Real World Road Rules--The Realpolitik of Green Building Policymaking
I am involved in getting green building legislation passed in Philadelphia. Basically, the bill would tie a 10 year tax abatement to LEED certification. The greater the level of certification, the higher the tax abatement. The bill is modelled on many other cities' incentive systems, and certainly does not go as far as Boston, Washington DC or several other cities in requiring green building practices.
What has been interesting about the process of shaping this bill and lobbying for its passage is the Realpolitik which comes into play when trying to get legislation done. This is one of my favorite topics--where the real world intersects with theory.
In theory, everyone should be on board with green building practices. Save the environment, save money in utilities, get federal, state and local incentives and have a great marketing tool. In addition, most studies now report that the cost of green is down, in some cases not costing any additional resources beyond standard construction costs.
But the reality of policymaking is a whole different ballgame. Turf battles exist even where all the participants are supportive of green building. Who created the legislation and who will get credit for its passage will effect whether a piece of legislation passes or dies in committee. Special interest groups, like the affordable housing community, residential developers, mixed-use advocates and others come out either because of cost considerations or inapplicability to their building typology. Finally, the best bill may not be the ultimate bill that is passed--compromises made for political reasons will effect the content of the ultimate legislation.
What is the solution?
1. Understand the Realpolitik aspects of the process going in. We do not live in an ivory tower, we live in a democracy with co-equal branches of government. Engaging the power players in your jurisdiction will matter.
2. Reach out to interest groups early. These groups should include the affordable housing community, residential developers, large development companies, contractors, the Building Industry Association if your area has one, etc.
3. Build a coalition of supporters. Political supporters, industry supporters, academic supporters, etc.
4. Recognize that you will not please everybody. Put in the strongest bill you can, with the best support you can.
5. Finally, don't let the great be the enemy of the good. Do not let the holy grail of a perfect bill supported by all constituencies stand in the way of getting something actually passed which advances the agenda of benefitting the environment through green building practices.
Shari focuses on energy, environmental and building code policy, representing international companies, non-profits and trade associations in their policy and communications campaigns
