Building Green

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building green

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 The Team: introduction 2
Pennsylvania Environmental Council is a state-wide background 4
non-profit dedicated to improving the quality of life executive summary 6
for all Pennsylvanians through education, advocacy, barriers to green building
and proposed solutions:
partnerships, and innovative public policy since 1970.
Leadership 8
The Council’s Southeast Regional Office is based
Good Models 9
in Old City Philadelphia.
Fiscal Responsibility 10
www.pecpa.org
Structure 12
Consilience LLC is a Philadelphia-based Regulation 14
consultancy focused on Sustainable Development. Education 16
Sandy Wiggins, Principal, is the Immediate Past Chair
case studies:
of the U.S. Green Building Council.
Public Building 17
www.consilience.net
Commercial Building 18
Re:Vision Architecture is a Philadephia-based Residential Building 19
green architecture and planning firm.
source notes 21
www.revisionarch.com
credits and contributors 21
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 «1»

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in the united states buildings account for approximately:

87&! of all electricity consumption 1

59&! of greenhouse gas emissions 2

51&! of all natural resource consumption 3

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

«2» building green » overcoming barriers in philadelphia

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
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Climate Change. When we get it right, we enjoy other enormous benefits as well.
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›
green buildings improve human health and productivity:
Children educated in green classrooms score as much as 20% higher on standardized tests 5 gps!spcvtu!fdpopnjd!efwfmpqnfou!
›
›
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 boe!jnqspwfe!rvbmjuz!pg!mjgf!!
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› 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 teachers10
› 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

building green » overcoming barriers in philadelphia «3»

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In 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.

«4» building green » overcoming barriers in philadelphia

leed projects per city
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172
158
149

128

100

63
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In February 2007, the Philadelphia Housing Authority (PHA)
became the first housing authority in Pennsylvania to deliver
grand rapids

philadelphia
los angeles
washington

certified energy efficient units when it marked completion

new york
chicago

of 60 homes certified to the federal ENERGY STAR standard –

seattle

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
Source: U.S. Green Building Council
friendly/healthy carpets and paints.

building green » overcoming barriers in philadelphia «5»

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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. local treasures
Delaware Valley Green Building
There is no doubt that the single greatest barrier to Green Building in Philadelphia Council (DVGBC) was founded
has been a lack of political will and strong leadership at the top levels of City in 2001 as one of the country’s
government. This was a recurring theme among focus group participants. first chapters of the U.S. Green
Building Council (USGBC).
Participants also recognized that this leadership gap is probably a result of an
educational gap – a lack of conceptual understanding among City leaders about Philadelphia University’s
sustainability and its long-term, systemic benefits to the residents of Philadelphia Engineering and Design
and the economic vitality of the City. Institute is an interdisciplinary
research center that has been
Strong executive leadership has been the key driver for the successful transition a catalyst for state-wide Green
to Green Building and Sustainable Development in cities like New York, Chicago, and Building initiatives.
Seattle. In these cities, where sustainability has been championed by their mayors
and become a guiding principle for decision-making, the structural and regulatory Liberty Property Trust was
changes required for successful implementation have followed in short order. recognized by the U.S. Green
Building Council as one of the
This report provides numerous recommendations to support Green Building and nation’s leading developers of
Sustainable Development in Philadelphia. Many of them have succeeded in other high-performance green office
cities. However, it is clear that for Philadelphia to successfully take its place as and industrial buildings.
the next great American city, our new Mayor and City Council must take the lead
by championing the greening of our city.

building green » overcoming barriers in philadelphia «7»

 building green » proposed solutions
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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.
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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
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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.
building green » proposed solutions
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Lead by example, implementing green strategies and proven technologies on City projects before asking
the private sector to step up to the plate.
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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.
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 building green » proposed solutions
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« 10 » building green » overcoming barriers in philadelphia
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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.
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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.
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.

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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.

building green » overcoming barriers in philadelphia « 11 »

 building green » proposed solutions
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« 12 » building green » overcoming barriers in philadelphia
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»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
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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.
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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.
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Qsjwbuf!tfdups!efwfmpqfst!boe!cvjmejoh!pxofst! Institute a “Green Concierge” service to walk qualifying green projects through all City departmental approvals.
xip!xbou!up!fnqmpz!ofx!hsffo!tusbufhjft!boe! Projects should be qualified using existing nationally proven standards such as the U.S. Green Building
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building green » overcoming barriers in philadelphia « 13 »

 building green » proposed solutions

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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

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jt!tmpx!boe!fyqfotjwf/! 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.

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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.

« 14 » building green » overcoming barriers in philadelphia

cbssjfst tpmvujpot
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boe!pgufo!joijcju!hsffo!eftjho!tusbufhjft!! The Mayor should immediately appoint an expert on Green Building and Sustainable Development
boe!ufdiopmphjft/ 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.

building green » overcoming barriers in philadelphia « 15 »

 building green » proposed solutions
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« 16 » building green » overcoming barriers in philadelphia
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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.
high school of engineering & science
and the john barry school

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With a grant from the William Penn Foundation, the Delaware Valley Green Building hses

Council (DVGBC) approached the School District of Philadelphia about developing two locations:

LEED certified schools as pilot projects for the District’s Capital Improvements Program, 27ui!'!Xftu!Opssjt!Tu/
setting the stage for all future school construction to go green. The High School of size:
Engineering & Science (HSES) was selected as a renovation project and was followed 261-111!TG!)223-111!TG!!
two years later by the John Barry Elementary School, a new construction project. sfopwbujpot049-111!TG!beejujpo*
A significant evolution took place within the School District through this effort as its budget:
personnel learned through experience and through the efforts of both internal and %49/6N!upubm!qspkfdu!dptu-!%3470TG
external champions. HSES, which was plagued by budget problems and internal status/date of completion:
resistance was followed by success in the Barry School. Efdfncfs!3119

barry school
successes (barry school):
locations:
› Anticipated LEED Silver rating on schedule and within budget 6:ui!'!Sbdf!Tu/
› Potential to integrate the building into the curriculum upon completion size:
› Has sparked a shift to green operations :5-526!TG
› School District now making decisions based on green benefits and life cycle assessment budget:
%45N!upubm!qspkfdu!dptu-!%4710TG
status/date of completion:
barriers (hses): Bvhvtu!311:
› Unrealistic project budget LEED certification level:
› Lack of commitment to green design by School District staff Boujdjqbufe!Tjmwfs
› Green education level of district and design team members
› Lack of flexibility about allowed materials and systems
› No top down leadership within School District

building green » overcoming barriers in philadelphia « 17 »

 comcast center

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Comcast Center is Philadelphia’s tallest building and will be one of the tallest LEED location:

certified skyscrapers in the world. The building is located in the heart of Center City 28ui!boe!KGL!Cmwe/
Philadelphia and features a half-acre public plaza, a new entrance to Suburban size:
Station, a dramatic 120-foot high winter garden, and multiple three-story stacked 2/3!njmmjpo!TG!pgßdf!tqbdf!
atria. Liberty Property Trust, the developer, set the green agenda from the project’s 34-111!TG!sfubjm!tqbdf
inception because it believes that green buildings deliver the highest quality work budget:
environment possible to its tenants. %5:6N!upubm!qspkfdu!dptu-!%5230TG
architect:
Spcfsu!B/N/!Tufso
successes: owner:

› Anticipated LEED Silver rating (2008) Mjcfsuz!Qspqfsuz!Usvtu

height:
› Design ensures excellent daylighting and views for all building occupants
:86!gffu!
› Advanced envelope and chiller system improve energy performance 68!tupsjft
› Waterless urinals and high performance fixtures reduce water consumption status/date of completion:
› Developed for near zero cost premium by a seasoned integrated green team Opwfncfs!3118
LEED certification level:
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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 » building green » overcoming barriers in philadelphia

rag flats

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Located in the Fishtown neighborhood of Philadelphia, Rag Flats is Philadelphia’s locations:

first “Near Zero Energy” community, producing most of the community’s energy Fbtu!Cfslt!Tu/-!Gjtiupxo
demands through PV panels that supply clean solar electricity. Developers Tim size:
and Patrick McDonald and designer Kurt Schlembaker saw the opportunity to 36-111!TG
revitalize the former rag factory site into an 11 home community combining budget:
four housing types (trinities, row houses, industrial lofts, pavilion) that blends %4/7N!upubm!qspkfdu!dptu-!%2550TG
traditional and modern design and features green roofs, outdoor living spaces, status/date of completion:
ample daylighting, a common landscaped courtyard which filters and captures Tqsjoh!3117-!bmm!ipnft!tpme
stormwater, and rooftop PV panels. owner:
Pojpo!Gmbut

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

building green » overcoming barriers in philadelphia « 19 »

 tpvsdft
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
« 20 » building green » overcoming barriers in philadelphia
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
dsfejut!boe!dpousjcvupst
author
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
building green » overcoming barriers in philadelphia
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
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Gpvoebujpo
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
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662!mct/!ofu!hsffoipvtf!hbtft!qsfwfoufe
5-327-111!CUVt!fofshz!opu!dpotvnfe
savings from the use of emission-free wind-generated electricity:
397!mct/!bjs!fnjttjpot!opu!hfofsbufe
displaces this amount of fossil fuel:
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this report is printed by offset impressions inc., on mohawk beckett concept,
in other words our savings from the use of 100% pcw glacier, 100# cover and 70# text. this paper is fsc-certified,
wind-generated electricity are equivalent to: greenseal certified, manufactured with green-e certified renewable
qmboujoh!2:!usfft!ps!opu!esjwjoh!421!njmft wind-generated energy, and made carbon neutral.

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