Inside the Civano project : a case study of large-scale sustainable neighborhood development

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A First-Hand Look at the High-Performance Civano Development

This GreenSource book offers a complete survey of Civano, the largest high-performance mixed-use community in the United States. Located in Tucson, Arizona, Civano encompasses high standards of resource conservation, sustainability, and solar energy use.

Inside the Civano Project features insider information on the planning, funding, building, and management of this development, which integrates residential communities with shopping, workplace, school, and civic facilities, as well as parks and natural open spaces. The book discusses the zoning and building code guidelines, sustainable building materials, energy standards, and water conservation technologies that make Civano ahead of its time.

Inside the Civano Project covers:

Behind-the-scenes preconstruction discussions Site analysis, planning, and zoning Insights from members of the Civano development team The Congress for the New Urbanism The LEED-Neighborhood Development program Public/private land development strategies The Urban Lands Act The Integrated Method of Performance and Cost Tracking (IMPACT) System Energy and water use monitoring Photographs of Civano Challenges, pitfalls, and lessons learned throughout Civano's development

Author Notes

C. Alan Nichols, P.E., LEED AP , established Al Nichols Engineering in 1995. He has served as Project Engineer at Western Electric, Process Engineer for W. L. Gore, and Project Engineer for Tierney Manufacturing. Nicols has over 30 years' experience in heating, air conditioning energy systems, and plumbing. As a member of the Tucson Metropolitan Energy Commission, he was instrumental in writing the sustainable energy standard (SES) for Civano. Additionally, Nichols was part of a volunteer group that led the development of the building code guidelines that have resulted in Civano's 60% reduction of heating and cooling energy and 55% reduction in potable water usage. In 2002, he received the Energy Users News Award, Best Mixed-Use Facility for the Civano project and is Past-Chairman of the Tucson/Pima County Metropolitan Energy Commission.

Jason A. Laros is Project Manager with Al Nichols Engineering. In his capacity as building superintendent at the University of Idaho, he managed the maintenance crews and contract construction projects for over 300,000 ft. of university apartments and related building systems and acquainted staff and administration with material and energy saving concepts and practices.

Foreword	p. xi
Preface	p. xiii
Acknowledgments	p. xvii
Chapter 1 A Seed is Planted: The Early Stages of Land Planning	p. 1
Planning Permits	p. 4
Conforming	p. 9
Introduction to the Charter of the New Urbanism	p. 11
Location, Location, Location	p. 12
Proximity to Water and Wastewater Infrastructure	p. 13
Framing the Commons	p. 14
Imperiled Species and Ecological Communities	p. 14
Wetland and Water Body Conservation	p. 15
Useful Agricultural Land Conservation	p. 15
Floodplain Avoidance	p. 16
Brownfield Redevelopment	p. 16
High Priority Brownfield Redevelopment	p. 17
Preferred Locations	p. 17
Reduced Oil-Fueled Automobile Dependence	p. 17
Bicycle Infrastructure	p. 18
Fantasy Island	p. 18
Local (Walking/Bicycle Scale) Housing and Jobs	p. 20
School Proximity	p. 20
Solar Radiation, Wind and Rainfall	p. 24
Back to the Plan	p. 24
Chapter 2 The Public/Private Partnership: A Balancing Act	p. 27
The State Open Public Meeting Law---Title 38, Chapter 3, Article 3.1	p. 29
Land Development Meetings	p. 31
Reframing the Tragedy	p. 38
Oil Overcharge Funds	p. 39
Civano Gets a Petrol-Funded Boost	p. 40
The Tucson Institute for Sustainable Communities	p. 44
Pre-Planning	p. 45
State Lands Department	p. 46
Urban Lands Act	p. 47
Metropolitan Energy Commission	p. 48
Ideal Ideas	p. 49
Chapter 3 Guiding Growth: Master Planning and Analysis	p. 51
Excerpt of Paul Rollins' Interview with Wayne Moody	p. 53
Ian Mcharg's Design with Nature, 1969	p. 58
Master Planning: Applied New Urbanism	p. 61
Consider Density	p. 61
Diversify Uses	p. 62
Mixed Use Zoning---Coming Back Home	p. 64
Transportation Network	p. 65
Connect to Surroundings	p. 68
Public Spaces	p. 68
Maximize Accessibility for All	p. 69
Involve the Community	p. 69
The Plan Book That Never Was	p. 74
New Urbanism's Code	p. 75
Chapter 4 Impacts and Adjustments: The Basics of High Performance, a.k.a. Green	p. 77
Auditing the Project, Energy and Water	p. 80
Characteristics of the 2007 Energy and Water Use Monitoring Study	p. 81
Correlations	p. 82
Evaluation of 2007 Energy Use	p. 84
Cost and Energy Savings for the City of Tucson and Civano	p. 88
Water Use	p. 89
Civano Phase I Water Use in Common Areas	p. 90
Civano Phase I Vs. Phase II Comparison	p. 91
Mou Adaptation	p. 91
Home Resale Values: Phase I, Phase II, and a Neighboring Development	p. 92
Inter-Civano Energy Comparison	p. 93
Inter-Civano Water Comparison	p. 94
Leed---Neighborhood Development "Certification of a Completed Neighborhood Development"	p. 95
Embodied Energy	p. 97
A Closer Vision	p. 99
Chapter 5 Germination	p. 101
Three Major Lessons Learned	p. 105
#1 Lesson Learned: Capitalization	p. 105
#2 Lesson Learned: Size Matters (Capitalization Continued)	p. 108
#3 Lesson Learned: Identify Goals and Send a Clear Message	p. 110
Public Meets Private: The Civano Institute	p. 113
Lee Rayburn Summation	p. 120
Chapter 6 Tug of War: Rediscovery	p. 121
Choosing a Master Developer	p. 125
Market Study for Civano	p. 128
Why Fear the "S" Word?	p. 131
Selling Civano	p. 135
Goodbye Fannie Mae	p. 139
Defining Affordable Housing	p. 144
Compounding Effects of Energy Efficient Building Envelopes	p. 145
Chapter 7 Ground Breaking: Neighborhood One	p. 149
Urban Design Features Specific to Phase I Civano	p. 150
The Streetscape and Landscape	p. 151
The Impact Process, Continued	p. 152
Building Materials, Techniques, and Technology Adoption	p. 157
Solar Power in Civano Phase I	p. 157
Solar Electric	p. 158
Residential Scale Solar Thermal Technology Overview	p. 159
Solar Water Heating Lessons Learned	p. 162
Wall Systems	p. 162
Recycling is a Community Performance Metric	p. 166
Heating, Ventilation and Air Conditioning (HVAC) in Civano	p. 169
Chapter 8 A Middle Ground---Phase II: The Costs and Benefits of Production Housing	p. 175
The Community Center	p. 178
Affordable New Urbanism	p. 188
Speed of Buildout	p. 190
Urban Villages	p. 191
Did the Public and Private Partnership Help or Hurt?	p. 193
Does Sierra Morado Meet Project Goals?	p. 195
Chapter 9 Civano's DNA: Leading the Evolution	p. 199
Lessons Learned	p. 199
Architects, Engineers, and New Urbanists	p. 209
The Engineer, in his Language	p. 210
2005 Sustainable Energy Standard (Appendices A and B)	p. 214
Conclusions for the 2007 Energy Use Study	p. 215
Leed---Neighborhood Development, Green Construction and Technology	p. 216
Construction Activity	p. 216
Green Construction	p. 217
Energy and Water Efficiency	p. 217
Minimize Resource Consumption and Site Disturbances	p. 219
Managing Stormwater	p. 219
Solar Management	p. 219
Onsite Energy and Renewable Energy Generation	p. 222
District Central Plants	p. 223
Wastewater Management	p. 224
Recycled Content in the Infrastructure and Waste Management	p. 226
Dark Skies	p. 226
Chapter 10 The Future Neighborhoods: Phase III, IV, the Commercial Center, and Beyond	p. 229
Fast Forward	p. 231
The Civano Institute: Revisited	p. 233
Can Future Buildings Be the Environment?	p. 235
The Future	p. 236
Epilogue	p. 241
Glossary	p. 243
Appendix A Civano Impact System Memorandum of Understanding on Implementation and Monitoring Processes; Signed June 26, 1998	p. 251
Appendix B Revised Sustainable Energy Standard	p. 287
Bibliography	p. 295
Index	p. 297

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Author Notes

Table of Contents