Scott Bernstein is president of the Center for Neighborhood Technology, publisher of The Neighborhood Works, and a member of the President's Council on Sustainable Development..

²John Kenneth Galbraith. The Affluent Society. Boston. Houghton Mifflin. 1958, updated 1998. See especially Ch. 11, "The Dependence Effect," and Ch. 18, "The Investment Balance."

³ Becker, Gary. (1) "A Theory of the Allocation of Time." Economic Journal. 75 (1965) pp. 493-517; and (2) Human Capital: A Theoretical and Empirical Analysis with Special Reference to Education. University of Chicago Press and National Bureau of Economic Research. 1993 (3d. edition).

⁴ (1) Michael Sherraden. Assets and the Poor. Armonk, NY. M.E. Sharpe, Inc. 1991. A good summary of Sherraden's framework can be found in Ch. 6 of this book, "The Nature and Distribution of Assets." (2) The Corporation for Enterprise Development is the leading organization in the United States promoting and demonstrating the efficacy of Individual Development Accounts, which are now being demonstrated in at least twenty states nationally. IDA's, as they are known, are IRA-like, tax-advantaged savings accounts for individuals. Typically, funds that would otherwise be used for welfare subsistence are diverted to these accounts, limited to purposes such as down payments for homeownership, equity financing for business development, and education. Friedman's and CFED's work can be viewed at www.cfed.org, and the work of the national network that has emerged at www.idanet.org. And a good overview of the efforts to apply asset theory to practical applications for low income families can be found in (3) Canedy, Dana. "Down Payments on a Dream." Ford Foundation Report. 29 (1), Winter 1998. Pages 4-7.

⁵ Roger Bolton. " 'Place Prosperity vs. People Prosperity' Revisited: An Old Issue with a New Angle." Urban Studies. 29 (2) Sage Press 1992 pp. 185-203

⁶ Roger Bolton. " An Economic Interpretation of 'A Sense of Place'. " Research Paper No. 130, Dept. of Economics, Williams College. pp. 40-43

⁷ Robert Weissbourd, and Christopher Berry. "The Market Potential of Inner-City Neighborhoods: Filling the Information Gap". Brookings Institution, Center for Urban and Metropolitan Policy, 1999. Available at www.brook.edu/es/urban/urban.htm.

⁸ ibid. See also, E. Kacapyr, "Notes from Underground." American Demographics. Stamford CT . Intertec Publishing. June, 1998. Estimates of this uncounted value (nationally) range from $500 Billion to $ 1 Trillion annually.

⁹ The Boston Consulting Group. "Strategies for Business Growth in Chicago's Neighborhoods." Boston. Initiative for a Competitive Inner City. 1998.

¹⁰ David Chandler. "Connections for Community Ownership: Taking the Next Step in Sustainable Community Development--A Program Prospectus." Chicago. Center for Neighborhood Technology, in cooperation with Chicago United and Hispanic Housing Development. 1997. Available at www.cnt.org/connections.

¹¹ (1) Neal Peirce. "Urban Neighborhoods: Corporate Investment Targets? Peirce Report. Washington, DC. Washington Post Writers Group. October 20, 1997. At www.citistates.com. and (2) "Social Compact Makes an Impact on Chicago." Profitwise. Chicago, Il. Federal Reserve Bank of Chicago, Winter, 1999. Pages 1-5. At www.frbchi.org.

¹² www.icic.org.

¹³ Kevin Gray. "Creating a New Vision for Franchises." In Business. Emmaus, Pa. 21 (1) January/February 1999. Pages 50-51.

¹⁴ "The Chicago Transit Authority and Real Estate Development." Evanston, Il. Northwestern University Transportation Center. 1961.

¹⁵ Personal Communications, Stanley Hallett, Illinois Neighborhood Development Corporation, 1974; Alan Drebin, Northwestern University, 1985; Dennis Chookazian, Touche Ross, 1975. Hallett's analysis used a simple spreadsheet method to aggregate representative household expenditures on a community-wide basis. Methods for generalizing this approach were later published, including (1) Mary O'Connell, et. al. . Working Neighborhoods: Taking Charge of Your Local Economy. Chicago. Center for Neighborhood Technology. 1985, and (2) Robert Giloth, et. al. Neighborhood Retail Market Analysis. Chicago. Center for Urban Economic Development, University of Illinois. 1985.

¹⁶ Maureen Hellwig, and Steve Basler. "Final Report: Connections Reverse Commute Demonstration Program." Chicago, Illinois. Center for Neighborhood Technology and Northern Illinois Passenger Rail Corporation (METRA). 1992. See also Steve Perkins. "The Schaumburg Connection." Youth Service Project. 1990.

¹⁷ George Silvestri. "Occupational Outlook: Fastest Growing Jobs in Categories Requiring at Least an AA." Washington, DC. Monthly Labor Review. Department of Commerce, Bureau of Labor Statistics. U.S. Government Printing Office. Also BLS, Occupational Outlook, 1998. Both available at www.bls.gov.

¹⁸ Personal communication, Ric Gudell, Executive Director, Chicago Manufacturing Institute, 1998

¹⁹ Michael DeCourcy Hind. "The Jobs Initiative: Making Connections." Annie E. Casey Foundation . Baltimore, Md. 1997. Available at www.aecf.org/aecpub/jobs/making.htm. Each of the six regional initiatives supported by this seven year effort have developed strategic plans; these are summarized in a recent publication, "Innovations and Products at the Casey Jobs Initiative Sites," prepared by Jobs for the Future and Business Communications. St. Louis project reference is based on author interviews with program staff and personal communications, Les Sterman, Executive Director, East West Gateway Coordinating Council. A good piece which provides a context for this kind of effort is Blair Forlaw. "St. Louis Metropolitan Initiative Briefing Paper." Available at www.cnt.org/mi/sl_briefing.htm.

²⁰ Scott Bernstein. "Imagining Equity." Environment and Development. Chicago. American Planning Association. December 1993. Calculations based on census data and land use mapping by the Northeastern Illinois Planning Commission. Land use data available at www.nipc.org.

²¹ Mapping by CNT based on review of 1970, 1980 and 1990 census counts at the block and tract level, also Chicago Area Transportation Study, Travel Demand Surveys.

²² Michael Freedberg . "The Community Green Line Initiative." Chicago, Center for Neighborhood Technology. 1994. A good summary of urban community efforts to promote transit oriented development is : Laura Olsen. "Mobility Partners Transit Oriented Development Case Studies, which includes the Chicago Green Line Initiative, the Bayview Hunters Point Social and Ecological Justice Transportation Plan in San Francisco, and the Fruitvale BART Community Redevelopment Project in Oakland California, available at http://www.transact.org/case/mp_case.htm. Reviews of the work spawned by the Chicago initiative included in: Alf Siewers. "Neighborhoods Ride the Rails: City, Suburbs Alike Revisit Village Hub Idea." Chicago Sun-Times. February 21, 1995.

²³ Transportation stops are an interesting case of how apparently public property rights can be arbitrarily restricted in favor of private interests. (1) Harold Crooks recounts the history of efforts to challenge monopoly building practices in the waste hauling industry, in which some two hundred firms nationally bought and sold among themselves the exclusive right to service "stops." Dirty Business: The Inside Story of the New Garbage Agglomerates. Toronto. James Lorimer and Associates. 1983. Page 83 and Appendix A which details the consent decree which resulted from this challenge; (2) Jane Jacobs describes a 1960's effort by the director of an interracial community hospital in Queens, New York to organize a "free" bus service. Riders who could afford to pay bought, with each ride, a twenty-five cent company bond, and those who could not, paid nothing. The early success of this pilot program led to a second bus line start-up, at which point the city government went to court and obtained an injunction against both lines which were forced to close. Jane Jacobs. The Economy of Cities. New York. Random House/Vintage. 1970. Pages 227-228.

²⁴ Jonathon D. Miller (ed.). Emerging Trends in Real Estate 1999. New York. PricewaterhouseCoopers and Lend Lease. October 1998. This was originally published annually, 1979- 1997, by Equitable Life Assurance and Real Estate Research Corporation. Available at www.lendleaserei.com. or www.pwcglobal.com/us. "Livability: We continue to preach that 24-hour cities and diversified 24-hour suburban markets will be the best investment locations…Cities that work share five key elements,all contributing to their desirability as places to live: (a) appealing neighborhoods, (b) multi-dimensional environments with cultural and entertainment attractions, (c) convenient shopping districts, (d) relative safety and security, and (e) established mass transportation nodes-if you don't live in the city, at least your can get there easily."

²⁵ Dowell Myers. Analysis with Local Census Data: Portraits of Change. New York. Academic Press. 1992. A more recent and extensive evaluation of the factors leading to immigrant homeownership is "Cohort Estimation of Homeownership Attainment Among Native-Born and Immigrant Populations," by Dowell Myers, Isaac Megbolugbe & Seong Woo Lee. Washington, DC. Fannie Mae Foundation. 9 (2). 1998. The six "gateway cities" are New York, Chicago, Los Angeles, Miami, Houston, and San Francisco-all of which are experiencing surges in transit ridership commensurate with increased immigration rates.

²⁶ (1) United States Department of Labor, Bureau of Labor Statistics, Metropolitan series (BLS-CES-UX), at www.bls.gov; (2) Maya Federman, Thesia I. Garner, Kathleen Short, W. Bowman Cutter IV, John Kiely, David Levine, Duane McDough, and Marilyn McMillen. " What does it mean to be poor in America?" Monthly Labor Review. Washington, DC United States Department of Labor. U.S. Government Printing Office. Vol. 119, No. 5, May 1996.

²⁷ Location-efficient mortgages were prompted by the development of a similar product, the energy-efficient mortgage, or EEM. EEM's were developed by Harold Olin, Jay Luboff and colleagues at the U.S. League of Savings Associations in the early and mid-1970's, and they vary the customary qualifying ratio (of principal, interest, taxes and insurance) to income by offsetting the projected energy savings of a home, based on the idea that savings translate into an increase in disposable income. LEM's were developed by a consortium of the Natural Resources Defense Council, the Center for Neighborhood Technology, and the Surface Transportation Policy Project. A regression model is used, wherein the independent variables of net density, access (transit access and frequency and proximity to amenities) is used to predict household travel expense, with the dependent variables being automobile ownership, vehicle-miles traveled/household, and transit use; the model has been estimated with the multiple correlation coefficient, R-squared, equal to 0.92.

²⁸ James Hoeveler. "Accessibility vs. Mobility: The Location Efficient Mortgage. Chicago, Il. Public Investment. American Planning Association. September, 1997. John Holtzclaw. "Using Residential Pattern and Transit to Decrease Auto Dependence and Costs." San Francisco, Ca. Natural Resources Defense Council. 1994. A more complete description of the location efficient mortgage can be found at www.cnt.org/lem, and at www.nrdc.org. The terms "location efficient mortgage" and "LEM" are registered service marks of the Location Efficient Mortgage Partnership. The Federal National Mortgage Association recently agreed to initiate alternative underwriting experiments using location efficiency underwriting in Chicago, Seattle and Los Angeles, and descriptive materials can be located at www.locationefficiency.com.

²⁹ Working memo on "green auto insurance," Surface Transportation Policy Project, 1998. A more complete description of insurance incentives for travel demand reduction can be found in "Report to the President of the Policy Dialogue to Reduce Greenhouse Gas Emissions from Personal Motor Vehicles," Executive Office of the President, 1996 and 1997 (also known as the "Car Talk" project), and misc. working papers from the archives.

³⁰ Personal communication, Doug Foy, Executive Director, Conservation Law Foundation, May 29, 1998. Discussed at "Exploring Urban Conservation-Based Development," sponsored by the Ford Foundation and Aspen Institute, Chicago, Il. May 28-29, 1998. Also posted at www.clf.org.

³¹ Constance Beaumont. Superstore Sprawl. Washington, DC. National Trust for Historic Preservation. 1994. Data available from the International Council of Shopping Centers, at www.icsc.org.

³² (1) Focus group on Financing Smart Growth, USEPA Office of Urban and Economic Development, 1997. (2) Smart Growth Network web site, at www.smartgrowth.org. (3) Christopher Leinburger. "South Florida Real Estate Market Outlook and Focus Group." MacArthur Foundation . Palm Beach, Florida. 1998. (4) Sharon Feigon. Rapid Growth in South Florida: Making it Sustainable. Chicago, Center for Neighborhood Technology. 1998. Report of interviews and focus group.

³³ The Neighborhood Early Warning System was first proposed by the members of the Housing Abandonment Task force in Chicago in the early 1980's, and was adopted in Chicago as a joint project of the City of Chicago and the Center for Neighborhood Technology during the administration of Mayor Harold Washington. It can be viewed at www.cnt.org/news. It has been mimicked most prominently by the Neighborhood Knowldge Los Angeles project of the UCLA School of Public Policy, www.nkla.org. Pittsburgh RISES was developed under the leadership of historian Joel Tarr, personal communications. Since the development of the National Information Infrastructure programs of the federal government, dozens of additional analogous systems have been developed around the country. A good review is "Information Technologies and Inner City Communities." Special Issue, The Journal of Urban Technology. 3 (1), Fall 1995. Research in progress can be identified through the National Center for Geographic Information and Analysis, at www.ncgia.org.

³⁴ Personal communications, 1997.

³⁵ (1) Nan Stockholm , et. al. "Brownfield Funders Action Symposium." Briefing Book. March 12 and 13, 1998. San Francisco. James Irvine Foundation. (2) George Brewster. "Land Recycling and the Creation of Sustainable Communities." San Francisco, Ca. California Center for Land Recycling. 1998. At www.cclr.org. (3) Brownfields Forum: Recycling Land for Chicago's Future. Chicago, Il. City of Chicago, Departments of Environment, Planning & Development. June 1995.

³⁶ There are two contending analyses here. One by the Center for Neighborhood Technology suggests the 100% accomodation level, another more recent one by the demography staff of NIPC suggests 96%. CNT presentation incorporated in report of the Chicagoland Transportation and Air Quality Commission, available at http://www.cnt.org/2020/planframe.htm.

³⁷ (1) Joseph Gyourko, and Anita Summers. "Working Towards a New Urban Strategy for America's Largest Cities: The Role of an Urban Audit." Zell/Lurie Real Estate Center at Wharton. Impact Paper # 7. Philadelphia. University of Pennsylvania. February, 1995; (2) Joseph Gyourko. "Place-Based Aid Versus People-Based Aid and the Role of an Urban Audit in a New Urban Strategy." Cityscape: A Journal of Policy Development and Research. 3 (3) 1998.

³⁸ The practice of life-cycle cost analysis is commonly defined in civil engineering as "A process for evaluating the total economic worth of a usable project segment by analyzing initial costs and discounted future cost, such as maintenance, reconstruction, rehabilitation, restoring and resurfacing costs, over the life of the project segment." By this definition, arbitrarily short useful life definitions (e.g., typically 25 years) for major infrastructure which arguably lasts for at least 100 years, can lead to premature abandonment. A leading proponent for extending useful life definitions is David Novick, former President of the American Consulting Engineers Council. (1) "Life Cycle Considerations in Urban Infrastructure Engineering." Journal of Management in Engineering. 6 (2) April 1990; (2) Life Cycle Cost Analysis . United States Department of Transportation, Federal Highway Administration. Searching for Solutions No. 12. December, 1993; (3) "Transportation Infrastructure Management Based on Life Cycle Cost Analysis." Draft Ms. Chicago. Dana Engineering. January 22, 1998. Novick notes that when the designer of the Golden Gate Bridge was asked by financiers how long its useful life was, he answered "Forever."

³⁹ (1) Chicago estimates by author. (2) A comprehensive summary of methods used to estimate the costs of infrastructure associated with different levels of density and land use patterns is Robert Burchell, David Listokin, Anthony Downs, et. al. Costs of Sprawl Revisited. National Academy of Sciences/ National Research Council. Transportation Research Board TCRP H-10. 1998. (3) James Frank. The Costs of Alternative Development Patterns: A Review of Literature. Washington, DC. Urban Land Institute. 1989. (4) Donella Meadows. "The Escalating Costs of Sprawling Growth." The Neighborhood Works. 20 (6) , November/December 1997. Chicago. Center for Neighborhood Technology. 1997. Page 7. (5) Apogee Research, Inc. The Full Costs of Transportation. Boston, Ma. Conservation Law Foundation. 1994.

⁴⁰ E.L Doctorow. Waterworks. The narrator of this historical fiction, set in 1870's New York when most of modern Manhattan's form was being established, while viewing the underground construction in process, stated the novel's protagonist must have felt as if he was being "sired by the urban grid." New York. Penguin/Signet. 1995. Page 19.

⁴¹ Pietro S. Nivola. "Fat City: Understanding American Urban Form from a Transatlantic Perspective." Brookings Review. 16 (4) Fall 1998. Pages 17-19.

⁴² (1) Nicholas Negroponte. "Information for the 21st Century", special issue of Scientific American, January 1995; (2) Robert D. Atkinson, "Technological Change and Cities." Cityscape: A Journal of Policy Development and Research. 3 (3). Washington, DC. United States Department of Housing and Urban Development. 1998. Pages 129 - 170. (3) Office of Technology Assessment. The Technological Reshaping of Metropolitan America. OTA-ETI-643. Washington, DC. United States Government Printing Office. 1995.

⁴³ Office of Technology Assessment. Technological Reshaping of Urban America. Op. Cit. See also Eliot Sclar in Henry Cisneros, Uneven Destinies; Nicholas Negroponte, in Information for the 21st Century, special issue of Scientific American. Bandwidth limited in communications spectrum so use more fiber. See also Peter Barnes. "Who Owns the Sky." Posted at www.cfed.org.

⁴⁴ (1) CTC-Net is an umbrella organization of some 250 affiliated community telecommunications centers in the United States, at www.ctcnet.org. (2) Gary Chapman. "Reaching Out to Bring Low-Income Blacks Across the 'Digital Divide' ." Los Angeles Times. Monday, April 12, 1999.

⁴⁵ Personal communications. Susan Savage, Mayor of Tulsa Oklahoma. Ellis Jacobs, Senior Attorney, Legal Services of Dayton,Ohio. Keith Laughlin, Associate Director for Sustainable Development, Council on Environmental Quality, Office of the President. 1997.

⁴⁶ (1) Linda O'Connor , and Ryan MacKenzie. "Greenways LA,". Department of Urban Planning, School of Policy, UCLA. 1995 (2) Economic Impacts of Protecting Rivers, Trails and Greenway Corridors: A Resource Book. Washington, DC. United States Department of Interior, National Parks Service. (4th Ed. Rev.). 1995.

⁴⁷ (1) President's Council on Sustainable Development. Sustainable America: A New Consensus for Prosperity, Opportunity, and A Healthy Environment for the Future. Executive Office of the President. Washington, DC. United States Government Printing Office. February 1996. See report of the Eco-Efficiency Task Force, at www.whitehouse.gov/PCSD. (2) Neal Peirce. "Recycling the Urban Junkyard." Washington Post Writers Group. Washington, DC. April 5, 1998. www.citistates.com.

⁴⁸ (1) Donald Rogich (ed.). Minerals Yearbook. United States Department of Interior, Bureau of Mines. 1993. Of the approximately 3 million tons per year of new minerals entering the economy, 2.1 million tons are construction minerals. (2) Robert Frosch. It's estimated that there is six times the current annual consumption of scrap iron and steel sitting in urban scrap piles. Cited in J.H. Ausubel. "Industrial Ecology: Proceedings of a Colloquium." Proceedings of the National Academy of Sciences. 89. 1992

⁴⁹ First raised by Jane Jacobs in an essay titled "Cities as Mines." The Economy of Cities. New York. Random House/Vintage Books. 1970. Page 117

⁵⁰ (1) Lorraine Lunow-Luke. "U.S. Minerals Reuse as a Percentage of Domestic Production, 1990." Staff memorandum. Materials Efficiency Project Archives, Center for Neighborhood Technology. 1992; (2) Nina Sandlin, William Eyring, Christina Scheidt. Beyond Recycling: Materials Reprocessing in Chicago's Economy; (3) James Lemons, Donald Rogich, Earl Amey. United States Department of Interior, Bureau of Mines, Minerals Commodities Survey, plus unpublished data. Congress unfortunately terminated this program in 1994.

⁵¹ Donald Rogich (ed.). Minerals Yearbook. United States Department of Interior, Bureau of Mines. 1993.

⁵² John Young and Scott Bernstein. The Materials Efficiency of Communities. Forthcoming, Materials Efficiency Project and Center for Neighborhood Technology. 1999. Based on source materials and calculations by James Lemons and Earl Amey, United States Geological Service, 1995-1996.

⁵³ Walter Stahel. "The Product Life Factor." In Susan Grinton Orr (ed.). An Inquiry into the Nature of Sustainable Societies: The Role of the Private Sector. The Woodlands Center for Growth Studies. Houston Area Research Center. Woodlands, Texas. 1984. Pages 72-105.

⁵⁴ Robert Lund and William Hauser. The Remanufacturing Industry in the United States. Boston University. 1997.

⁵⁵ Scott Bernstein. "Environment, Distributive Equity and Energy Savings: Capturing the Benefits Where They Are Needed." Proceedings of the 1994 Summer Study on Energy Efficiency in Buildings. Volume 4, "Global and Environmental Issues." Washington, DC. American Council for An Energy Efficiency Economy. 1994.

⁵⁶ (1) Feigon, CNT. op. cit. (2) Eastward Ho! Reports available through the South Florida Regional Planning Council. At www. sfrpc.org. (3) Personal communications, Rod Petry, Collins Center for Public Policy, University of Florida.

⁵⁷ Personal communications, David Crockett, Chattanooga Institute. At http://www.csc2.org/page2.html.

⁵⁸ See, e.g., , a short history of Cowles' work at http://oz.plymouth.edu/~lts/ecology/ecohistory/cowles.html.

⁵⁹ Archives, Center for Neighborhood Technology. Lake Calumet Airport Network and Calumet Ecosystem Projects.

⁶⁰ An Atlas of Biodiversity. Chicago, Il. Chicago Regional Biodiversity Council. 1997. The Council also produces a quarterly magazine, Chicago Wilderness. All available at http://www.chiwild.org/

⁶¹ National Parks Service. Op. cit.

⁶² Author's estimates and citations. Each set of figures is based on estimates by demographers or planners from each region's respective regional planning or metropolitan planning organizations. Also, Neil Peirce. "Farmland Loss: Squandering a Birthright." Washington, DC. Washington Post Writers Group. www.citistates.com. March 23, 1997.

⁶³ John Landis. In Burchell, National Academy of Sciences, op. cit.

⁶⁴ Author's estimate from direct comparison with available annual reports on trends in growth of annual vehicle-miles traveled in each region

⁶⁵ Annual reports by Texas Transportation Institute available at http://tti.tamu.edu.

⁶⁶ Mathew J. Cravatta. "Fat Road Wallets." American Demographics. January 1998.

⁶⁷ National Personal Transportation Survey, conducted by the United States Department of Transportation four times between 1977 and 1995, shows a clear trend toward reduction in trips for journey to work, and an increase in non-work trips overall. Available at www.bts.gov.

⁶⁸ Bruce Katz and Scott Bernstein. "The New Metropolitan Agenda: Connecting Cities and Surburbs." Introduction to special issue. Brookings Review. 16 (4) Pages 4-7. Also see Alan A. Altshuler, Jose` A. Gomez-Ibanez, and Arnold Howitt. Regulation for Revenue: The Political Economy of Land Use Exactions. Cambridge, Ma. Lincoln Institute of Land Use Policy. 1993

⁶⁹ Jonathon Levine. "Equity in Infrastructure Finance." Land Economics. Madison, Wi. University of Wisconsin. 70 (2), May 1994, 210-222. Also Don Coursey and Jeannine Kannegiesser. "Suburban Impact Fees." Irving B. Harris Graduate School of Public Policy Studies. University of Chicago. 1998. In finding that the village of Naperville, Il. has the right to levy development impact fees, the court noted that this was a matter of "intergenerational equity," i.e., developing previously unserviced areas which are financed by taxing a current population's activity is the equivalent of forward-committing to populations that are not yet established.

⁷⁰ See proposals for regional impact fees from Chicagoland Transportation and Air Quality Commission, at www.cnt.org/ctaqc, report of the Open Space Task Force (undated), Recommendation # 1: "Regional Impact Fees". To my knowledge, only in Pittsburgh, Pa. and Denver, Co. have these ideas been incorporated successfully, in both cases based on enacted "Regional Asset Districts"

⁷¹ Edward J. Blakely. and Mary Gail Snyder. Fortress America: Gated Communities in the United States. Washington, DC. The Brookings Institution. 1997

⁷² Myron Orfield. Metropolitics. Washington, DC. Brookings Institution. 1997. For a good summary of the history of efforts to reverse school district funding inequities at the state level, see Richard Briffault. "Our Localism." two-part series. Columbia Law Review. 90 (1) and (2). New York. Columbia University. 1990. Pages 1-115, 346-454.

⁷³ Nancy A. McArdle and Kelly S. Mikelson. The New Immigrants: Demographic and Housing Characteristics. Report No. W95-2. Cambridge, Ma. Joint Center for Housing Studies. Harvard University. 1994

⁷⁴ National Academy of Sciences. The New Americans: Economic, Demographic and Fiscal Effects of Immigration. Washington, DC. National Academy Press. 1997 See also National Immigration Forum, at www.immigrationforum.org.

⁷⁵ United States Department of Justice. Immigration and Naturalization Service. 1996 Yearbook. Washington, DC. United States Government Printing Office. 1997. Northeastern Illinois Planning Commission. 2020 Population Projection. At www.nipc.org.

⁷⁶ (1) Gary Delgado. Beyond the Politics of Place. Oakland, Ca. 1994. (2) See also The Neighborhood Works, 15th anniversary issue on Community Organizing in America. Chicago, Center for Neighborhood Technology. January 1993. (3) Personal communications. Michelle Tingling Clemens, Food Research and Action Center. 1992. (4) James Noel Smith. Environmental Quality and Social Justice in Urban America. Washington, DC. Conservation Foundation. 1974. (5) Robert Gottlieb. Forcing the Spring: The Transformation of the American Environmental Movement. Washington, DC. Island Press. 1993.

⁷⁷ Gail Schecter, Steve Basler and Steve Perkins. Report of the Poverty Task Force. Chicago. Center for Neighborhood Technology. 1991.

⁷⁸ Misc. personal communications. Dick Simpson, University of Illinois at Chicago, and Stanley Hallett, Northwestern University.

⁷⁹ Presentation, Public Comment Period. President's Council on Sustainable Development. March, 1999.

⁸⁰ Harold Wolman and Lisa Marckini. "Changes in Central-City Representation and Influence in Congress Since the 1980's." Urban Affairs Review. 34 (2), November 1998. Pages 291-312.

⁸¹ Bruce McDowell. "Central City Representation on Metropolitan Planning Organization Boards." Washington, DC. Advisory Commission on Intergovernmental Relations. 1994. Since the passage of the Intermodal Surface Transportation Efficiency Act of 1991, MPO's are required to be certified every three years as having the capacity to implement the law's planning requirements, known collectively as the Section 134 requirements. One of the most cited concerns during these reviews is the makeup of MPO governing bodies. See William Lyons, et. al. U.S. DOT, Volpe Transportation Systems Center, on MPO certifications, posted at www.bts.gov.

⁸² Orfield, op. cit. See also, "Mapping the Future: Resource Materials for Regional Conversations." Chicago. John D. and Catherine T. MacArthur Foundation. 1997.

⁸³ (1) Donald Chen, Peter Haas, et. al. Social Equity and Transportation Investment. Washington, DC. Surface Transportation Policy Project. Forthcoming, 1999. (2) Surface Transportation Policy Project and Center for Neighborhood Technology. Transportation, Environmental Justice and Social Equity. (Conference Proceedings, January 1995). Washington, DC. United States Department of Transportation, Federal Transit Administration. 1995. (3) Energy and Equity Task Force. Minutes and briefing books. Archival material. Center for Neighborhood Technology. 1993-1996.

⁸⁴ Mineral Commodities Survey. United States Department of Interior. Bureau of Mines. Washington, DC. Government Printing Office. 1995

⁸⁵ A good summary of the many studies which estimate levels of subsidy for extractive industries is Bill Sheehan and John Young. Welfare for Waste. Grass Roots Recycling Network and Materials Efficiency Project. 1999. At http://www.grrn.org.

⁸⁶ Robert D. Putnam. "The Prosperous Community: Social Capital and Public Life." The American Prospect. 13. Spring 1993. Available at www.ksg.harvard.edu/~saguaro/.

⁸⁷ (1) Putnam, op.cit., believes it is eroding. However, his measures seem overwhelmingly oriented toward traditional organizations, such as bowling leagues and PTA's. "Bowling Alone: America's Declining Social Capital." Journal of Democracy. 6 (1) January 1995. Pages 65-78. (2) The work of John Kretzmann and John McKnight, which is based less on available statistical resources and more on direct measurement through participant observation engagement at the community level, appears to indicate that social capital in the form of community organization is alive and well. Available at www.ipr.org. (3) An additional rebuttal is included in "Maintaining America's Social Fabric: AARP's Survey of Civic Involvement." Summary included in Debra E. Blum. "Americans Aren't Bowling Alone, Report Says: Charitable and Civic Involvement Found Strong." The Chronicle of Philanthropy. January 15, 1998. Page 38.

⁸⁸ Amory Lovins and L. Hunter Lovins. Climate: Making Sense and Making Money. Old Snowmass, Co. Rocky Mountain Institute. 1997. Available at www.rmi.org.

⁸⁹ Calculation by author.

⁹⁰ Calculation by author.

⁹¹ Calculation by author.

⁹² Michael A. Cohen. "Stock and Flow: Making Better Use of Metropolitan Resources." Brookings Review. 16 (4). Washington, DC. The Brookings Institution. 1998, and personal communications with the author.

⁹³ Environmental Industry of the United States: Overview by State and Metropolitan Statistical Area; U.S. Department of Commerce, International Trade Administration, September 1997. Compiled by Environmental Business International Inc. San Diego Ca. The "environmental industry" is defined as those goods and services used in regulatory compliance plus the sale of clean water, energy efficiency and resources recovered from post-consumer waste or industrial by-products. By these definitions, EBI identifies the U.S. environmental industry as comprising some 115,400 companies. They employed 1,286,500 persons in 1996, and in that year had $178.3 Billion in revenues and $15.8 Billion in exports.

⁹⁴ ibid.

⁹⁵ Lovins and Lovins. Op. Cit.

⁹⁶ See ff. 53, above.

⁹⁷ See ff. 4, above.

⁹⁸ Donald Shoup. "Regulating Land Use at Sale." Journal of the American Planning Association. 62 (3) Summer, 1996. pp. 354-372.

⁹⁹ (1) Michael Storper and Allen Scott. The Wealth of Regions. Los Angeles, Ca. University of California at Los Angeles, Lewis Center for Regional Studies. 1995. (2) Bolton, 1994, op. cit. (3).David Listokin, Barbara Listokin, and Michael Lahr. "The Contributions of Historic Preservation to Housing and Economic Development." Housing Policy Debate. 9 (3). Washington, DC. Fannie Mae Foundation. 1998.

¹⁰⁰ Ikujiro Nonaka and Hirotaki Takeuchi. The Knowledge Creating Corporation. New York. Oxford University Press. 1994. Pages 3-11, and 235-238. The authors are organizational development analysts who study the predicates of high performance within organizations that exist within very different cultures. While the examples given in the book are all from multi-national corporations, the definitions used and the functions analyzed seem entirely consistent with observed behavior within non-business settings and communities.

¹⁰¹ (1) Hans Thirring. Energy for Man. New York. Harper and Row. 1958, updated 1976. Pages 15-16. One of Watt's inventions was the horsepower, measured by the amount of work that the average horse could do in unit time, which "…he multiplied by a safety factor of 1.5 in order to avoid reclamations from farmers who believed that their horses were stronger…" (2) Charles Singer. A Short History of Scientific Ideas to 1900. Glasgow, Great Britain. Oxford University Press. 1959. Pages 352-353. "When the firm of Boulton and Watt first began to manufacture their engines, the terms of sale devised by Watt involved the annual payment by the buyer, over a period of years, of one-third of the value of the savings in fuel effected by the new engine where it replaced an older type."

¹⁰² William Cronon. Nature's Metropolis: Chicago and the Great West. New York. W.W. Norton and Company. 1991.

¹⁰³ (1) For a good, non-technical description of how financial services derivatives are structured, see Martin Mayer. The Bankers: The Next Generation. New York. Truman Talley Books/Plume. (2d ed.) 1998. (2) William Nordhaus suggested to me that the original derivative was money, in a seminar organized by Dick Kosubud, Executive Director of the Workshop on Market-based Solutions to Environmental Problems, 1998. (3) For an exploration of the ways in which valuation leads to alternative methods of exchange, for example, local currencies, see Viviana A. Zelizer. The Social Meaning of Money: Pin Money, Poor Relief, and Other Currencies. Princeton, N. J. Princeton University Press. 1997.

¹⁰⁴ (1) Paul Hawken. The Ecology of Commerce: A Declaration of Sustainability. New York. HarperCollins. 1993. Pages 82-90. (2) Amory Lovins and L. Hunter Lovins. Climate: Making Sense and Making Money. Old Snowmass, Co. Rocky Mountain Institute. November 13, 1997. Pages 11-20. (3) Julia Ann Parzen and Michael Hall Kieschnick. Credit here It's Due: Development Banking for Communities. Philadelphia, Pa. Temple University Press. 1992. Pages 33-49.

¹⁰⁵ Rich Killingsworth. United States Public Health Service. Centers for Disease Control. Personal communications. 1997.

¹⁰⁶ Emissions inventory information available at www.usepa.gov/airnow.html. Regional, state and metropolitan inventories available. Generally, the inventory of criteria pollutants (ozone, volatile organic compounds, oxides of nitrogen, carbon monoxide, unburnt hydrocarbons, fine particulate matter, and lead) is dominated by fossil fuel emissions generated at the point of combustion. The largest uses of such material are for electrical power generation, heating, and motor vehicle transportation, and the fastest growth in such emissions is from transportation. Typically, on a state or a regional basis, vehicle miles traveled are increasing at the rate of 3% per annum. This outstrips the rate of improvement due to the sum of vehicle efficiency improvements and cleaner fuels. Richard Kosubud, et. al. Cost Effective Control of Urban Smog. Chicago. Federal Reserve Bank of Chicago. 1993.

¹⁰⁷ Insert relevant numbers from the journey-to-work series. Metropolitan Data Book. United States Department of Commerce. Bureau of the Census.

¹⁰⁸ U.S. Department of Health and Human Services. Physical Activity and Health: A Report of the Surgeon General. Atlanta, Ga.: U.S. Department of Health and Human Services, Centers for Disease Control and Prevention, National Center for Chronic Disease Prevention and Health Promotion. 1996.

¹⁰⁹ Hank Dittmar, et. al. Mean Streets. Washington, DC. Surface Transportation Policy Project. 1997. Available at www.transact.org.

¹¹⁰ (1) Putnam. Op. cit. (2) Cornelia Butler Flora. At www.agiastate.edu/centers/rdev/RuralDev.html.

¹¹¹ Paul Romer. "Two Strategies for Economic Development: Using Ideas and Producing Ideas." Proceedings of the World Bank Annual Conference on Development Economics 1992. Washington, DC. World Bank. 1992.

¹¹² Thomas Homer Dixon. "The Ingenuity Gap: Can Poor Countries Adapt to Resource Scarcity?" Population and Development Review. 21 (3), September 1995.

¹¹³ Julia Parzen. Innovations in Metropolitan Cooperation. Chicago. Center for Neighborhood Technology. 1997. Available as a report of the Metropolitan Initiative, at www.cnt.org/mi.

¹¹⁴ James C. Collins and Jerry I. Porras. Built to Last: Successful Habits of Visionary Companies. New York. HarperCollins. 1994. This analysis of corporations which last for very long periods of time is complemented by their article "Building Your Company's Vision," Harvard Business Review, Cambridge, Ma. September-October 1996, in which the analysis is extended to other kinds of organizations such as philanthropies and religious institutions.

¹¹⁵ Parzen et. al. Staying in the Game. op. cit. Pp. 29-30.

¹¹⁶ Ron Engel. Response to Scott Bernstein's presentation, "The Hidden Assets of America's Cities, " At conference, One Creation, held at Lutheran School of Theology. Unpublished. October 17, 1998.

¹¹⁷ Lawrence Sullivan. "Hidden Histories: Sensing Religion in American Experience." Harvard University, Center for World Religions. Undated. Cited in Engel, above. This theme was used forcefully to introduce a "community livability" strategy by Vice President Al Gore in a policy speech at the Brookings Institution, September 2, 1998. Available at www.brook.edu.

¹¹⁸ (1) Polling conducted for the President's Council on Sustainable Development, by Porter, Novelli, Inc. (2) Polling conducted by Belden Russonello for the Consultative Group on Biodiversity. (3) Polling conducted by Celinda Lake & Associates for the Surface Transportation Policy Project. (4) For analysis on how polling is being used to assess attitudes toward development options see Parzen et. al, Staying in the Game, op.cit. Pages 18-19. (5) The Chicago Tribune three part series, "Moving Out" (1995) reported extensively on the attitudes, apparent motivations and responses of 3,000 regional households who had moved from the cities to the suburbs. Although characterized as a "scientific sample," this study suffered from a failure to interview a similar sample of households who stayed in the city.

¹¹⁹ Dolores Hayden. The Power of Place: Urban Landscapes as Public History. Cambridge, Ma. MIT Press. 1996. Pages 15-20 and 40-42.

¹²⁰

¹²¹ Personal communications

¹²² (1) Bronzeville Redevelopment Plan. Centers for New Horizons and Ahkenaton Development Corporation. Chicago. 1995. (2) Alan Ehrenhalt. The Lost City: The Forgotten Virtues of Community in America. New York. HarperCollins. 1995.

¹²³ Inter-University Project for Latino Research, Hunter College, Working Group, Concept Paper, 1988, quoted in John Kuo Wei Tchen, "The Chinatown-Harlem Initiative: Building a Multi-cultural Understanding in New York City," in Jeremy Brecher and Tim Costello, eds., Building Bridges: The Emerging Grass roots Coalition of Labor and Community, NY, Monthly Review Press, 1990, page 189

¹²⁴ At www.mainst.org.

¹²⁵ The Trust became a strong participant in the coalition which helped create the Intermodal Surface Transportation Efficiency Act of 1991. Personal communications. As of this year, the Trust counts 1,400 communities in the Main Street America program since 1980.

¹²⁶ Census of Local Governments. Washington, DC. United States Department of Commerce, Bureau of the Census. Government Printing Office. 1997

¹²⁷ Carolyn T. Hunsaker. Oak Ridge Laboratories. Personal communications. 1994.

¹²⁸ Michael Storper and Allen Scott. The Wealth of Regions. Los Angeles. Lewis Center for Regional Studies, University of California. 1995

¹²⁹ (1) NCCED census of community development corporations. Personal communications. Roy Priest, Executive Director. NCCED. Will be posted at www.ncced.org. (2) Survey of revolving loan funds cited in The Entrepreneurial Economy 1998. Washington, DC. Corporation for Enterprise Development. Available at www.cfed.org.

¹³⁰ Alice Shabecoff, et. al. Green Jobs, Green Communities. Washington, DC. Community Information Exchange. 1998.

¹³¹ Personal communications. Ellen Seidman, Director, Office of Thrift Supervision. Data on industry performance available at www.ots.treas.gov. As the "thrift charter" has become more valuable, all kinds of new players are getting into the savings and loan business, from agribusiness giant Archer Daniels Midland to Hillebrand, the world's largest manufacturer of caskets, to so-called "placeless" or "Internet" thrifts. Despite the variety and the difficulties in identification of primary service territory, the federal regulators have continued to enforce the place-oriented reinvestment requirements of the Community Reinvestment Act.

¹³² Working draft, City of Chicago, Mayor's Office of Employment and Training and the Initiative for a Competitive Inner City. 1998

¹³³ As of 1990, metals consumption from scrap sources and recycling surpassed that from primary sources. "Materials and the Future." Minerals Today. Washington, DC. United States Department of the Interior. Bureau of Mines. U. S. Government Printing Office. April 1993. Page 21.

¹³⁴ (1) Robert Atkinson (ed.). Technological Reshaping of Urban America. United States Congress, Office of Technology Assessment. 1995. (2) Elliot D. Sclar and Walter Hook. "The Importance of Cities to the Nation's Economy." In Henry G. Cisneros (ed.). Interwoven Destinies: Cities and the Nation. New York. W.W. Norton. 1993. Pages 71-73.

¹³⁵ As the restructuring of the electric utility industry proceeds, utilities are divesting their ownership of power plants and focusing on getting more out of their current delivery (transmission and distribution) systems. This action is driven partly by the need to generate resources to pay for power plants completed in advance of demand, and partly to focus on system reliability and upgrade issues. This circumstance removes much of the incentive to this industry to prematurely sprawl out. Evaluation of utility interests in place-based strategy can be found in (1) Scott Bernstein. The Role of Community Based Organizations in Utility Demand Side Management Programs. Center for Neighborhood Technology, for the Corporation for Enterprise Development and Edison Electric Institute. 1992. (2) Nicholas Lenssen. "Local Integrated Resource Planning: A New Tool for a Competitive Era." E-Source. Boulder, Co. 1995.

¹³⁶ www.ncbn.org.

¹³⁷ Two journals which have consistently tracked the emergence of the faith-based organizing networks are (1) The Neighborhood Works, published by the Center for Neighborhood Technology in Chicago. YYYYYYYYYYwww.cnt.org/tnw; and (2) Shelterforce, published by the National Housing Institute in Orange, N.J., www.nhi.org.

¹³⁸ (1) Julia Parzen, John Cleveland, Scott Bernstein, Bob Friedman, Steve Gage, Carolyn Hunsaker. Staying in the Game: Options for Urban Sustainability. Chicago. Urban Sustainability Learning Group. Available at http://www.cnt.org/sustain/book.html. (2) Clifford Cobb, Ted Halstead, and Jonathan Rowe. "If the GDP is Up, Why is America Down? Why We Need New Measures of Progress, Why We Do Not Have Them, and How They Would Change the Social and Political Landscape." Atlantic Monthly. October, 1995. The authors are founders of the organization, Redefining Progress. www.rprogress.org. (3) For an interesting comparison with "state of the art" systems for tracking progress within corporations, see Robert S. Kaplan and David P. Norton. The Balanced Scorecard. Boston, Ma. Harvard Business School Press. 1996.

¹³⁹ John Kretzmann and John McKnight. Building Communities from the Inside Out. Evanston, Il. Northwestern University Press. 1995. Information on their Asset Based Community Development program available at www.ipr.org. An earlier paper which first introduced the ideas now known as "capacity inventories" and "associational maps" in the context of this kind of initiative is John McKnight. The Future of Low-Income Neighborhoods and the People Who Reside There. Evanston, Il. Center for Urban Affairs and Policy Research (now the Institute for Policy Research). June 1987.

¹⁴⁰ Frank Ahrens . "Power to the Pirates? FCC May License Low-Wattage Operations." Washington, DC. Washington Post. February 9, 1999 Page C02.

¹⁴¹ (1) Resources for tracking ISTEA and TEA21 history and developments are included at www.tea21.org, and www.transact.org, both maintained by the Washington, DC based Surface Transportation Policy Project. (2) Source material on the history of transportation planning as well as current source documents in federal, state and local transportation planning, investment and policy are available through the National Transportation Library, at www.bts.org.

¹⁴² See, for example, the last year's worth of coverage in the Chronicle of Philanthropy, available electronically at http://philanthropy.com.

¹⁴³ (1) James McElfish. Linking Tax Law and Sustainable Urban Development. Washington, DC. Environmental Law Institute. August, 1998. The Clinton administration and Congress collaborated on the tax change after the President's Council on Sustainable Development called for reform of the former provision. Former section 1034 of the Internal Revenue Code indirectly compelled homeowners to purchase larger, newer, more expensive homes on larger parcels of land, rather than existing homes closer to older neighborhoods and urban centers, in order to avoid tax liability. In addition, the 1997 Taxpayer Relief Act offers homeowners the ability to generate tax-free capital gains by rehabilitating older homes, using the "serial seller" strategy. Because the seller no longer needs to purchase a more expensive home in order to avoid taxation, owners can successively purchase low cost homes for revitalization, rehabilitate and sell them, and pocket the entire gain. In this way, homeowners can spur the revitalization of urban neighborhoods while reaping significant economic gains. Summary at www.eli.org. (2) Tom Bier at Cleveland State University originally suggested this line of inquiry at meetings of the President's Council on Sustainable Development, and through participation in a Sustainable Communities Task Force of the Environmental and Energy Study Institute, Washington, DC, staffed by Don Gray of EESI. (3) Supplemental analytical work on the environmental benefits of the resulting capital gains tax exclusion was performed by the Urban and Economic Development Division of the Office of Policy, Planning and Evaluation, United States Environmental Protection Agency.

¹⁴⁴ Phyllis Myers, State Resource Strategies. "Livability at the Ballot Box: State and Local Referenda on Parks, Conservation and Smarter Growth, Election Day 1998." Washington, DC. Brookings Institution, Center on Urban and Metropolitan Policy 99:2. January, 1999. www.brook.edu.

¹⁴⁵ (1) David Bollier. Reinventing Democratic Culture in the Age of Electronic Networks. Chicago, Il. John D. and Catherine T. MacArthur Foundation. October 26, 1996. (2) Carl Vogel (ed.). Special Issue on Information and Communication. The Neighborhood Works. Chicago, Il. Center for Neighborhood Technology. 19 (2) March/April 1996. (3) Ann Florini. "The End of Secrecy." Foreign Policy. Summer, 1998. Pages 50-63.

¹⁴⁶ (1) Calvin Bradford and Gale Cincotta. "The Legacy, The Promise, and the Unfinished Agenda." In Gregory D. Squires (ed.). From Redlining to Reinvestment: Community Responses to Urban Disinvestment. Philadelphia. Temple University Press. 1992. Pages 228-286. (2) The Woodstock Institute, Chicago, Illinois, works locally and nationally to promote community reinvestment and economic development in lower-income and minority communities.. At http://www.nonprofit.net/woodstock/. (3) The Financial Markets Center provides research and education resources to grassroots groups, unions, policymakers and journalists interested in the Federal Reserve system and in financial markets generally. Their publication, FOMC Alert, is available at www.fmcenter.org. Appropriately, a regular feature is entitled "Tales of Transparency."

¹⁴⁷ (1) The Right to Know Network operates an electronic gateway to public data bases on community reinvestment and various environmental right-to-know data bases. Sponsored by Washington DC-based OMB Watch and the Unison Institute, it's available at www.rtknet.org. (2) Federal bank regulators and their data bases can be accessed through the web site of the Federal Financial Institutions Examination Council, www.ffiec.gov.

¹⁴⁸ (1) Shamik Konar and Mark A. Cohen. "Information as Regulation: The Effect of Community Right to Know Laws on Toxic Emissions." Orlando, Florida. Journal of Environmental Economics and Management. 32 (1) January 1997. Pages 109-124.

¹⁴⁹ See ff. 117, above.

¹⁵⁰ (1) Cathy Lerza. Defining Sustainable Communities. Conference Report. 1994. (2) Executive Office of the President. Report of the Sustainable Communities Task Force, President's Council on Sustainable Development. Washington, DC. United States Government Printing Office. 1997. (3) Final Report (draft). President's Council on Sustainable Development. Ch. 4. Metropolitan and Rural Strategies. 1999. (4) Washington, DC. Concern, Inc.

¹⁵¹ (1) Feigon, Sharon. Making Rapid Growth Sustainable. Chicago, Il. Center for Neighborhood Technology. 1998. (2) Parzen, et. al. Staying in the Game. op.cit. (3) John Cleveland. The Changing Nature of Learning. On Purpose Associates. East Lansing, Michigan. 1995.

¹⁵² Michael Cohen. Urban Policy and Economic Development: An Agenda for the 1990's. Washington, DC. World Bank. 1991.

¹⁵³ Scott Bernstein, Gail Christopher, DeWitt John, Bruce Katz. "Designing a Network for Regional Enterprise." Working papers, Partnership for Regional Livability. Center for Neighborhood Technology. 1998

¹⁵⁴ (1) Charles Merriam, misc. (2) For an imaginative and forward looking scenario of the evolving and potential roles of regional councils of government, see William Dodge. Regional Excellence: Governing Together to Compete Globally and Flourish Locally. Washington, DC. National League of Cities. 1996.

¹⁵⁵

¹⁵⁶ (1) Anthony Downs. "The Devolution Revolution: Why Congress Is Shifting a Lot of Power to the Wrong Levels." Brookings Policy Brief #3. Washington, DC. Brookings Institution. July, 1996. (2) Ed Weiner. The History of Transportation Planning in the United States. Washington, DC. United States Department of Transportation. 1994. Also available at www.bts.gov. (3) R.A.W. Rhodes. "The New Governance: Governing Without Government." Political Studies. XLIV, Number 4, September 1996, Pages 652-666. (4) DeWitt John. Building Stronger Regions and Communities: Can the Federal Government Help? Washington, DC. National Academy of Public Administration. 1997. (5) Elizabeth Thompson and Roy Kienitz (eds.). TEA-21 Users Guide: Making the Most of the New Transportation Bill. Washington, DC. Surface Transportation Policy Project. 1998. Also Hank Dittmar (ed.). The Planner's Guide to ISTEA. STPP. 1995. (6) Grigsby, J.E. III. "Regional Governance and Regional Councils." National Civic Review. 85 (2) . Denver, Co. 1996

¹⁵⁷ See Shelley Metzenbaum. Making Measurement Matter: The Challenge and Promise of Building a Performance-Focused Environmental Protection System. Washington, DC. Brookings Institution, Center for Public Management. Report CPM98-2. October 1998. Pages 78-80.

¹⁵⁸ William Dodge. Op.cit.

¹⁵⁹ The Regionalist. Published jointly by the National Association of Regional Councils and the University of Baltimore. See esp. 2 (4), Winter 1997, Special Issue, "Initiatives for America's Regions."

¹⁶⁰ Playing this kind of role often requires the application of authority at multiple levels of government. In the case of air quality crediting and certification, USEPA issues guidance and delegates implementation authority to the state level; in the case of California metropolitan areas, this authority is also sub-delegated to the regional level. Coordination in this kind of complex environment is one of the many challenges which we face in attempting to innovatively use existing organizations and authority.

¹⁶¹ Jerome Rothenberg. "The Physical Environment.", Chapter Eight in James W. McKie (ed.). Social Responsibility and the Business Predicament. Washington, DC. The Brookings Institution. 1974. Pages 191-215. "I have argued that a substitution of altruism for self-interst on the part of business enterprises is not called for in resolving environmental problems-indeed that an attempt at such substitution migh have mischievous consequences. Self-interest is not simply to be left inact; it is to be relied on. The responsibility of the public sector is to enact policies that do elicit socially responsible behavior from firms that are following self-interest. The task for public administrators is to induce firms to act in ways that are in the aggregate socially desirable. In doing the job, three facets of business behavior must be kept in mind: (1) information, (2) short-run operations, and (3) long-term investment and innovation.

¹⁶² Neil W. Chamberlain. Social Strategy and Corporate Structure. New York. MacMillan. 1982. Section entitled "The Question of Motivation." Pages 65-73. "The late Eli Goldston, president of Eastern Gas and Fuel, believed that private corporations had capacities for aiding in the solution of public problems: the trick was to enlist those capcities by appropriate incentives…the addition of a national planning mechanism would make for a major difference, especially if we assume that along with specific economic objectives such a plan would invorporate or e accompanied by social indicators of the type elaborated in the HEW pioneering investigation Toward a Social Report…We further assume that a sense of social responsibility, which might guide a corporation toward areas specifically identified as socially desirable, cannot be relied on, at least in the near term, but requires time and conditioning to develop. At this state we might fall back on certain flexible instruments that the government has at its disposal to sensitize private enterprise to the importance to it of gearing operations to public interest considerations. Most of these devices are familiar enough-preferred access to credit, loans at advantageous rates of interest, priority in the calendaring of equity or bond issues-but they have been used in an ad hoc manner, sometimes in response to business rather than social interest. In the new framework they would control commercial and financial traffic to give right of way to activities deemed most important."

¹⁶³ cites: PCSD report, Joint Venture Silicon Valley Vision 2020 report, Sustainable Pittsburgh, Interreligious Sustainability Project, Imagine Chicago, Doug Henton New Economy and the Livable Community, maybe Marc Weiss).

¹⁶⁴ (1) Scan of Chicago efforts at www.cnt.org/mi. The latest, and in some ways the most promising is the Chicago Metropolis 2020 project of the Commercial Club of Chicago. (2) A cluster of areawide initiatives which are intentionally bringing together business, civic, community and environmental issue leaders is housed through the Pittsburgh High-Technology Council, including the Environmental City Initiative, Environmental Business Network and Sustainable Pittsburgh; http://www.tc-p.com/council/history.html. (3) The Bay Area Alliance for Sustainable Development formed two years ago to pursue regional consensus on economic and environmental sustainability in the Bay Area, www.bayareacouncil.org. There have been recent efforts to formally align this effort with the nationally recognized Joint Venture Silicon Valley, www.jointventure.org. A civic entrepreneurs network has been formed to represent the leadership interests of these organizations and those of other metropolitan regions in California, see www.coecon.com. A good summary of this effort by its facilitators is in: Doug Henton, John Melville, Kimberly Walesh. Grassroots Leaders for a New Economy. San Francisco. Jossey Bass. 1998.

¹⁶⁵ Alexis DeToqueville. Democracy in America. 1830. See especially the second volume.

¹⁶⁶ John J. Kirlin. "What Government Must Do Well: Creating Value for Society." Journal of Public Administration. 6 (1), January 1996. Page 164, and personal communications. The specific quotation is, "Increasing the value of place is, I believe, the primary function of governments. The highest place value is found in sustaining collective discussion concerning the future of the affected populations."

¹⁶⁷ Julia Parzen. Learning from the Regions: A National Strategy Session of the Metropolitan Initiative. Summary of Meeting, held November 12, 1997. At www.cnt.org/mi.

¹⁶⁸ David Halberstam. The Fifties. New York. Fawcett Books. 1994.

¹⁶⁹ (1) Nicholas Blomley. Law, Space and the Geographies of Power. New York. The Guilford Press. 1994. (2) C.H.W. Foster. Experiments in Bioregionalism: The New England River Basins Story. 1984. (3) Rutherford H. Platt, Rowan A. Rowntree, Pamela C. Muick. The Ecological City: Preserving and Restoring Biodiversity. Amherst, Ma. University of Massachusetts Press. 1994 Pages 281-282. (4) Charles Bowden and Lew Kreinberg. Street Signs Chicago: Neighborhood and Other Illusions of Big City Life. Chicago, Il. Chicago Review Press. 1981. (5) DeWitt John. Civic Environmentalism. Washington, DC. Congressional Quarterly Pub. 1993.

¹⁷⁰ J.B.S. Haldane. "On Being the Right Size." Possible Worlds. 1927.

¹⁷¹ Tony Hiss. "Designing the Metropolitan Initiative." Chicago, Il. Center for Neighborhood Technology. 1997. At www.cnt.org/mi. See also Hiss's earlier book, The Experience of Place.

¹⁷² "Joint development" is a concept in real estate law which applies to public agencies. Typically, it is used in transportation planning to define rules which govern the allocation of responsibilities for development between a public agency and a private agency proposing to develop contiguous property. Until recently, these rules had the effect defining rigid boundaries around transit station properties, highway right of ways, and similar situations. The newer understanding of "transit oriented development" led to new rules being issued softening these boundaries in 1997. Interestingly, I had the opportunity to address the annual meeting of the Public Library Association in 1997 on the topic of "The Library of the Future." When asked what the main barrier to partnering with communities and the private sector in creative development, the answer was "joint development rules."

¹⁷³ (1) Thomas Prugh, et. al. Natural Capital and Human Economic Survival. Chapter 4, "Depletion and Valuation." Solomons, Md. International Society for Ecological Economics. 1995. Pages 71-105. (2) R. Prince and P. Gordon. Greening the National Accounts. Washington, DC. United States Congressional Budget Office. March 1994. (3) David Ellwood. Toward a Social Report. United States Department of Health, Education and Welfare. Washington, DC. United States Government Printing Office. 1965

¹⁷⁴ Jeremy Travis, Executive Director. National Institute of Justice. Presentation to the Brookings Institution Center on Urban and Metropolitan Policy. 1998.

Contents

• Part I The Tangible Assets of Cities
• Part II Barriers to Valuing the Assets of Cities
• Part III Intangible Assets: Social Capital and Place
• Part IV A Newer Geography of Hope
• Part V Conclusion: Making Community Count
• Endnotes