Foreword
Preface
Acknowledgments
Chapter 1 A Seed Is Planted: The Early Stages
　of Land Planning
　Planning Permits
　Conforming
　INTRODUCTION TO THE CHARTER OF THE NEW URBANISM
　Location, Location, Location
　Proximity to Water and Wastewater Infrastructure
　FRAMING THE MONS
　Imperiled Species and Ecological Communities
　Wetland and Water Body Conservation
　Useful Agricultural Land Conservation
　Floodplain Avoidance
　Brownfield Redevelopment
　High Priority Brownfield Redevelopment
　Preferred Locations
　Reduced Oil-Fueled Automobile Dependence
　Bicycle Infrastructure
　Fantasy Island
　Local (VValking/Bicycle Scale) Housing and Jobs
　School Proximity
　Solar Radiation, Wind and Rainfall
　Back to the Plan
Chapter 2 The Public/Private Partnership: A Balancing Act
　The State Open Public Meeting Law--Title 38, Chapter 3,Article
　Land Development Meetings
　REFRAMING THE TRAGEDY
　OIL OVERCHARGE FUNDS
　Civano Gets a Petrol-Funded Boost
　The Tucson Institute for Sustainable Communities
　Pre-Planning
　STATE LANDS DEPARTMENT
　URBAN LANDS ACT
　METROPOLITAN ENERGY MISSION
　Ideal Ideas
Chapter 3 Guiding Growth: Master Planning and Analysis
　EXCERPT OF PAUL ROLLINS' INTERVIEW WITH WAYNE MOODY
　IAN MCHARG'S DESIGN WITH NATURE, 1969
　MASTER PLANNING: APPLIED NEW URBANISM
　Consider Density
　Diversify Uses
　Mixed Use Zoning--Coming Back Home
　Transportation Network
　Connect to Surroundings
　Public Spaces
　Maximize Accessibility for All
　Involve the Community
　The Plan Book That Never Was
　New Urbanism's Code
Chapter 4 Impacts and Adjustments: The Basics of
　High Performance, a.k.a. Green
　AUDITING THE PROJECT, ENERGY AND WATER
　CHARACTERISTICS OF THE 2007 ENERGY AND WATER USE
　MONITORING STUDY
　Correlations
　Evaluation of 2007 Energy Use
　Cost and Energy Savings for the City of Tucson and Civano
　WATER USE
　Civano Phase I Water Use in Common Areas
　CIVANO PHASE I VS. PHASE II PARISON
　MOU Adaptation
　HOME RESALE VALUES: PHASE I, PHASE II, AND A NEIGHBORING
　DEVELOPMENT
　INTER-CIVANO ENERGY PARISON
　INTER-CIVANO WATER PARISON
　LEED-- NEIGHBORHOOD DEVELOPMENT 'CERTIFICATION OF A PLETED
　NEIGHBORHOOD DEVELOPMENT'
　Embodied Energy
　A CLOSER VISION
Chapter 5 Germination
　THREE MAJOR LESSONS LEARNED
　#1 Lesson Learned: Capitalization
　#2 Lesson Learned: Size Matters (Capitalization Continued)
　#3 Lesson Learned: Identify Goals and Send a Clear Message
　PUBLIC MEETS PRIVATE: THE CIVANO INSTITUTE 113
　LEE RAYBURN SUMMATION
Chapter 6 Tug of War: Rediscovery
　CHOOSING A MASTER DEVELOPER
　MARKET STUDY FOR CIVANO
　WHY FEAR THE "S" WORD?
　Selling Civano
　Goodbye Fannie Mae
　DEFINING AFFORDABLE HOUSING
　Compounding Effects of Energy Efficient Building Envelopes
Chapter 7 Ground Breaking: Neighborhood One
　URBAN DESIGN FEATURES SPECIFIC TO PHASE I CIVANO
　The Streetscape and Landscape
　THE IMPACT PROCESS, CONTINUED
　BUILDING MATERIALS, TECHNIQUES, AND TECHNOLOGY ADOPTION
　SOLAR POWER IN CIVANO PHASE I
　Solar Electric
　Residential Scale Solar Thermal Technology Overview
　Solar Water Heating Lessons Learned
　Wall Systems
　RECYCLING IS A COMMUNITY PERFORMANCE METRIC
　Heating, Ventilation and Air Conditioning (HVAC) in Civano
Chapter 8 A Middle Ground--Phase Ih The Costs and
　Benefits of Production Housing
　THE COMMUNITY CENTER
　Affordable New Urbanism
　Speed of Buildout
　Urban Villages
　Did the Public and Private Partnership Help or Hurt?
　Does Sierra Morado Meet Project Goals?
Chapter 9 Civano's DNA: Leading the Evolution
　Lessons Learned 199
　Architects, Engineers, and New Urbanists
　THE ENGINEER, IN HIS LANGUAGE
　2005 Sustainable Energy Standard (Appendices A and B)
　Conclusions for the 2007 Energy Use Study
　LEED--NEIGHBORHOOD DEVELOPMENT, GREEN CONSTRUCTION AND TECHNOLOGY
　Construction Activity
　Green Construction
　Energy and Water Efficien