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Please note that we will be working with an attorney and accountants regarding the details of how some of this will work. The information provided here is what we believe to be possible and probable given what we know now. We will update this information as we gather more details.
Definitions
Land Association refers to the entirety of the acreage to be purchase d to preserve it from logging. Depending on the number of leasehold shares purchased, the Land Association will comprise anywhere from 40-200 acres.
Diana’s Grove Center refers to the non-profit 501(c)3 educational legal entity that exists to provide training, education and facilities for the development of leadership programs and land management on the existing 102 acres that comprise Diana's Grove.
A share refers to a 50-year lease entitling the owner/owners to ½ acre of personal property, access to the community cabin, and one vote in the Leaseholder Association (LHA). One share will cost $10,000. Please read further for information about financing.
The Leaseholder Association (LHA) will be formed after the purchase of the property, by those who own shares. The LHA will manage the ongoing maintenance and development of the community cabin and related property, and make decisions governing personal cabins and land use . These decisions may be subject to certain approvals by Diana’s Grove Center .
Leaseholder refers to anyone who has purchased one or more shares, or partnered with other leaseholders to purchase a portion of a share.
Diana’s Grove Retreat Center refers to the organization that operates Diana’s Grove Mystery School and the dog rescue organization on the original 102-acre property.
Financial
Is financing available?
Can I do work exchange to offset my leasehold payment?
When will the money be needed? Do I need to pay the entire amount immediately?
Can I sell my share at some point?
Can I leave my share to my descendants?
Can I pool my resources with others to purchase a part of a share?
Can I just contribute money without purchasing a share or getting involved in the LLC?
Will the LLC be responsible for ongoing expenses, such as upkeep of the community cabin?
How will the community cabin be financed?
What happens if someone defaults on a share?
Relationship to Diana’s Grove Retreat Center
How will Diana’s Grove be involved?
Will we have to drive through the Grove to reach the LLC acreage or the community cabin?
Can I stay at the community cabin during an event weekend at the Grove?
Can I, as a man/woman, be present on my leased land if there is a women/men-only event in progress at the Grove?
Community Cabin/Land
Why build a community cabin?
How will the community cabin be financed?
When will the community cabin be available?
Can I help build the community cabin?
What will the community cabin be like?
Will there be electricity and water?
Will the community cabin have an outhouse?
Will there be road access to the community cabin? What will it be like?
How will the community cabin be maintained?
How will the community cabin be used?
How will the members of the LLC negotiate issues? Will a process be put in place and, if so, is Diana’s Grove willing to jump-start this process?
Will there be communal garden space at the community cabin?
Can I stay at the community cabin during an event weekend at the Grove?
Personal Land
What kind of personal cabin can I build?
Can I build any kind of structure I want on my personal land?
How will the personal land parcels be allotted?
Can I have garden space on my personal land?
Other
How big is an acre?
How big is a 40-acre parcel?
Are there roads through this land right now?
If I buy a share, how long am I guaranteed use of the land?
Are there environmental or other laws that restrict what can be done on the land?
Are there protected species that currently inhabit this land?
Will there be any logging on the land?
What are the possibilities for an intentional community?
How close do ATVs normally come?
I'd like to purchase a share, but I don't want to be part of anything that includes a certain individual. How can I determine whether that person will be one of those buying in?
I have a question that isn't addressed here, who do I contact?
Financial
Q: Is financing available?
A:
A Limited Liability Company (LLC) will soon be created, and that company will secure the loan to purchase the acreage. Leaseholders who choose to make payments, instead of buying their share(s) outright, will make payments to the LLC. Individual shareholders will not need to secure their own financing to take advantage of a payment-over-time arrangement.
Q: Can I do work exchange to offset my leasehold payment?
A: No. We are not able to offer a work exchange option at this time.
Q: When will the money be needed? Do I need to pay the entire amount immediately?
A: We are planning for a signing date sometime in August, and we will need some portion of your leasehold payment by then. You can make the entire amount available as a lump sum, or pay in a down payment of whatever amount is comfortable for you, and commit to ongoing monthly payments.
Can I sell my share at some point?
A:
Yes. However, the purchaser will have to be approved by the members of the LLC.
Q: Can I leave my share to my descendants?
A: Yes.
Q: Can I pool my resources with others to purchase a part of a share?
A: Certainly. If you are interested in splitting a share and do not already know someone willing to buy in with you, let us know. We will put you in contact with other people who are also interested in sharing a lease.
Q: Can I just contribute money without purchasing a share or getting involved in the
LLC?
A: Of course! “No-strings” financial contributions are always welcome! If you wish to simply make a donation for the benefit of the preservation effort, you will be under no obligation to participate in any other aspect of the project, and your contribution will be tax-deductible.
Q: Will the LHA be responsible for ongoing expenses, such as upkeep of the community cabin?
A:
Yes. The LLC will manage the community cabin after it is built, and should expect to pay for repairs and/or improvements as needed.
Q: How will the community cabin be financed?
A:
The cost of building the community cabin is built into the cost of the initial leasehold purchase price. We may also oversee an ecologically sensitive, selective logging process to clear areas for building and help pay for construction.
Q. What happens if someone defaults on a share?
A.
This is a valid concern, given the nature of group ownership. If a shareholder defaults, we expect to be able to find another buyer or buyers for the share(s) in question. Our plan also includes a financial “cushion” as follows: While we only need to sell 35 shares in order to purchase 200 acres, we will offer between 40 and 45 shares for sale. The extra money and/or income will create a contingency fund, allowing the ownership entity (LLC) to respond to short-term financial needs, such as covering the lease on a defaulted share until another leaseholder can be found.
Relationship to Diana’s Grove Retreat Center
Q: How will Diana’s Grove be involved?
A:
The land will be owned by a Limited Liability Company (LLC) that will be a legal entity entirely separate from Diana's Grove Retreat Center . The LLC will manage the land and associated resources.
Q:
Will we have to drive through the Grove to reach the LLC acreage or the community cabin?
A:
The LLC acreage and community cabin will be accessed by a Forest Service road that connects to a road maintained by the county. There will be one unmaintained four-wheel-drive road directly connecting the LLC acreage with the Diana’s Grove Retreat Center property, but you will not drive through the retreat center property to reach the LLC acreage or the community cabin.
Q: Can I stay at the community cabin during an event weekend at the Grove?
A:
Yes, the two properties and organizations will be entirely separate. Event participants will not use the community cabin or the land unless they are also shareholders, and shareholders may use the community cabin and the land without participating in events at the Grove.
Q: Can I, as a man/woman, be present on my leased land if there is a women/men-only event in progress at the Grove?
A:
Yes, you simply may not come onto the Retreat Center property during the event.
Community Cabin/Land
Q: Why build a community cabin?
A: Many people find this option very attractive, and we feel it will increase the value of the leasehold purchase to the majority of those interested.
Q: How will the community cabin be financed?
A: The cost of building the community cabin is built into the cost of the initial leasehold purchase price. We may also oversee some environmentally sensitive, selective logging to clear the land for building and help finance the construction.
Q: When will the community cabin be available?
A: The community cabin will be available sometime in 2010.
Q: Can I help build the community cabin?
A:
Yes! We would love help with the building! Send an email to Land@dianasgrove.com and tell us how you would like to help and what skills you have.
Q: What will the community cabin be like?
A: The community cabin will be a simple cabin accessed by a gravel road. So far the design calls for bed space for 2 and cooking facilities.
Q: Will there be electricity and water?
A: Yes. Electricity will be solar-powered and water will be filtered rainwater or will be trucked in. There is no electrical access to the building site and no well. It would be prohibitively expensive to dig (and permit) a well and/or to tie into the closest electrical grid. Rainwater catchment and trucking in of water should satisfy simple water needs, and a low-voltage solar system will provide electricity for basic amenities.
Q. Will the community cabin have an outhouse?
A. Yes, the community cabin will have access to a composting outhouse to be built on the property.
Q: Will there be road access to the community cabin? What will it be like?
A:
Yes, a car will be able to drive to the cabin on a Forest Service road that connects with a road maintained by the county. There will be one unmaintained four-wheel-drive road directly connecting the LLC acreage with the Diana’s Grove retreat center property, but you will not need to drive through the Grove property to reach the community cabin.
Q: How will the community cabin be maintained?
A:
The community cabin will be the responsibility of the LLC, which will decide how to maintain this shared resource.
Q: How will the community cabin be used?
A:
Use of the community cabin will be determined by the members of the LLC. The LLC members will meet and make agreements about the use and maintenance of the community cabin.
Q:
How will the members of the LLC negotiate issues? Will a process be put in place and, if so, is Diana’s Grove willing to jump-start this process?
A:
There will be a set-up meeting facilitated by Diana's Grove staff to establish the LLC.
Q: Will there be communal garden space at the community cabin?
A:
This will be determined by the members of the LLC.
Q: Can I stay at the community cabin during an event weekend at the Grove?
A:
Yes, the two properties and organizations will be entirely separate. Event participants will not use the community cabin or the land unless they are also shareholders, and shareholders may use the community cabin and the land without participating in events at the Grove.
Personal Land
Q: What kind of personal cabin can I build?
A: You will have the option of building a simple cabin. Your building plans will have to be approved the LLC. There will likely be restrictions on cabin size and certain building features to mitigate ecological and visual impact.
Q: Can I build any kind of structure I want on my personal land?
A:
The LLC will make agreements about acceptable and desirable structures.
Q: How will the personal land parcels be allotted?
A:
We are still in conversation about how to allot plots.
Q: Can I have garden space on my personal land?
A:
That will depend on the agreements made by the members of the LLC.
Other
Q: How big is an acre?
A: A square 208' x 208'.
Q: How big is a 40-acre parcel?
A: 40 acres is ¼ mile by a ¼ mile.
Q: Are there roads through this land right now?
A: Yes, there are two four-wheel-drive roads that offer access from a maintained county road, Shannon County Road CC.
Q:
If I buy a share, how long am I guaranteed use of the land?
A:
You will be a partial owner of the LLC acreage, and will remain so unless you decide to sell or relinquish your share.
Q: Are there environmental or other laws that restrict what can be done on the land?
A:
There are some state development laws that restrict subdivisions and development. We are gathering more information now.
Q: Are there protected species that currently inhabit this land?
A: There are no known protected species on the land.
Q: Will there be any logging on the land?
A:
We may oversee an ecologically sensitive, selective logging process to help pay for the land and the community cabin.
Q: What are the possibilities for an intentional community?
A:
An intentional community is a possibility, if agreed to by the LLC. Any such community would be bound by the LLC agreements.
Q: How close do ATVs normally come?
A:
ATV's have been known to use the main access road, but that use is infrequent.
Q: I'd like to purchase a share, but I don't want to be part of anything that includes a certain individual. How can I determine whether that person will be one of those buying in?
A: Contact charles@dianasgrove.com for information.
Q: I have a question that isn't addressed here, who do I contact?
A: Contact Charles or Patricia at land@dianasgrove.com