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Real estate development concept that considers social and environmental impacts
environmental development at a political level
Green development is a real estate development concept that considers social and environmental impacts of development. It is defined by three sub categories: environmental responsiveness, resource efficiency, and community and cultural sensitivity. Environmental responsiveness respects the intrinsic value of nature, and minimizes damage to an ecosystem. Resource efficiency refers to the use of fewer resources to conserve energy and the environment. Community and cultural sensitivity recognizes the unique cultural values that each community hosts and considers them in real estate development, unlike more discernable signs of sustainability, like solar energy, (solar panels are more visibly "green" than the use of local materials). Green development manifests itself in various forms, however it is generally based on solution multipliers: features of a project that provide additional benefits, which ultimately reduce the projects' environmental impacts.

Green development emerged as a result of the environmental movement in the 1970s. In the real estate industry, use of the term commenced in 1987 with a report from the World Commission on Environment and Development, entitled "Our Common Future". The report includes 16 principles of environmental management, designed to foster green development. It also discusses the traditional model of macroeconomic growth, and its disregard for environmental consequences. Following this initial movement, the real estate industry experienced a back and forth relationship with "green" methodologies; environmental issues often came second behind purely economic factors. Incessant environmental concern and legislation affecting the real estate sector began to emerge, i. e. Green development. National environmental attention has since worked its way down to real estate developers, and become an increasing priority. Developers today must work within the parameters of legislation that now considers the environmental implications of development. Additionally, California state law requires minimum energy conservation levels for all new and/or existing development projects. The seller of a home is required to include information regarding energy conservation retrofitting and thermal insulation in the sales contract. As the name may suggest, growth management may not imply limiting any growth. "Growth control" carries the connotation of managing or limiting growth, and "no growth" would indicate stopping growth all together. Moreover, Growth Management requires the cooperation of all three of these connotations.

The city of Pasadena, California has recently adopted a general plan based on seven guiding principles: community needs and quality of life, preservation of Pasadena's historic character, economic vitality, a healthy family community, lack of need for automobiles, promoted as a cultural, scientific, corporate, entertainment and educational center for the region, and community participation. This project included environmental concern and social considerations in the process of construction. The Holly Street Village Apartments in Pasadena address several of the principles outlined in Pasadena's general plan. It incorporates mixed use development with ground floor retail center including a deli, a convenience store and an art gallery. Also, the Holly Street Village Apartments is located near a light rail station. The goal of these strategies is to reduce the demand for automobiles, and making it easier for people to use public transportation. Dr. Hubert Keiber, CEO of Siemens Building Automation in Taipei, stresses energy efficiency on the grounds that energy is the single largest expense for commercial buildings. Since 2011, the Taipei 101 has become the world's most environmentally responsible skyscraper, reducing water use, energy use, and carbon emissions all by 10%.

Growth management/limitation (discussed previously) manifests itself in Boulder, Colorado. The city of Boulder very tightly restricts housing development by limiting housing permits to 400 per year, which is 1 percent of the city's total housing stock. Additionally, the city has purchased land outside of the city limits, designated for permanent, green open space. This 400 unit cap seriously hinders population growth in the city. This shortage of housing has several repercussions. First, it increases housing prices. Also, because Boulder restricts housing development more than it does commercial development, the number of available workers in Boulder grows faster than the housing stock. This results in many workers who commute from beyond the city limits. Additionally, green development has been critiqued on a residential level. High performance homes have proven to save energy in the long run, but they rapidly increase up front capital costs, via tankless water heaters, radiant barriers and reflective insulation systems, and high efficiency air conditioning systems. Also, developers are often unable to develop on certain portions of land due to conservation easements. These easements are purchased by governments or non governmental organizations, in order to "preserve land in its natural, scenic, agricultural, historical, forested, or open space condition."