Showing posts with label Jamaica Plain Cohousing. Show all posts
Showing posts with label Jamaica Plain Cohousing. Show all posts

Monday, April 29, 2013

Being Agreement Prejudiced

This past weekend I facilitated a series of meetings in Boston (at Jamaica Plain Cohousing), and I started my work —as I always do—by asking for permission to operate under a set of Ground Rules that I've developed over the years. Among them is the group accepting my being "agreement prejudiced."

As that may sound like an odd request—a) why is that noteworthy; and b) is it OK to be "prejudiced" about anything?—it occurred to me that it would make a worthy blog focus to explain why I go there.

Almost without exception, people who have been raised in the dominant culture have been conditioned to think first in terms of how they are distinct from others, rather than how they are the same. To a large extent, our identities are associated with differences more than with similarities, and you know yourself most surely by the ways in which you stand apart from those around you. Certainly that was true for me. (Note that from an anthropolocigal perspective that all cultures aren't like this. In Inuit society, for example, individuals develop a much stronger sense of "we" than "I.")

Mind you, I am not saying that we have been raised to be cantankerous, or iconoclastic (although some, of course, turn out that way). Rather, I'm saying that when someone says something with which we are in partial agreement (which happens "only" all the time) our overwhelming tendency is to focus our initial response on the ways in which we disagree, rather than on celebrating the ways in which we align—even though they are equally valid responses, and one isn't more true than the other.

This is, I believe, a direct consequence of a culture that hero worships the rugged individual (think of it as the intersection between John Wayne and Ayn Rand). We are a competitive society that is founded on the notion that the best thinking is that which survives a fair fight; that rigorous and dispassionate debate exposes weak thinking, casuistry, and unsubstantiated rhetoric. After four decades of cooperative living, I've come to deeply question whether that strategy is superior. Though it's unquestionably what we know how to do, I no longer believe it leads to the best results.

First, a lot of people are uncomfortable speaking in public at all, and will avoid doing so even if there were a guarantee that people would respond favorably.

Second, there are many who would rather keep quiet than risk having their ideas attacked (or even questioned) in public. It can be downright humiliating. 

Third, if you think that there is already too much momentum moving in a different direction than the one you favor, in a competitive dynamic you may strategically decide to fold rather than raise, keeping hidden your preference so as to not squander social capital on a lost cause. Better to save your chips for an issue you might "win."

To the extent that these dynamics sound familiar, you can begin to appreciate how much a competitive environment does not particularly bring out all the ideas. In fact, it often suppresses them. Further, brisk competition tends to promote counterattacks and defensive responses rather than thoughtful reflections and an atmosphere where people can gracefully change their position.

More excited by the potential of cooperative culture—which is the essence of community living—I've trained myself to respond differently to disagreement, and differently to the presence of tension.

Now, when I encounter alternate views, my first thought is to wonder how the other person got to a different conclusion. What factors are they looking at; are they weighing things differently than I am? If you have two different ideas about what to do and you keep the focus on what action to take, the proposals will be in dynamic tension. Typically this will lead to a competition, a virtual tug-of-war.

In order to shift this dynamic, as a facilitator I try make sure I understand the root concerns or interests that undergird the conclusions and then legitimatize (if possible) the reasonableness and appropriateness of those concerns being in play. Then I invite ideas about how to bridge these different interests (which are almost never directly in opposition), rather than how to find a middle ground between proposals.

In my experience, it is much easier for people to stretch to accommodate the concerns of others if they feel that theirs have been fully recognized. Then it feels like a collaboration—rather than a competition, a compromise, a conquering, or a capitulation.

Unfortunately, the field is frequently more complicated than that. If, for example, there are significant tensions or heightened emotions present as well, then you need to pause the consideration to recognize those and explore what they mean before proceeding with the identification of interests and underlying values. 

Essentially, strong feelings correlate highly with distortion, and you cannot do solid work unless you're able to deescalate reactions to the point where people can hear accurately. Attempting to plow ahead anyway—perhaps because you don't know how to deal with feelings, or are afraid that their examination will open Pandora's Box and lead to chaotic, uncontrolled accusations and name calling—will result in exhaustion, damaged relationships, and brittle conclusions with weak buy-in. Yuck!

(Note that the poor outcome I've projected above for failing to work with strong emotions is independent of whether you're attempting a cooperative or a competitive approach. While I don't think it's a simple matter to learn how to do this well, any group not doing this at all is already incurring a stiff price.)

• • •
To the community's credit, the members of JP Cohousing "got it" why being agreement prejudiced is valuable. What's more, they had humbleness about how hard it is to access that mind set in the heat of the moment. That's why they hired me, to help them navigate a large issue where the group needed to bridge between: a) a core concern about affordability and the need to be prudent about living within one's means; and b) a core desire to be bold and inspirational when presented with a unique opportunity to use one-time money to enhance the quality of community life.

When I'm brought in as an outside facilitator, I tell groups that I'm ruthless about agreement, by which I mean that I'll offer it up for consideration as soon as I smell it, which is typically before anyone else in the room. The reason my skill in this stands out is not so much that I'm a superior problem solver, as that people tend to find what they're looking for, and by virtue of having trained myself to look for common ground I'm often better at finding it. 

The bad news is that not that many have done the work needed to be proficient in thinking this way in the dynamic moment—even in community. The good news is that anyone can learn this skill—you just have to want it bad enough and be willing to put in the work.

Tuesday, October 30, 2012

Beached by Sandy

I was supposed to be in Ann Arbor this morning, orchestrating agenda prep for the fall organizational meetings of the Fellowship for Intentional Community. Instead, I'm in Watertown MA, visiting with a dear friend (Tyler), waiting out Hurricane Sandy.

As a wilderness canoeist, I often look for a sandy beach when scanning the shoreline for an overnight campsite. In the Precambrian granite geology of northern Canada's premier canoeing territory, such sites are few and far between, but every now and then you can luck upon one. They represent a safe harbor, easy on the canoe and less treacherous for bathing.

Much as I enjoy being on a sandy beach, however, I'm not enjoying being beached by Sandy. 

As someone who's been involved with FIC since its beginning in 1987, I've never missed any of our semi-annual organizational meetings (board meetings plus committee meetings combined). That's 51 in a row. Tomorrow, for the first time, I'll not be in the room at the opening bell, because I didn't get out of Dodge Boston fast enough after wrapping up a weekend consulting gig with Jamaica Plain Cohousing Sunday afternoon.

My plan was to board the westbound Lake Shore Limited at South Station at noon Monday, getting off 18 hours later (at dawn Tuesday) in Toledo—which is only an hour south of Ann Arbor. Not worrying about the weather (big mistake) I had a lovely visit with Tyler Sunday evening and then got the bad news from Amtrak: my Monday train had been canceled in anticipation of Boston getting slammed by Sandy. 

Hmm. Logan Airport was also shut down, so I looked into Greyhound. There are two buses daily that go to Ann Arbor: one leaving at 12:15 pm and another departing at 7:40 pm. They both take about 23 hours and have a couple of transfers (one at 3 something am in Cleveland—talk about a good time), but at least they'd get me there. I could also rent a car, but the fees were stiff ($336 plus gas). What to do?

I have a decided preference for the train because it takes less time, costs less, offers reclining seats for sleeping, and I can work on the train (as opposed to the cramped seating on buses, or the psychic drain of driving 13 hours solo through driving rain with winds gusting to 70 mph). So I switched my reservation to take the Lake Shore Limited Tuesday and crossed my fingers. Maybe I should have crossed my eyes also. 

Monday afternoon, in the midst of the howling wind, Amtrak canceled Tuesday's trains also, and then Greyhound shut down the buses. Ain't nobody going anywhere out of Boston on Monday. It was about then that the lights flickered at Tyler's house and it occurred to me that I might be in for plenty more adventure yet. 

Worried about the rain and coastal storm surges, Ma'ikwe emailed me yesterday asking how I was faring—the weather maps looked horrific. I was able to assure her that I was removed six miles from Boston Harbor, and that I was hunkered down in the second story of a house built of brick—not the ones built of straw or sticks—and relatively secure from big bad Sandy's huffing and puffing. In short, I was riding out the storm in Watertown, not Underwatertown.

Fortunately, the power never went out and we've had running water throughout (not just in the downspouts). Last night I bumped back my train reservation once more, and now I'm crossing everything (not just my t's and toes). Today (Tuesday) the wind has died down to a modest 20-30 mph and we've even seen patches of sunshine bravely poking through the cloud cover. Who knows, maybe we'll go out for dinner tonight—something that only a maniac would have considered yesterday. 

While I am sad to not be with my FIC friends chewing on agenda this morning, they can get along fine without me. Everyone I know is safe and I can just as easily peck away at my To Do List from my laptop in Massachusetts as I could in Michigan. In the end, there are many worse ways to spend an unanticipated two-day layover than with a good friend who has reliable wi-fi and an ample stock of strong coffee.

With luck Amtrak will reinstate train service tomorrow, and I'll be to get to Ann Arbor for Day Two of our three-day meeting. Failing that, maybe I can catch the late bus (if they're letting the Greyhounds out of their kennel this evening). 

One way or the other, I'm optimistic that I'll find that sandy beach tonight.

Tuesday, February 14, 2012

Doing the Heavy Lifting on Affordability

This past Sunday I spent the day with Jamaica Plain Cohousing in Boston, helping them try to untangle a skein of questions about how best to use their Affordability Fund. Over several years the community has gradually capitalized this Fund by siphoning off five percent of HOA dues. They have now accumulated an impressive amount of money and they're itching to start putting this money to use—they just want to do it well.

The community is located in a well-established neighborhood with a mixed race and mixed income profile—features that the founding group intentionally sought. The community has a core commitment to being multicultural and multi-generational, and has demonstrated that commitment by setting aside hard cash to finance their dedication to diversity. For my money, this is damn important work, which is my motivation to tell this story.

Early in the day, we were able to establish that folks want to use the Fund in such a way that they'll take into account the impact on the surrounding neighborhood, as well as on the intentional community. They see themselves as a stakeholder in the future of their corner of Jamaica Plain, and need to be vigilant about not inadvertently contributing to gentrification, which could price out the multicultural mix they now enjoy.

We also identified that they'll need to explicitly identify which population segments they want to track in their quest for diversity (while they probably don't care how many seven-footers are in residence, they do care about having a representative ethnic mix; while they can safely ignore how many members have belly button piercings, they desire a mix of families with young children relative to empty nesters). They'll also have to define what it means that an identified target population segment is under-represented as well as how much preference a prospective might get by virtue of wearing that label. in short, it's complicated.

After making a pass at laying out the complete laundry list of questions that the community will have to address before they have a complete affordability package (we were able to name about 20 and I'm certain more will surface as the work continues), we rolled up our sleeves and started tackling the strands, one at a time.

Three Ring Circus
The highlight of the day, for me, was the rich complexity that emerged when we looked at the question: "To what extent do we want to emphasize using the Fund to support current residents relative to supporting suitable prospective members that come from under-represented target populations?"

After hearing from several people on this, some themes emerged:
a) There was a clear preference that more money go to supporting prospective members than to supporting current residents.

b) There was the expectation that prospective members were most likely to need a loan in order to come up with the down payment (which was likely to be five figures), while current residents were more likely to need a short-term loan to cover unexpected expenses or the temporary loss of employment (where loan size was likely to be an order of magnitude lower).

c) There was overwhelming support for the notion that the Fund should be used to make loans, not grants, and that it was to be seen as a bridge, not an artificial leg. Recipients needed to be able show that they had reasonable prospects for repaying the loan and that there was adequate collateral in the event of default. The group wanted to able to use the money over and over.

When we were able to tease out this clarity we moved in the direction of establishing percentage guidelines for how the Fund could be used: 50% for prospective members; 25% for current residents; and 25% at the discretion of the Affordability Fund Management Committee (the group that would be receiving applications and making decisions about who would get loans based on the guidance developed by the plenary).

Just when it appeared we were closing in on an agreement, a third idea entered the field: how about using the money to buy a housing unit that the community would permanently own and could rent to low-income folks from one of the targeted populations? Suddenly we had three worms crawling around on the floor instead of two. The conversation started to mushroom instead of converge, and people were started getting anxious about how we were going to get all of the worms back in the can.

After allowing a certain amount of open discussion—mainly to flesh out the ideas—I asked folks to stand in a line, representing with their feet where they stood (literally) on this matter. We had those wanting to go all in to buy a unit position themselves at one end of the room; those wanting to restrict Fund use to supporting prospectives and/or current residents stood at the other end; those with mixed preferences, or undecided, placed themselves somewhere in the middle. We knew we had a good question because folks were spread out all along the line, with small clumps at either end. Now what?

Folks at one end argued in favor of this new idea because it was bold, and a surer way (in their eyes) to actually put low-income people into residence in the community. They tried to make the case that the amount of money available in the Fund was too small to make that much difference to prospective buyers.

Going the other way, people liked the idea of helping prospective owners and/or creating a financial safety net for current residents, and they felt that the Fund was too small to be buying units with it—it would only be enough for a down payment and all the rental income would go into debt service, leaving nothing for helping others.

The Magic of Consensus
We reached this point with about 20 minutes left in the day, and it appeared on the surface that the differences were so great that the meeting was headed toward a hung jury—and very meager product after five hours together. Uh oh.

Fortunately, we were in better shape than people could see at first. By listening closely to the undercurrents, we were able to articulate a productive direction:

a) There was broad-based support for seriously considering the community buying a unit and using that to breathe life into the community's affordability commitment.

b)
At the same time, there was nowhere near solid support for taking all of the current money in the Fund and devoting it to buying a unit, leaving nothing for supporting the affordability needs of current residents or those of propsectives trying to purchase units.

c)
The idea of buying a unit had never been chewed on before in plenary and it stirred up a lot of serious questions (notably about marketing and property management). Recognizing that it would take a while to both flesh out and address these questions, it seemed reasonable to uncouple this idea from the Affordability Fund—at least for now.

d) Because the community also had another pot of money in hand (from a Brownfield settlement for remediation of the soil on the property), it seemed much more comfortable to most people to consider the idea of buying a unit in the context of using these funds, for which a conversation about was in the plenary queue.

As this summary worked well for folks (that is, everyone felt included), we were able to lay down the idea of using the Fund to buy a unit, with the understanding that it would get serious consideration when the Brownfield money got looked at. Then we were able to approve the suggested percentages for how the Fund would be apportioned between prospectives and current residents.

In the evaluation at the end of the meeting, some members felt we'd spun our wheels in trying to reach the above agreement, pointing out that we had that proposal on the table at 2:45 pm yet weren't able to close the deal until 3:45 pm, after we'd opened up Pandora's Box on the question of buying a unit.

While it was true that the hour devoted to exploring the idea of buying a unit did not, ultimately, change the final agreement at all, it provided a much richer context for that decision (which translates to much more solid buy in) and set the table for how the group would begin the conversation about how to use the Brownfield money. I thought the hour was well spent and demonstrated the payout for all the work done in the first half of the meeting to clear the air and lay out a road map for how to proceed.

It was the earlier work that made it possible for people to be brave enough in the afternoon to add complications to the conversation and still have confidence that we could find our way through the ticket of divergent ideas and the thorniness of dear-to-the-heart opinions. And it was the authenticity and completeness of the conversation that will sustain the community through the messy days of implementation ahead.

To me, this was a terrific demonstration of the magic of consensus, where a group becomes fluid and creative once it's done sufficient spadework to pull the fangs on unresolved tensions and created a container of safety and caring sufficient for participants to bring what they have on the topic at hand and to trust that no one will be blown off. I never get tired of seeing the magic unfold.

• • •
Here is a community doing brave and important work, pushing past the relative ease of their immediate lives to insist that their community be a building block of a just and sustainable future. Wow. What a great way to spend a Sunday.