized life into hierarchies in which human beings became less important. Unfortunately, while this promised to provide a well-ordered utopian life, it failed to deliver on that promise, and instead resulted in considerable restriction of liberty. In socialist nations, too often this meant corruption, the rule of the petty bureaucrat or the authoritarian dictatorship. In capitalist nations, too, this often resulted in corruption, and the rule of private oligarchies where a few used the system to benefit themselves at the expense of a majority – a majority who found opportunity had been privatized; only affordable by the few who held or had access to the power.

In the latter part of the 20th century, the character of society changed again. Societies redefined their majorities not as producers, but as consumers. The security that had been built up by the hierarchies of government and corporations broke. A good example is IBM, which in the 1990s reversed its lifelong-employment policy and laid off many thousands of loyal employees. Not coincidentally, it was the invention of the pre-eminent consumer device - the personal computer, run by an operating system licensed to IBM by Microsoft's Bill Gates - that contributed to this breakdown of the paternal corporation. At its core, the process of breaking trust began. The security that was supposed to be the trade-off for loss of liberty slowly began to evaporate. Many noticed the loss of security; few noticed what was happening to liberty.

In this new era of the consumer, social structure began to break down and individual life became fragmented. The abundance of things to buy, and for a while, the easy credit with which to buy them, masked the destruction of that sense of solidity built up over the centuries. Consumers gave up security in order to enjoy a debased form of freedom: freedom to purchase, to consume, and to enjoy material things. People would change jobs, homes, communities, spouses, and their core identity: their values, beliefs, their given and family names, and even the appearance of their face, body, or gender, according to the ever-changing demands of fashion and circumstance. Conspiracy theories gained new believers as individuals tried to understand their increasing loss of control. Insecurity and uncertainty became the new norm. Temporary became the new reality. At the top, the sense of obligation and stewardship of an older generation gave way to a new breed where the game is a fight for power, with little concern for the effect on people or planet. In a very deep sense, no one is in control anymore, as leadership has devolved to securing advantage. At its core, trust in institutions, leadership, community, and society, and even trust in marriage and family came under assault. Not coincidentally, the ancient principle of liberty was and is now increasingly in further retreat.

TRUST HOLDS COMMUNITIES, SOCIETIES,AND CIVILIZATIONS TOGETHER


Trust is an integral part of the glue that holds communities, societies, and civilizations together. They can be forcefully contained by fear, but then as has been seen in the Arab Spring, new technology, such as smart phones and social media like Facebook and Twitter, can empower ordinary people to overthrow regimes that rule through fear.

Trust is voluntary, it is an agreement that is established through words, and earned through deeds. Often, trust is maintained through checks and balances, meaning power is distributed so that when one person or party starts to move too far to an extreme, another person, party, or group brings them back into balance. In English Law, the Magna Carta of 1215 established checks and balances to secure the liberty of freemen. It was secured by force of arms - King John of England had a choice: sign or die. Over the subsequent eight centuries, rule of force gradually was replaced by rule of law; today the great battles over the direction and fate of communities, societies, and civilizations are fought by lawyers, bankers, and captains of industry rather than abbots, bishops, and barons.

Today, the great institutions of state cannot always guarantee peace and protection from national invasion or rebellion in most first-world nations. Although the VillageTown currently depends on that security for its existence, the VillageTown could maintain its own security by its citizens. Even within the context of the safety provided by the state, the VillageTown examines the concept of liberty, and concludes that it cannot rely on the large institutions of state, business, and industry to protect its liberty. As was seen in near-crash of the global financial system in 2008, banks are no longer institutions of absolute trust. Instead of freedom from home invasion, individuals are told to buy locks, security systems, and insurance to protect life, limb, and property.

As individuals, restoration of personal liberty in day-to-day life is difficult, if not impossible. Instead, it is achieved when they enter into a state of society, to use Mason's words.

THE VILLAGE TOWN IS NOT PRESCRIPTIVE


The VillageTown is a state of society. However, the VillageTown is not prescriptive, like an intentional community or a cult that provides a pre-determined set of answers. It is a culture, not a cult. Instead, it provides structure to enable the village citizens of the VillageTown to enter into a state of society. They set out their expectations for their village, and then negotiate with the other villages, the expectations of the town as a whole. By virtue of these many villages, checks and balances are introduced. The checks and balances provide a self-governance system intended to create a sustainable physical environment - meaning one that will provide for no less than seven generations - intended to foster life, liberty, and the pursuit of happiness. How it will turn out, or evolve, entirely depends on the people who live there, as individuals, as families, as communities, and as members of a society and a civilization.

Some freedoms are inherently more accessible in a VillageTown. For example, at one time, children were free to roam, to learn independence and autonomy because their parents were not afraid they would get run down by a car, or abducted by an anonymous predator driving by. This freedom is stronger in a VillageTown because the cars are kept outside, and predators will find the villages provide no cover for them. Similarly is the freedom from economic control. Let this be explained by a story:

A number of years ago, there was a debate in the Costa Rican legislature over the downside of depending on a tourist economy. Many of legislators were independent farmers who noted that they could say what they want as legislators, because their livelihood was their own. If they were censured for what they said, they may get tossed out of the legislature, but they would be able to return to their farm and take care of their family's needs - they were economically independent. Yet they noted that if their children took jobs in the tourist industry, they were reluctant to become involved in matters of citizenship, for fear of losing their job if they took a controversial position. They saw that their future liberty could be compromised by a shift in economic dependency.

In the VillageTown, the reasons to create a self-supporting economy are due to the failure of the national and global economies to deliver on their promises of security. Events over the past several decades have proved they cannot be depended upon. However, as a happy side effect, by creating a self-supporting local economy based on many small-to-medium enterprises that are privately owned by VillageTown citizens, the fear of losing ones income if one exercises the right to freedom of speech is lessened.

If this self-supporting local economy agrees to take care of its own; that the Legacy Fund managers are charged with the responsibility to provide "hand-up" opportunities for people who suffer a setback, losing their job, for example, then there is increased freedom. Economically, people will take more risks. It was Thomas Edison who is quoted as saying "I have not failed.  I've just found 10,000 ways that won't work." That sort of inventiveness was possibly only because Edison had structured his life so his family would not starve while he took the risks to find the way that does work.

THE VILLAGE TOWN LOOKS CAREFULLY AT LIBERTY


The VillageTown concept looked carefully at liberty, to find that balance between freedom and enabling people to get along with each other. It took the long view, looking back thousands of years in history and looking at many cultures. While the language comes out of the European and American colonial experiences (which owe a strong debt to the philosophers of ancient Athens as well perhaps as the Iroquois Confederation), the cultures that were examined and whose best elements woven in is much broader.
Essentially, the concept evolved through a pragmatic asking of what works, what does not work, and why. More importantly, the process is not complete. Each VillageTown will be established in a way that its people shape their own future. Each will be different, because the people will be different.

Throughout the history of humanity various forms of society have been tried and tested. In the 18th century, American and future President James Madison wrote a strong case for checks and balances, and indeed history has shown that as long as those checks and balances are upheld, extremes are avoided, and the state of society does fairly well.

History has also shown that the most effective forms of society are ones in which checks and balances are face to face. The elected or appointed leaders who regularly encounter their constituents on the street or in the check-out line face a direct form of accountability that can't be beat. This is one reason why the VillageTown seeks to cap its population size at about 10,000. Much larger than that and facelessness begins to creep in.

This is one reason why it is proposed to build a town made of villages. A village of five hundred people (including about 20% children) is generally able to run directly, not dissimilar to the 19th century New England Town Meeting or the New Zealand Maori hui, where all citizens meet to decide matters. In such communities, people will sort out matters according to their own ways, and each village may be run differently than the next. It is their business and their responsibility.

As can be seen, none of these ideas are new, and all are time-tested. What will make it interesting is that the internal governance of these communities will in effect be private. They will exist as a layer separate from the nation, state or host jurisdiction. They will pay taxes rather than collect taxes. If the VillageTown citizens decide they value services not paid for by the state or host jurisdiction, they will decide to assess themselves the cost to pay for them not as taxes but as fees.

Finally, it needs to be emphasized that this essay is not universally applicable. This essay speaks mostly to western civilization, not the much more ancient oriental civilization which has a very different set of values in which harmony holds a much higher position. There is considerable interest in VillageTowns in the Orient, and the physical structure of the VillageTown is most appealing to them. However, the system of self-governance that would emerge in an oriental VillageTown may be expected to be very different. Since the VillageTown concept is an inert framework given life by the people who will live there, this does not create a problem.

To summarize, liberty is a concept that emerged in Western nations over many centuries. Around the beginning of the 20th century, large institutions and hierarchies began to emerge in which society gave up liberty in exchange for order and personal security. Toward the end of the 20th century, the order and security began to break down, as anxiety was privatized, but the ability to do something about it remained centralized. In the 21st century, people are recognizing that if they want to do something about it, the laws give them the power to do so, but they can't do it as solitary individuals. So looking back to models that worked before the great centralization, the VillageTown offers a way in which people can take care of their own.

In a time when most of the world has traded liberty for security, and the security has been exposed as a fraud, shouldn't we start at the beginning with families re-creating communities?  The Village Town in Eastern Missouri is a way to do just that.  Liberty is an integral part of that.  Join us!

Tuesday, August 6, 2013

EDUCATION AT THE COMMUNITY LEVEL, WHERE IT SHOULD BE



The VillageTown as Campus:  education of the young


For many parents their primary concern today is securing a good education for their children. Families will move home to enroll their children in a good school district; they will seek out communities that protect and inspire the young.

Schools face many problems, but perhaps the largest is the loss of support structures that prepare students for learning. Where once there was an extended family and supportive community, today's society isolates families into parents (or solo parent) and then looks to teachers to fill the gaps. Due to tight funding, it is not uncommon for a teacher to face 30 children in which class control becomes a significant part of the job. The VillageTown changes this.

Street front schoolBy its very nature, the VillageTown becomes a supportive community. As soon as people get out of their cars and slow down, they begin to recognize each other. This change has a significant effect on how children live, and how they learn about the world of adults and community:
  • Children live in an adult world, not an artificial world of children
  • Adults become role models... at work or relaxing on the plaza.
  • Daycare comes to mean something very different.
  • Parents don't hire babysitters, they buy an extra bed for sleepovers.
  • Boredom is replaced by an enriched social and cultural environment.
  • The plaza and the pedestrian streets are safe for young children to play.
  • Children dine on the plaza among adults, or walk home to dine with family.
  • Students witness the relevance of their studies, as they see adults applying knowledge and learning on a day-to-day basis.
  • Predators do not find opportunities in such a community, there are too many people watching.
  • Elders form natural bonds with young people - as humans did since the beginning of time until we invented retirement homes
  • Teens have space, but not too much space to hurt themselves or other (such as no cars means fewer crashes)
These attributes come with the territory in the VillageTown. Can we then do things different to make education even better?

Yes. A core principle of the VillageTown is presence, being there.

To these natural characteristics, the VillageTown proposes a slightly different structure to formal education. Instead of carving off large parcels of land for walled-in primary & secondary school campuses:

  • place about five primary (elementary) classrooms on each plaza, some as store-front and others in the Guild Halls. Design these to be multipurpose so when class is over for the day, the room may be used for community purposes.
  • place the high school in the town center, and have at least three different schools - academic, creative arts and apprentice/technical.
  • use the sports fields and VillageTown gymnasia & pools for school sports during the school day.
  • use the gardens, the equestrian area and other outdoor space for specialised education.
  • place classrooms in the Artist Guild Halls and invite the guild members to teach from time to time.
  • incorporate apprentice learning in the industrial park and with selected businesses in work places.
  • contract with the VillageTown Corporation to manage the "administrivia", the paperwork that the state demands.
  • use Telepresence extensively.
If education consists of time, place, subject matter and social relationship, the element proposed to be realigned is "place". Do not segregate students, include them in the life of the community, but as students. This has numerous educational benefits and it saves millions in investing in a separate campus infrastructure that is then used less than 15% of the year.

For the Board of Education:

Objective: The VillageTown might consider being part of the public school system, but wishes to change the place where learning occurs.

In a VillageTown of 10,000 persons, one may project 2,000 will be primary and secondary students. All will live in the VillageTown, and the VillageTown can be considered a safe place for the children because it has no cars, and because at all times there will be many adults keeping an eye on the children. Just outside the VillageTown walls, the greenbelt will provide sports fields, and it is desirable that these be allocated for students during school hours but used by the community the rest of the time.
  • There are 8,760 hours a year, and the public school system occupies classrooms approximately 1,176 hours a year, which means the classrooms are reserved for use less than 15% of the time. This is inefficient use of resources.
  • The educational benefit of learning within an active, dynamic community provides students with many role models to prepare them for adulthood. For some it provides a seamless transition to internship and apprenticeship as the plaza businesses will know the students, and the students will be familiar with the businesses around them.
  • At one time schools were within the community, but as the world shifted to a machined-scaled environment, schools needed to be protected from the public street. This was both to protect against the hazard of cars running over children, and because the car brought anonymous predators where the safest solution was to separate the school from the community and build a fence around it. In the VillageTown, the need for these barriers is removed.
  • While the VillageTown can build private schools, this tends toward an impression of elitism, whereas the VillageTown seeks to be a mainstream development representative of the general cross section of society. It would prefer to work with the public school system, where it proposes to change the location of learning - to shift the classrooms
Solution: On each plaza, in addition to the workplaces, the offices, shops and cafés, primary and secondary classrooms will be built. These classrooms will be designed for flexibility, with pocket walls so the teacher's work can be slid into a wall and locked away when the classes are over, and the room then used by the community for other purposes including meetings, adult education and community education. The administrative functions of the schools will be provided in the centrally located VillageTown Hall building (provided by school personnel, but in a purpose-build management building), to achieve efficiencies of scale. Classrooms can be equipped with telepresence systems to enable better learning and to enable better management by the principals and their support staff. Optionally, students moving from class to class within the VillageTown can be provided with electronic identification that tracks their location, so truancy would be immediately identified.

Precedent: This is how education used to work. Schools were in the community, not segregated behind high fences.

Incentive: Infrastructure costs will be less, and quality of construction can be higher, with more durable buildings and maintenance costs spread over multiple uses.

Wouldn't you like to take back control of your children's education?  We can do it in an Eastern Missouri Village Town.

Monday, August 5, 2013

HAVING FUN, ENJOYING THE COMPANY OF OTHERS, ENTERTAINMENT AND SPORT IN THE VILLAGE TOWN



Conviviality


Conviviality is about having fun, enjoying the company of others, often with food and drink.


cafe
Conviviality is also about entertainment and sport. It is facilitated by car-free streets & plazas with cafes, taverns, alfresco dining, performance halls & entertainment as well as the greenbelt for sport & outdoor activity.


Each village decides on its level and the nature of its activity. This adds character and authenticity. When one looks for variety, a short walk to the next plaza brings a whole new experience. Alfresco Dining

More on Conviviality

Conviviality – comes from the Latin words for to come together and to live. It is associated with feasting, celebration, enjoying others company. Conviviality includes café lifestyle, travellers’ inns, parties, friendly sports events, or a pleasant stroll through the village streets. Go into almost any community designed before our present age, and you will find the tavern, the pub, the coffee house or the inn that welcomes members of the public. Conviviality means different things to different people, and the important part in this business plan is to provide for those different opportunities for local, accessible convivial activities.

The Plazas Set the Stage for Conviviality


Towns and villages with car-free central plazas, surrounded by active shops, stores, workshops and cafes provide the natural stage for conviviality. Food and drink plays an important part in conviviality, but the most important characteristic is no appointment needed. Each 500 person village has its own plaza. People may walk to their own plaza when they want to see people they know, have a chat over a drink or while walking. When their village gets too familiar, they can walk to another of the twenty plazas, or to the more cosmopolitan town center.

The Sports Fields Provide other Forms of Conviviality

Hand made sports
In the greenbelt, the sports fields provide both for amateur and school level sports as well as life-long recreation such as tennis, ball sports, equestrian and jogging trails. This enables participation at all ages as well as standing on the sidelines, cheering.
Festival

 

 

Slow Food - The Convivium


The VillageTown subscribes to the principles of Slow Food. Slow Food is a core part of conviviality. Slow Food is about growing local foods for flavor, health and convivial enjoyment. Slow Food involves growing local and heritage foods not foods grown to endure long transport between harvest and table, or foods chemically or genetically pushed to increase yields. Slow Food is about taking time with preparation and time with eating, in which dining becomes a social activity, not refueling.

Harvest


Isn't this what we miss in our communities today?  We have to travel to even simulate conviviality.  Why don't we build a Village Town in Eastern Missouri and live it?  Join us!

Saturday, August 3, 2013

A SELF-SUPPORTING LOCAL ECONOMY IS A LARGE DIFFERENCE BETWEEN THE VILLAGE TOWN AND A CONVENTIONAL DEVELOPMENT



The Local Economy

The self-supporting local economy is perhaps the largest point of difference between a VillageTown and a conventional development. A conventional development relies on the health of the regional or national economy. When that economy crashes, the community suffers. blacksmith

Not so with the VillageTown which builds in resilience by looking after its local economy from day one.

A VillageTown creates its own self-supporting local economy, meaning people bring their businesses and jobs with them. It also keeps the net profits from the development (normally taken by the developer), so that it starts out with a large legacy fund that can support its local businesses. It uses these funds and their expert managers to expand markets and inject resilence into private small to medium enterprises. It de-monetizes many aspects of day-to-day life, on the principle that it is cheaper to save a dollar than earn one. In all of these aspects, it relies on market forces, but smartly. It sees the wisdom in combined purchasing power and in protecting the local economy from outside predatory practices that seem to have become the norm in business.

Built on a self-supporting economic foundation

Developers build in response to a growing regional economy; the VillageTown does not. The VillageTown creates its own local economy not dependent on the health or vulnerable to the weakness of the region. It provides work places on the plazas, on the main streets and in a walk-to Industrial Park. Buy or rent, it lowers the cost of living and increases the quality of life to attract better employees at lower costs. It combines purchasing power to lower mortgage costs, insurance, health care, food, utilities, goods and services, and of course it eliminates daily transport costs that consume about 15% of the average family's income. It lowers dependency on petroleum. It operates its own bank. It buys its food from local farmers.

The VillageTown seeks a ratio of 20% local-to-global businesses and 80% local-to-local. The local to global businesses benefit from telepresence. The local-to-local benefit by money-turn that provides villagers with feedback so they know how much local content goods and services contain. Every dollar they spend locally increases the VillageTown commonwealth, which seeks to minimize money leaking out - to overseas oil fields by not needing cars, or with a wholesale buying group to avoid badly-designed, wastefully-packaged stuff that breaks prematurely.  But one of the most unique parts is how the VillageTown handles the profits derived from the development: they stay in the community because it does not use a developer. Permit us to explain:

Read this part carefully: Your VillageTown could begin with a legacy fund of hundreds of millions of dollars: The future villagers self-identify in advance. Their mortgages aggregate to combine purchasing power. When thousands of homes are built at the same time, cost of construction per home drops. But market value stays the same, creating a bigger profit, possibly in the hundreds of millions. Normally, the developer takes the profit. Not so in a VillageTown which does not use a developer. It uses an organizing company that becomes the VillageTown operating company owned by the VillageTown citizens - an operating company that owns the net profits in the bank. Thus, the VillageTown begins with a cash-rich Legacy Fund that becomes the foundation of what we call the commonwealth. This fund is used to strengthen and sustain your local economy, which may include direct or indirect investments in VillageTown businesses. In essence you buy a home at market value or a parallel market home and get a cash-rich operating company free.

Hi-tech lab
This company makes motors using 1/3 the electricity of normal
Farm




Know your farmers - it's important to grow things



 As individuals, the ordinary person has little clout in today's economy. But when 10,000 combine purchasing power and look after their economic wellbeing, the VillageTown becomes a force to be reckoned. Its economy is shaped to attract small to medium enterprises (SME) to level the playing field so they can compete effectively in an increasingly predatory global economy. Such power is possible when we combine purchasing power to return control of its money to the community.

In Eastern Missouri, we can build a Village Town of 10,000 residents that can participate, but does not have to rely, on the world economy.  Join us with your small or medium business and let's make it happen.

Thursday, August 1, 2013

THE VILLAGE TOWN WILL BE LIKE A HISTORIC DISCTICT



No Sprawl - It's like a Historic District

 No SprawlTraditionally villages and towns had absolute boundaries. They did not sprawl, but stayed within their limits, surrounded by green.

This historic town in England does not allow change - but the cars change it completely.When cars trash history

The concept of a historic district has two parts. One part refers to a place that is old. The other refers to a set of rules that inhibit or prevent exterior alteration to buildings, streets and the urban landscape. When we speak of making a VillageTown like a historic district, we mean the latter understanding.

In a VillageTown, once built, the job of construction is over. It should have been designed so it will serve the evolving needs of the community without the need or whim of tearing down or building new. There are several reasons to do this:

Simplicity: In building a 4,000-home community in 12 months, it becomes important to eliminate as many variables and complications as possible. Knowing we have a locked plan to work from eliminates bottlenecks, cost overruns and delays. Having said this, those initial requirements must not be allowed to compromise the beauty, character or authenticity of what is built... it's going to be around for a long time.

Living Environment: Living in a place with the noise, traffic and dust of construction is noxious. While it is a temporary activity for one building, there are places where it seems as if at all times someone is tearing down and building something new, or putting on another addition. The cumulative effect of construction in such places is not temporary, and over time it degrades the quality of community life. When the rule is simple... no new construction, no altering of exterior shape, size or scale. The only work that occurs happens inside buildings that already have windows. The noise and dust is contained, and the construction supplies delivered do not need large trucks.

Regulation: As soon as one opens the possibility to change the urban landscape, a whole set of rule-making kicks in. One needs rules on building heights, frontages and setbacks, view corridors, open space, etc. This involves considerable cost and time delays because the rules need to be developed, negotiated and written in advance to anticipate what someone might do under the rules at some time in the future... in effect preventing clashes between private pecuniary interest and the public good. A project can get held up for months, or even years, as various professionals, officials, special interest groups and the legal profession get involved and keep the meter running. In a historic district, the rule on exterior alterations or new construction is remarkably simple and non-negotiable: "No."

Of course, there must be a procedure whereby changes can occur, just as there are such rules in historic districts, but these are evaluated with a far stricter, case-by-case set of criteria than the zoning rules that govern most districts - strict enough that they will rarely, if ever, be needed.

The importance of simplifying the regulations cannot be overstated. As one highly experienced developer commented "half of the job of development is securing permission." We need to streamline the permission process, and one of the best way to do this is to use what in the computer industry is called WYSIWYG or what you see is what you get. We then add to this the Dynamic Engagement Process whereby the plans are publicly developed, using a 100:1 3D scale model (sometimes called a Charrette) in which the local permit officials attend and dynamically approve or disapprove as the model is built. They see the height of buildings. They see the impact on solar gain, view shafts and other issues subject to development controls. They immediately identify offending proposals, and the matter is resolved instantly.

When all the modeling is done, and the provisional plan is re-reviewed to make sure there are no cumulative adverse impacts that only show up with the big picture, the plan is locked. The locking includes the binding representation that once built, there will be no exterior alterations, additions, new construction or demolition.
The simplest way to do this is to designate the VillageTown as an instant historic district. Of course, if during construction, certain engineering problems arise that require alterations, the local officials must have the power to approve such changes, but those powers cannot include approving requests to expand, only to correct.

Note that we use the word external. The VillageTown will provide for growth by an emphasis on two and three story buildings rather than single floor. Families that cannot afford a big home, or that will find their needs grow later as they have children and need more room, will be encouraged to order a three story building but only finish perhaps one or two floors of it. Using the rapid build process and a single bulk material, the actual cost of the extra walls and floors will be a relatively small portion of the total home cost.

Further, we recommend a building system that has no internal load bearing walls and uses interior wall systems that are relatively easy to install and remove. This allows for internal flexibility. Finally, we recommend staircases that allow floors to either be part of one home or divided into apartments, so a building can be a single family home, or three flats, without any changes required to the primary access stairs. Following these guidelines, homes can be modified as needs change without exterior construction or demolition.

On the question of what external changes means, each working group of founders for each village will draft an architectural code that becomes part of their regulatory approval. While the scale and shape of the buildings are locked, each village will decide how much regulation they want on surface and ornament. This code provides immediate guidance to the architect each homeowner hires to design the exterior face of their home. It also becomes relevant a few years or decades later when individuals want to freshen the look of their home.

In addition, the initial historic designation may include certain variables that one typically would not find in a traditional historic zone. For example, many villages may consider rooftop living space - a flat roof designed for outdoor living. However, depending on the climate some home owners may find they wish to install an open-air roof over some or all of the rooftop. Anticipating this in the beginning, and setting out specific rules related to non-combustibility, angle, roofing material and roof coverage, the permit may include permission to build this addition at some future time. It may also include a timeline, such as saying this right can be exercised only once every three years, so that needed crane trucks come in and disturb the community infrequently and can do several jobs sequentially.

Would you prefer to live in a picturesque town of many villages, surrounded by meadows, trees and countryside, or the sprawl you see below?  Eastern Missouri is the perfect place to build.  Let's do it together.  Take the time to read all of the other articles, then refer this blog to others, and contact me.  The time to build is now.

 Sprawl