Building Green - Pennsylvania Environmental Council

overcoming barriers in Philadelphia

Building Green

overcoming barriers in Philadelphia

building green

building green » overcoming barriers in philadelphia « 1 »

introduction 2background 4executive summary 6barriers to green building and proposed solutions:

Leadership 8 Good Models 9 Fiscal Responsibility 10 Structure 12 Regulation 14 Education 16

case studies:

Public Building 17 Commercial Building 18 Residential Building 19

source notes 21credits and contributors 21

The Team:

Pennsylvania Environmental Council is a state-wide non-profit dedicated to improving the quality of life for all Pennsylvanians through education, advocacy, partnerships, and innovative public policy since 1970. The Council’s Southeast Regional Office is based in Old City Philadelphia. www.pecpa.org

Consilience LLC is a Philadelphia-based consultancy focused on Sustainable Development. Sandy Wiggins, Principal, is the Immediate Past Chair of the U.S. Green Building Council. www.consilience.net

Re:Vision Architecture is a Philadephia-based green architecture and planning firm. www.revisionarch.com

BarberGale Group is a suburban Philadephia sustainable branding and marketing group. www.barbergale.com

123 Chestnut Street, Suite 401 Philadelphia, PA 19106 215-592-7020 www.pecpa.org

building green » overcoming barriers in philadelphia« 2 »

why building green is importantBuildings and infrastructure are the bones and sinew of a city. Our buildings and their relationships to each other affect our health, our productivity, the vitality of our economy, and the way we feel. Their construction, operations and maintenance consume enormous quantities of resources and generate prodigious amounts of waste.

in the united states buildings account for approximately:

40%

40%

48%

76% of all electricity consumption 1

of greenhouse gas emissions 2

of all natural resource consumption 3

of our landfill waste as a by-product of the building process 4


Because of these large impacts, changing the way we design, build, and operate our buildings and infrastructure is the most powerful way to address the environmental issues facing our city and our planet. Greening our buildings is the single most effective way to immediately reduce greenhouse gas emissions and mitigate human induced Climate Change. When we get it right, we enjoy other enormous benefits as well.

green buildings improve human health and productivity:

› Children educated in green classrooms score as much as 20% higher on standardized tests 5

› Workers in green offices experience productivity gains as high as 17% 6

› Recovery times for patients in green hospitals are often cut in half 7

› In green buildings, job satisfaction and retention go up and absenteeism goes down

› Living in smart, green neighborhoods improves public health 8

and green buildings make economic sense:

› Green building strategies have a 20 to 1 average annual return on investment 9

› Every green public school saves its community enough money annually to pay for 2 teachers 10

› Increased productivity and decreased employee health issues improve the bottom line,

a trend that could save America’s employers upwards of $260 billion annually 11

› Green buildings lease up faster and are commanding premium rents 12

› Green homes are selling faster than conventional homes 13

Our world is changing and so are the values of many Americans. College graduates are choosing where they want to live based on the commitment of a community to sustainability, and companies are choosing where they want to locate based on where those bright young minds want to live. Consumers are increasingly choosing environmentally friendly products and services and want to deal with companies that have articulated their commitment to sustainability and the future. 14

Greening our buildings and infrastructure is a critical strategy for robust economic development and improved quality of life in Philadelphia.


backgroundIn the 2006 SustainLane U.S. Cities Rankings, Philadelphia was ranked the eighth greenest city in the nation. The ranking justly acknowledged our City’s strengths, like its strong Local Food System and the ease of City Commuting (both walkability and transit). However, it also brought to light how poorly Philadelphia stacks up in other rated areas like Air Quality and City Innovation (green public policy). In two categories, Green Buildings and Recycling, Philadelphia ranked among the lowest in America.

In response to the weaknesses identified in the SustainLane rankings, the Pennsylvania Environmental Council initiated a program to remove the constraints that are preventing Philadelphia from realizing its potential. This report is one result of that program. Its objective is to identify the principal barriers to Green Building and Sustainable Development in Philadelphia and to provide solutions to dissolving those barriers.

While developing the report, we chronicled many incremental steps that have been made to green City buildings and infrastructure by champions peppered throughout City agencies, local non-profits, and leaders in the private sector. Some of these “Good News” stories and Case Studies have been included to acknowledge that work. But in spite of those efforts, it is clear that the greening of Philadelphia is lagging far behind that of other major American cities like New York, Chicago, Washington, and Seattle.

A series of focus group studies was conducted throughout 2007 in order to identify the barriers and formulate proposed solutions. The focus groups included individuals from the development and construction industry, local non-profits concerned with the built environment, and City government. We gratefully acknowledge the focus group participants listed in the “Credits and Contributors” at the end of this report.


Good News: Housing Authority Shoots for the STAR!In February 2007, the Philadelphia Housing Authority (PHA) became the first housing authority in Pennsylvania to deliver certified energy efficient units when it marked completion of 60 homes certified to the federal ENERGY STAR standard – and broke ground to begin construction on 125 more. Current projects underway by PHA include green roofs for stormwater management and the use of environmentally friendly/healthy carpets and paints.

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158

149

128

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Source: U.S. Green Building Council

leed projects per city

January 2008


executive summaryThere is no doubt that the single greatest barrier to Green Building in Philadelphia has been a lack of political will and strong leadership at the top levels of City government…

this leadership gap is probably a result of an educational gap.

local treasures

Delaware Valley Green Building Council (DVGBC) was founded in 2001 as one of the country’s first chapters of the U.S. Green Building Council (USGBC).

Philadelphia University’s Engineering and Design Institute is an interdisciplinary research center that has been a catalyst for state-wide Green Building initiatives.

Liberty Property Trust was recognized by the U.S. Green Building Council as one of the nation’s leading developers of high-performance green office and industrial buildings.


Philadelphia is rich with the spirit and intellectual resources required to make it a leader in Green Building and Sustainable Development. Its robust non-profit and grassroots communities have made tremendous strides in building local capacity to deliver the goods and services needed to green the City. Strong private sector leaders have “put their stake in the ground” and delivered Green Buildings to the market in spite of the obstacles in their way. Individual leaders in City agencies have quietly done what they could to make Philadelphia a greener, healthier place.

There is no doubt that the single greatest barrier to Green Building in Philadelphia has been a lack of political will and strong leadership at the top levels of City government. This was a recurring theme among focus group participants.

Participants also recognized that this leadership gap is probably a result of an educational gap – a lack of conceptual understanding among City leaders about sustainability and its long-term, systemic benefits to the residents of Philadelphia and the economic vitality of the City.

Strong executive leadership has been the key driver for the successful transition to Green Building and Sustainable Development in cities like New York, Chicago, and Seattle. In these cities, where sustainability has been championed by their mayors and become a guiding principle for decision-making, the structural and regulatory changes required for successful implementation have followed in short order.

This report provides numerous recommendations to support Green Building and Sustainable Development in Philadelphia. Many of them have succeeded in other cities. However, it is clear that for Philadelphia to successfully take its place as the next great American city, our new Mayor and City Council must take the lead by championing the greening of our city.

solutions


leadership:

building green » proposed solutions

Green Building (which includes Green Planning and Sustainable Development) needs to be championed by Philadelphia’s Mayor and City Council as a critical strategy for making Philadelphia the Next Great City.

The Mayor should commission the development and implementation of a comprehensive sustainability plan for Philadelphia that includes Green Building as a key strategy.

examples include:

› New York’s “PlaNYC” 15 › Chicago’s “2006 Environmental Action Agenda” 16

Early Action Item: The Mayor should establish, empower, and staff a cabinet level position focused on Sustainability.

City employees should be empowered through a value system that rewards decisions which make Philadelphia green and sustainable.

› Audit City facilities for energy and water performance. Using the audits as benchmarks, develop an environmental “accounting” and set goals for improvement. Hold the departments accountable for achievement of their goals.

› Provide validation and reward to city employees who take initiative in advancing Green Building and sustainable development initiatives. An example from other cities is providing additional compensation for L&I and Planning Commission employees who become LEED Accredited Professionals.

› Institute a course of professional development focused on sustainability for the City’s engineers, architects, and code officials. Engage Philadelphia’s sophisticated NGO community as educational providers.

Good News: Water Department Washes the Competition!The Philadelphia Water Department Office of Watersheds (PWDOW) is a national leader in comprehensive watershed management and an example of true green leadership in City government. Through education, demonstration projects, regulation, and advocacy they are changing the way our City works, improving our drinking water, reducing flooding, and keeping raw sewage out of our rivers. PWDOW’s compelling vision “Clean Water – Green City” is to unite the City of Philadelphia with its water environment to create a green legacy for future generations using the “triple bottom line” approach of ecology, economics, and equity.

There has been a lack of political will and strong leadership in support of Green Building at the top levels of City government.

barriers

solutions


good models:

The lack of good examples of green buildings and green technologies in the City inhibits adoption by both the public and private sectors. Private sector owners are often reluctant to take the risk of trying something new.


Lead by example, implementing green strategies and proven technologies on City projects before asking the private sector to step up to the plate.

› Early Action Item: Require LEED Gold certification for all City new construction and major renovations projects (LEED New Construction and LEED Commercial Interiors)

› Install green roofs on new City projects and on re-roof projects that will support them

› Install waterless urinals and/or rainwater harvesting systems in City buildings (Requires a special exception or change to the Plumbing Code)

› Install solar electric (photovoltaic) and solar thermal (hot water) generation systems on the roofs of City buildings that will support them

Begin by greening the “Public Realm,” i.e., greening City infrastructure and public spaces to improve the quality of the City, demonstrate stewardship, and set an example for its citizens. The City’s recently-completed Green Plan points the way for some early action projects and provides a long-term slate for potential development.

for example:

› Install “Sustainable Streets” and “Green Streets” when improving City Streets that include technologies like permeable and reflective paving, native plantings, bio-swales, rain gardens, tree filters, stormwater irrigation systems, and energy efficient lighting.

› Systematically increase the City’s tree canopy

› Extend the existing initiative to update City traffic lights with energy efficient LEDs to include all traffic signals in all colors

Focus on recycling as a catalyst for broad citizen participation in the greening of the City. Recycling waste saves valuable resources and creates local jobs and economic development.

› The economics of Construction and Demolitions (C&D) waste recycling are driven by the price of trash disposal, which includes transportation and landfill tipping fees. Developing policies that change the economics of disposal of the C&D waste generated in the City would build a robust recycling economy.

barriers


fiscal responsibility:

The City’s perennially squeezed operating budget allows little tolerance for investing in upgrades, even when they have a good payback and return on investment, and the City’s limited capital budgets skew decisions based on irst cost rather than life cycle cost.

Spotty interdepartmental communication (between the Budget Bureau, Public Property, Capital Program Ofice, Municipal Energy Ofice, and Water Department, for example) prevents collaborative decision-making that would justify the investment in green building for the best long-term interests of the City.

Current iscal policies do not incentivize environmental stewardship by City employees.

barriers


Good News: Red Lights Go Green! In 1999, Philadelphia became the first large city in the US to replace the red light lamps in traffic signals with Light Emitting Diodes (LEDs), which use about 80 percent less energy than standard incandescent halogen bulbs. The City replaced 28,000 red lamps resulting in annual energy savings of 8,300 MWh and emissions savings of 4,100 tons of CO2. There are plans to change to three-color LEDs which will more than double the benefits already realized.

solutions Early Action Item: The Mayor should implement policies and require training for departments to use life cycle evaluation, consideration of long term operating costs, and assessment of environmental impacts as criteria for their decision-making.

The leadership of all departments associated with the City’s built environment, including those responsible for operations and the funding of operations, must collaborate to develop policies that are both fiscally and environmentally sound.

› An example would be Finance and Water working together to establish a requirement to use green roofs on all building projects as a step to help avoid the need for massive stormwater infrastructure investment.

The City budgeting process should be changed so that every City facility and department is responsible for paying its own utilities from their respective operating budgets. Savings (or some portion thereof) should accrue to the facility or department rather than to the general fund, to reward responsible behavior.


Good News: City Demands Silver!In April 2007, Mayor John Street signed Executive Order 1-07, which mandates that new and renovated City buildings over 10,000 SF must achieve a LEED Silver certification and reduce energy consumption by at least 20% over City building code. The order also required all City departments and agencies to reduce energy consumption by 15% below 2006 consumption levels by 2015 and established an Office of Sustainability and Environment.

Take full advantage of Philadelphia’s purchasing power and its membership in procurement efforts such as the C40 Cities Climate Leadership Group of the Clinton Climate Initiative. Utilizing mass purchasing and energy efficiency capitalization offerings can accelerate the implementation of Green Building and save the City money.

The City should consider the current offerings of Energy Service Companies to push investment in large energy efficiency and conservation measures “off balance sheet” and pay for improvements out of operating savings.

Develop and implement a plan to get all occupied City buildings certified under LEED for Existing Buildings, which provides a pathway for increasing the efficiency of buildings over time through routine operations and maintenance.

solutions»The Mayor should establish, empower, and staff a cabinet level seat focused on Sustainability.

› Chicago now has a CEO (Chief Environmental Officer) who works directly for its Mayor

Potential changes suggested by numerous participants in focus groups and interviews include revision of the City’s departmental structures.suggestions included:

Change the Home Rule Charter to unite city agencies concerned with the City’s built environment under one governance structure

› Seattle provided an example when it placed its equivalent of License and Inspections under its Planning Commission.

Revise the Home Rule Charter to create a City Department of the Environment (like Chicago and New York) with a mission to protect human health and the environment, improve the quality of urban life, and promote sustainable economic development.

› Consideration should be given to uniting agencies concerned with the City’s environment under the umbrella of a single agency.


structure:

There is no single City governmental authority responsible for the protection, restoration of Philadelphia’s environment.

The City’s Home Rule Charter silos departments and their respective Boards, which should be working cross-functionally to promote Green Building and sustainable redevelopment. As these agencies work to optimize their own areas of concern, they are often missing opportunities to improve the City as a whole.

Examples of agencies that should be working more cooperatively include:› planning commission and license and inspections› streets and water department


Good News: Big Wind at PHL! Early in 2006 as part of its environmental stewardship program, the Philadelphia Division of Aviation began purchasing wind energy for Philadelphia International Airport (PHL). PHL purchases 12,960 MWh of wind energy annually, representing approximately 8 percent of its overall electricity demand, which reduces emissions by 6,500 tons of CO2.

barriers

solutions Institute a “Green Concierge” service to walk qualifying green projects through all City departmental approvals. Projects should be qualified using existing nationally proven standards such as the U.S. Green Building Council LEED Rating Systems.


Private sector developers and building owners who want to employ new green strategies and technologies are shufled from person to person and department to department, discouraging change as there is nobody in the chain of command to support them.

barriers

Good News: Philly Warms to Climate Change! In April 2007, the City’s Sustainability Working Group published the Local Action Plan for Climate Change, which could reduce Philadelphia’s greenhouse gas emissions to 10% below 1990 levels by 2010. The City is also now a member of the Large Cities Climate Leadership Group – an international consortium of major cities supported by the Clinton Climate Initiative that is committed to reduce urban carbon emissions and adapt to climate change.

Modify the City Plumbing Code so that it encourages, or at least allows, the use of proven sustainable water conservation and management technologies.

for example:

› Waterless urinals › Rainwater capture for irrigation and toilet flushing › On site wastewater treatment like Living Machines and Constructed Wetlands

Early Action Item: Offer expedited Zoning, Water Department, and L&I approvals for projects committing to LEED Silver Certification or higher.

Remove the regulation and enforcement of stormwater management from the plumbing code and place it under the control of the Philadelphia Water Department.

solutions


regulation:

The City’s Plumbing Code speciically inhibits the use of green water conservation and stormwater strategies and technologies.

There has been a lack of leadership in City Council for code reform.

The regulatory approval process is slow and expensive.


barriers

solutionsEarly Action Item: The Mayor should immediately appoint an expert on Green Building and Sustainable Development to the Zoning Code Commission.

Abandon the current trend toward suburban-style density standards. Density in residential zones should be encouraged and rewarded as a way to promote compact, pedestrian-friendly, transit-oriented environments.

› Award density bonuses to developers who commit to LEED certified projects › Award density bonuses for proximity to transit

Parking requirements should be revised based on the transect and should give relief for car-reduction strategies such as transit orientation, car share, carpools, community transit, etc.

› Consider “Maximum Allowable Parking” instead of “Minimum Required Parking” to shift the paradigm

Mixed-use provisions should be expanded through the Zoning Reform process to encourage pedestrian-oriented environments.

Use the Zoning Reform process to remove limitations that unintentionally inhibit green building strategies.

› An example is the 35 foot height restriction for many residential properties, which unintentionally inhibits the use of green building strategies such as taller story heights for daylighting, installation of upper story clerestories, roof-top solar arrays, and roof-top outdoor space.


The City’s Zoning Codes don’t support and often inhibit green design strategies and technologies.

barriers

In light of the growing body of knowledge about the relationship of the City’s overall health to key environmental issues like climate change, fossil fuel depletion, and stormwater management, our civic leaders should engage in an educational campaign for themselves and their constituents.

› City Council should convene a series of hearings to explore the inter-connections between environmental sustainability, economic vitality, fiscal responsibility, and public health

City government and the NGO community should collaborate to educate organized labor on the benefits of a green economy and to develop educational offerings to train craft personnel.

examples might include:

› Broader deployment of Delaware Valley Green Building Council’s “Green Advantage” training for the building trades

› Establishing a Philadelphia branch of the Apollo Alliance (a national organization that works with labor and industry in support of a sustainable energy economy www.apolloalliance.org)

Philadelphia’s NGO community should expand its efforts to engage the City’s academic institutions, particularly those with schools of architecture, engineering, or design, to help them integrate sustainable design into their curriculums.

solutions


education:


A general lack of understanding about green building principles and technologies by City policy makers, the Board of Building Standards, and Licenses & Inspections inhibits sustainable design and innovation.

There are misconceptions about the cost and eficacy of green building and sustainable development.

The beneits of LEED certiication are not clearly understood by many of the City’s decision makers.

Lack of good craftsman and subcontractor education adds dificulty to the process of green building that inhibits adoption by builders and developers.

A lack of sustainable design experience among the engineering community (Mechanical, Plumbing, Electrical, Civil) who work for the City makes it dificult for the City to implement green building strategies.

barriers

high school of engineering & science and the john barry school


building fast facts:hses

locations:

16th & West Norris St.

size:

150,000 SF (112,000 SF renovations/38,000 SF addition)

budget:

$38.5M total project cost, $236/SF

status/date of completion:

December 2008

barry school

locations:

59th & Race St.

size:

94,415 SF

budget:

$34M total project cost, $360/SF


August 2009

LEED certification level:

Anticipated Silver

With a grant from the William Penn Foundation, the Delaware Valley Green Building Council (DVGBC) approached the School District of Philadelphia about developing two LEED certified schools as pilot projects for the District’s Capital Improvements Program, setting the stage for all future school construction to go green. The High School of Engineering & Science (HSES) was selected as a renovation project and was followed two years later by the John Barry Elementary School, a new construction project. A significant evolution took place within the School District through this effort as its personnel learned through experience and through the efforts of both internal and external champions. HSES, which was plagued by budget problems and internal resistance was followed by success in the Barry School.

successes (barry school):

› Anticipated LEED Silver rating on schedule and within budget

› Potential to integrate the building into the curriculum upon completion

› Has sparked a shift to green operations

› School District now making decisions based on green benefits and life cycle assessment

barriers (hses):

› Unrealistic project budget

› Lack of commitment to green design by School District staff

› Green education level of district and design team members

› Lack of flexibility about allowed materials and systems

› No top down leadership within School District

case study: public building

comcast center

building green » overcoming barriers in philadelphia

building fast facts:location:

17th and JFK Blvd.

size:

1.2 million SF ofice space 23,000 SF retail space

budget:

$495M total project cost, $412/SF

architect:

Robert A.M. Stern

owner:

Liberty Property Trust

height:

975 feet 57 stories


November 2007

LEED certification level:

Silver

Comcast Center is Philadelphia’s tallest building and will be one of the tallest LEED certified skyscrapers in the world. The building is located in the heart of Center City Philadelphia and features a half-acre public plaza, a new entrance to Suburban Station, a dramatic 120-foot high winter garden, and multiple three-story stacked atria. Liberty Property Trust, the developer, set the green agenda from the project’s inception because it believes that green buildings deliver the highest quality work environment possible to its tenants.

successes:

› Anticipated LEED Silver rating (2008)

› Design ensures excellent daylighting and views for all building occupants

› Advanced envelope and chiller system improve energy performance

› Waterless urinals and high performance fixtures reduce water consumption

› Developed for near zero cost premium by a seasoned integrated green team

barriers:

› Building/Zoning codes that do not support green technologies

(waterless urinal opposition a well publicized example)

› No City support for green building

› Education level of subcontractors (waste management/recycling, indoor air quality, etc.)

« 18 »

case study: commercial building

rag flats


building fast facts:locations:

East Berks St., Fishtown

size:

25,000 SF

budget:

$3.6M total project cost, $144/SF


Spring 2006, all homes sold

owner:

Onion Flats

Located in the Fishtown neighborhood of Philadelphia, Rag Flats is Philadelphia’s first “Near Zero Energy” community, producing most of the community’s energy demands through PV panels that supply clean solar electricity. Developers Tim and Patrick McDonald and designer Kurt Schlembaker saw the opportunity to revitalize the former rag factory site into an 11 home community combining four housing types (trinities, row houses, industrial lofts, pavilion) that blends traditional and modern design and features green roofs, outdoor living spaces, ample daylighting, a common landscaped courtyard which filters and captures stormwater, and rooftop PV panels.

successes:

› Green roofs, pervious paving, rainwater collection provide integrated, responsible

stormwater management

› PV panels generate 80%+ of electricity demands

› Site plans fosters community interaction

› Units sold out quickly and have risen dramatically in value

› Project changed the company’s focus to the “Triple Bottom Line”

barriers:

› PV system cost

› Plumbing code inhibited innovation and green technologies

› Lack of support in City agencies in support of their green efforts

case study: residential building

1 Ed Mazria “The Building Sector: A Hidden Culprit,” Architecture 2030, www.architecture2030.org/current_situation/building_sector.html

2 Mazria

3 D.M. Roodman and N. Lenssen, “A Building Revolution: How Ecology and Health Concerns are Transforming Construction”, Worldwatch Paper 124, Worldwatch Institute, Washington, D.C., March 1995

4 World Resources Institute EarthTrends 2007, using data from UNEP SBCI, 2006. Also, Ken Sandler, “Analyzing What’s Recyclable in C&D Waste,” Environmental Protection Agency, BioCycle, November 2003

5 Heschong and Mahone, “Daylighting in Schools: An Investigation into the Relationship Between Daylight and Human Performance,” 1999, “Daylighting in Schools Reanalysis Report,” 2001, “Windows and Classrooms: A Study of Student Performance and the Indoor Environment,” 2003: all available at www.h-m-g.com.

6 Judith Heerwagen, “Do Green Buildings Enhance the Well Being of Workers?” Environmental Design and Construction, July/August 2000

7 “Healthcare Green Building SmartMarket Report”, McGraw-Hill Construction, 2007

8 Reid Ewing and Richard Kreutzer, “Understanding the Relationship Between Public Health and the Built Environment,” Design, Community & Environment and Lawrence Frank & Company, May 2006

9 Greg Kats, “The Costs and Financial Benefits of Green Buildings: A Report to California’s Sustainable Building Task Force,” Capital E, October 2003, www.cap-e.com

10 Greg Kats, “Greening America’s Schools: Costs and Benefits,” Capital E, October 2006, www.cap-e.com

11 William J. Fisk, “Health and Productivity Gains from Better Indoor Environments and their Relationship with Building Energy Efficiency,” Lawrence Berkeley National Laboratory, 2002

12 Based on conversations with some of the nation’s leading developers at the 2007 Real Estate Finance Summit of the Real Estate Roundtable, St. Regis Hotel, NY, NY

13 Brian Howard, “Will Going Green Help You Beat the Slow Housing Market?” The Daily Green, January 2008

14 Daniel Esty and Andrew Winston, Green to Gold: How Smart Companies Use Environmental Strategy to Innovate, Create Value, and Build Competitive Advantage, Yale University Press, 2006. Also Harvey Bernstein, “A Glimpse of the Future: Key Trends in the Construction Industry,” McGraw-Hill Construction Industry Analytics, Alliances & Strategic Initiatives, December 2006

15 Available at www.nyc.gov/html/planyc2030/html/home/home.shtml

16 Available at www.egov.cityofchicago.org/webportal/COCWebPortal/ COC_ATTACH/ActionAgenda.pdf

sources


building green » overcoming barriers in philadelphia

credits and contributorsauthor

Sandy Wiggins, Consilience LLC

focus group facilitator

Jenn Rezeli, Re:Vision Architecture

case studies

Rebecca Stahlnecker, Consilience LLC

graphic design

Cynthia Barber Gale, BarberGale Group, Inc. Melissa Weed, BarberGale Group, Inc.

executive editor

Patrick Starr, Vice President, Sustainable Communities Program Pennsylvania Environmental Council

managing editor

Spencer Finch, Director of Sustainable Development Programs Pennsylvania Environmental Council

communications manager

Jessica Anderson, Pennsylvania Environmental Council

planning and review

Karen Black, May 8 Consulting Rob Diemer, AKF Engineers Dan Garofalo, University of Pennsylvania Jenn Rezeli, Re:Vision Architecture

focus group participants

Scott Anderson, Philadelphia School Improvement Team Kiki Bolender, Schade and Bolender Architects Charles Capaldi, B Five Studio Dave Chwaga, B Street Associates Erin Conlen, Westrum Development Co Jeff Diacik, Turner Construction Bill Felton, B Street Associates John R. Gibbon, Kise Straw and Kolonder Avi Golen, Construction Waste Management John Haak, City of Philadelphia Planning Commission David Hahn, 1260 Housing Development Corp Greg Hampson, Philadelphia Housing Authority Richard Hankin, The Hankin Group Tim Kerner, Terra Studio Bennur Koksuz, City of Philadelphia Planning Commission Jill Kowalski, Delaware Valley Green Building Council Fredda Lippes, City of Philadelphia Capital Projects Office Selene Macleer, Mignatti Companies Mike Maenner, City of Philadelphia Licenses and Inspections Mark MaGrann, MaGrann Associates Christine Marjoram, Philadelphia Water Department Muscoe Martin, M2 Architecture Steve Masters, City Council Technical Staff

Allison Mathern, Westrum Development Co David Mazzocco, Schrader Group Architecture Tom McCain, Westrum Development Co Joe Meade, Aide for Councilwoman Blondell Reynolds Brown Darlene Messina, City of Philadelphia Sustainability Initiatives Howard Neukrug, Philadelphia Water Department Brian Phillips, Interface Studio Architects Joe Pierce, Northstar Property Group Adam Rockmacher, Turner Construction Ben Ryan, Narbrook Development LLC Sarah Sachdev, Aide for Councilman Jim Kenny Miriam Schaefer, Chemical Heritage Foundation Jim Sherman, Dranoff Properties Karen Skafte, Lager Raabe Skafte Landscape Architects Steve Steinbrook, Dranoff Properties Mitchell Swann, MDC Systems Mark Ueland, Ueland Junker McCauley Nicholson Josh Weingram, Dranoff Properties

photo credits

R. Bradley Maule, phillyskyline.com, select photos Photograph of housing on page 5 courtesy of PHA Rendering on page 17 courtesy of SCHRADERGROUP Photography on page 19 courtesy of Onion Flats

Contributors

The Dolinger-McMahon

Foundation

Greening our buildings and infrastructure is a critical strateg y for robust economic development and improved quality of life in Philadelphia.

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