Is Boston Building Better? an Analysis of the Leed Certifiable Standard in the Boston Zoning Code

In 2007, Mayor Menino and the Boston Redevelopment Authority implemented Article 37, an amendment to the Boston Zoning Code requiring new construction approved under Large Project Review be designed and built to meet the U.S. Green Building Council's LEED certification. The amendment was intended to promote green building practices in the city and reduce the environmental impacts of buildings larger than 50,000 square feet. Article 37 dictates that buildings be LEED “certifiable,” but does not require that they actually achieve LEED certification. This study examines how this policy has affected building practice in the city. This research relied on several data sources including public records, communication with public officials, and qualitative research interviews with building industry professionals working in Boston. Interviews were conducted with 9 individuals at 7 firms. Both architecture and engineering firms were included and all have worked under Article 37. The experiences of each firm were treated as a case study, and cases were considered in relation to each other. A cross-case analysis was completed using the qualitative research methods of interpretation, synthesis, meaning condensation, and meaning categorization. It was concluded that Article 37 has advanced sustainability goals in Boston and has provided an educational benefit to building practitioners and clients. However, Article 37 has not had a substantial impact on building practice in the city. The LEED certifiable standard is not actually equivalent to LEED certification and does not set an aggressive goal. This research fills a gap in the literature and is an important step in critically examining the outcomes of green building policy. This understanding of how Article 37 has influenced building practice in Boston is valuable not only to the city, but also to the numerous municipalities that have adopted LEED-based requirements for private construction.