Building Lifecycle<p>​<img src="/SiteCollectionImages/Misc.%20Banner%20Images/CSR/lifecycle.jpg" alt="" style="margin:5px;" /></p>Building Lifecycle00



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CSR Report Building Lifestyle content<h2 style="color:#478299;font-family:ff-tisa-web-pro, sans-serif;font-size:2rem;font-style:italic;">Energy & Emissions</h2><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Reducing energy consumption and improving the energy mix to rely more on renewable energy, and reducing greenhouse gas emissions, nitrogen oxides, sulfur dioxide, volatile organic compounds, and particulate matter released during building operations, development and demolition.</p><p> </p><h2 style="color:#478299;font-family:ff-tisa-web-pro, sans-serif;font-size:2rem;font-style:italic;">Green Building Technology & Innovation</h2><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Investing in innovation; developing and incorporating smart building technology Green Building Certifications & Standards Pursuing and supporting the development of green-building certifications and standards, such as LEED and ENERGY STAR Tenant Health & Safety Providing tenants with appropriate signage, security systems and educational resources to ensure their health and safety, responsible sourcing of products that have sustainable attributes.</p><p> </p><h2 style="color:#478299;font-family:ff-tisa-web-pro, sans-serif;font-size:2rem;font-style:italic;">Cybersecurity</h2><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Ensuring data and information is used only for its original intended purpose, and maintaining and protecting information systems from unintended or unauthorized access.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">We design, develop and manage properties that will last for decades into the future. It is in our best interest to ensure these assets withstand the test of time. This includes designing our structures to be resilient against the uncertainties posed by climate change and natural resource depletion. In addition, as new technologies and tenant expectations continue to evolve, we design our buildings with tomorrow's innovations in mind so they remain efficient properties to operate and attractive places to live, work and shop.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Activities associated with the construction and operation of commercial and residential buildings account for a large proportion of our core market cities' GHG emissions. Many of Forest City's core markets have ambitious stated goals to reduce their carbon footprint by as much as 80 percent during the next generation. This creates a significant opportunity for us to design and create sustainable properties that will reduce the environmental impact in our core markets and contribute to meeting these goals. We embrace these opportunities by entering into public/private partnerships and engaging local stakeholders to help us develop and deliver projects that align with the long-term goals and strategies of our core markets. To learn more about Forest City's commitment to public/private partnerships, read our section on <a href="/corporate-responsibility/communications-and-transparency">Communication and Transparency</a>. </p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Forest City's activities align with the sustainability strategies of our core markets to ensure the long-term competitiveness of our portfolio. Our Integrated Design Services (IDS) department works closely with Forest City development teams and asset managers to implement green building technologies across our new and existing assets. We continue to pursue green-building certifications and standards such as Leadership in Energy and Environmental Design (LEED) and ENERGY STAR with all of our new construction properties. Overall, this integrated approach to sustainable development and efficient management allows us to create shared value for all stakeholders through our high-quality operating portfolio.</p><p> </p><h2 style="color:#478299;font-family:ff-tisa-web-pro, sans-serif;font-size:2rem;font-style:italic;">Energy and Sustainability Policy</h2><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Forest City employs an integrated approach to reducing energy and water use and GHG emissions in our portfolio. We define and manage goals through an Energy and Sustainability Policy that reinforces our commitment to managing and mitigating our business impacts on the environment. The policy outlines a continuous improvement approach in the design and construction of new properties as well as the operation and maintenance of existing properties.</p><h3 style="color:#084a66;font-family:proxima-nova, sans-serif;font-size:1.8rem;font-style:normal;">The policy is comprised of five Areas of Focus:</h3><ul><li><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> Energy Management</p></li><li><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> Water Conservation</p></li><li><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> Waste Management and Recycling</p></li><li><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> Energy Supply</p></li><li><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> Indoor Environmental Quality </p></li></ul><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">The IDS staff oversees energy and sustainability initiatives and programs under the leadership of the Vice President of IDS, the guidance of the Corporate Responsibility Director and the Corporate Responsibility Advisory Council. This team works alongside Forest City asset and property managers, engineers and developers to prioritize projects having the greatest overall benefit to our business and our stakeholders. Our CR efforts help drive a company-wide commitment to sustainable design and high-performing properties, from the early stages of development through day-to-day management.</p><p> </p><h2 style="color:#478299;font-family:ff-tisa-web-pro, sans-serif;font-size:2rem;font-style:italic;">Energy Management and Reduction </h2><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">We remain committed to our goal of reducing overall energy use by two percent per year from our 2010 baseline and 20 percent by 2020. Through 2015, we achieved a total energy reduction of 9.83 percent across our portfolio. This represents a 0.9 percent improvement from 2014 and keeps Forest City on pace to achieve our 2020 energy-use goal. (This goal was tracked using a stable comparable portfolio, allowing a more accurate assessment over time.)</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">In 2015, Forest City implemented a new system for managing utility expenses and sustainability data, enabling greater flexibility in data-tracking and reporting. As part of the implementation process, we uploaded historical data back to 2010 and audited it for accuracy and completeness. During this process, we also conducted a robust audit process of our utility spend, which identified and secured $245,000 in utility bill savings. While this transition has enabled much more efficient sustainability management and measurement, our data as presented in this report may differ when compared side-by-side with past GRI reports. Moving forward, we will align our data with our annual GRESB survey response, in which we first participated in 2014.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">The IDS group assists our building management teams in developing Operations and Energy Management Plans for each property. These plans include an annual energy target for the next five years and action measures to help property managers achieve these targets. The IDS team uses the data collected from each property to inform and prioritize capital improvement projects and support our green building management programs. In 2015, we completed 103 separate energy efficiency projects, which resulted in a cost savings of more than $1.1 million. These projects have provided an initial return on investment of 13 percent. We use this yearly return analysis as a prioritization factor for future projects.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Through our partnership with Switch Automation, a cloud-based analytics platform, we now use real-time energy usage data to actively reduce operating costs and improve efficiency in 10 of our buildings. This successful pilot quickly generated $109,000 in operational savings, and, moving forward, we will implement this platform across our portfolio. During 2015, our Commercial and Residential properties completed more than 15 lighting projects with a total spend of approximately $245,000. These lighting projects resulted in energy savings of more than $112,000. In New York, our <a href="" target="_blank">Ridge Hill</a> property completed an extensive interior lighting project, which resulted in an annual savings of $250,000.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">In addition to developing Operations and Energy Management Plans for each property, Forest City has spent years evaluating the effectiveness of various green building technologies. Leveraging this knowledge, our IDS Department determines the "scalable merit" of each potential property enhancement and selects the projects that are most applicable across Forest City's portfolio. These activities become a part of our new construction Design Standards, and we work with our Procurement team to integrate these technologies in each of our properties while phasing out old technologies and practices. Moving forward, the products and processes selected for our Design Standards will help Forest City achieve our energy and water intensity goals. This focus on clear communication and sharing of best practices allows us to make great progress across our entire portfolio, instead of limiting ourselves to one-off projects that only benefit a single location.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> <br> </p><h3 style="color:#084a66;font-family:proxima-nova, sans-serif;font-size:1.8rem;font-style:normal;">Water Management</h3><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Forest City is committed to a 20 percent reduction in water use intensity from our 2013 baseline in all existing buildings by 2020. In 2015, we achieved a total water reduction of 5.3 percent over baseline. We closely monitor our Water Use Intensity (WUI) in each building to measure progress toward meeting our overall water reduction goals. We also continue to pursue 35 percent baseline improvements in water use for all new construction by integrating low-flow fixtures into our design standards. Our landscaping irrigation systems must achieve in excess of 25 percent water savings compared to industry standards at each location through best practices, such as use of smart irrigation systems and native and drought-resistant plantings.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Forest City uses LEED New Construction water efficiency standards as a basis for optimizing water use in our new multifamily properties. Properties must meet overall water optimization goals of a 35 percent improvement compared to the Energy Policy Acts of 1991 and 2005 minimum flow and flush performance standards. We balance our sustainable goal of efficiency with our desire to deliver a great tenant experience by optimizing the combination of the right fixtures. We set low-flow targets for flush and flow fixtures, and work with our preferred national vendors to identify plumbing fixtures that achieve these standards while accomplishing our design goals of fit and form.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> <br> </p><h3 style="color:#084a66;font-family:proxima-nova, sans-serif;font-size:1.8rem;font-style:normal;">Waste Management</h3><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Our waste management policy focuses on waste generated during building construction and daily operations. All new development projects must divert 75 percent of construction and demolition waste and 100 percent of land clearing debris and excavated soil from landfills. Forest City contractors must develop waste management plans and track their progress during each project. </p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Forest City's new developments are designed to maximize opportunities for recycling glass, metal, plastic, paper and cardboard waste when operational, with careful consideration for the logistics of sorting and collection. We continue to assess our operating properties for recycling opportunities. As waste contracts expire, we reevaluate recycling options, and for properties that are not currently recycling, we document the barriers (which range from space constraints to local vendor capabilities) and develop a plan for incorporating recycling where feasible and cost effective. Under our recycling program, we aim to divert 20 percent of all building waste generated by 2025.</p><p> </p><h2 style="color:#478299;font-family:ff-tisa-web-pro, sans-serif;font-size:2rem;font-style:italic;">Green Building Design and Certifications</h2><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">We continue to utilize ENERGY STAR and LEED standards as a framework through which we reduce our emissions, energy use and water consumption across our portfolio. In 2015, 14 of our 16 new development projects were targeting LEED certification, equivalent to 87 percent of total new construction square footage. We aim to maintain or increase our percentage of LEED-Certified new construction properties by 2020. We also seek certification in existing properties when it is economically viable. We have 20 LEED-certified properties in our portfolio. In 2015, three of Forest City's properties received the ENERGY STAR label for efficient energy performance. In our pursuit of certification for our properties, we are implementing various energy efficiency programs that not only reduce our buildings' environmental footprint, but also provide enhanced comfort and control to our tenants. </p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">We are proud of our continued progress on achieving green building certifications throughout our portfolio. However, it is important to note that we focus heavily on green management standards and efficient operations at each Forest City-owned property, regardless of its LEED or ENERGY STAR status. The overarching goal of our green management activities is to lower the GHG emissions and environmental footprint of our portfolio, which does not always require the pursuit of specific green building certifications.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> <br> </p><h2 style="color:#478299;font-family:ff-tisa-web-pro, sans-serif;font-size:2rem;font-style:italic;">Triple Bottom Line Benefits</h2><h3 style="color:#084a66;font-family:proxima-nova, sans-serif;font-size:1.8rem;font-style:normal;">Saving Energy with Forest City</h3><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">We adopt an integrated approach to green portfolio management to maximize the benefits provided by sustainability investments. Using Resource Advisor and ENERGY STAR Portfolio Manager, we collect energy, water and emissions data to understand the environmental performance of each Forest City building. Our IDS Department and Asset Managers use this data to identify the most pressing sustainability needs of each property before it undergoes scheduled renovations. We align smaller environmental footprint enhancements with routine building maintenance projects and schedule our large-scale sustainability improvements to coincide with major renovations. This approach significantly lowers our implementation costs and strengthens the profitability of each sustainability project.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> <br> </p><h3 style="color:#084a66;font-family:proxima-nova, sans-serif;font-size:1.8rem;font-style:normal;">Tenant Health and Safety</h3><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">The protection of people and property is paramount at Forest City. We take every precaution to ensure we provide our tenants, residents, associates and visitors with safe and stable environments at all times. We train all on-site associates at our properties on safety and security best practices. Our security associates understand how to minimize safety and security risks across our portfolio and, more importantly, have the proper planning in place to respond quickly and effectively if an incident does occur. </p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> <br> </p><h3 style="color:#084a66;font-family:proxima-nova, sans-serif;font-size:1.8rem;font-style:normal;">On-Site Security </h3><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Forest City manages the hiring and onboarding of all security personnel at our properties. Each property requires a detailed security plan that outlines the equipment and personnel needed to maintain the highest levels of safety and security. Across our portfolio, we utilize three types of security personnel: hired professionals, local law enforcement officers and in-house management and associates. Our Loss Prevention and Security staff execute a comprehensive safety and security plan that focuses on several key areas at each building within our portfolio. These key areas provide prevention and response plans for a wide range of scenarios, from active shooters and terrorist threats, to associate injuries and indoor air quality. With the multi-use nature of our buildings, we consider everyone who will need access to our building, including residents, shoppers, visitors and contractors, and customize an access solution that fits each profile.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Several portions of Forest City's portfolio are classified as critical infrastructure in the United States. As a result, we collaborate with U.S. Homeland Security to maintain the highest levels of safety and security at our properties. Through our partnership, Forest City shares security data with Homeland Security and receives special scenario-based training. For example, each year we work with Homeland Security and local law enforcement to conduct an active shooter drill at one of our properties. Through these crisis management training scenarios, we gain valuable insight on emergency response best practices and are better able to identify potential gaps in our security.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> <br> </p><h3 style="color:#084a66;font-family:proxima-nova, sans-serif;font-size:1.8rem;font-style:normal;">Disaster Response Plan</h3><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Forest City operates in cities and regions that are susceptible to the negative effects brought about by climate change, and we take preventative steps to increase our resiliency in the face of potential disasters that may occur during the life of our properties. Both Forest City as a whole and each individual property have a Disaster Response Plan in place to ensure that business operations remain ongoing in the event of an unforeseen emergency or natural disaster. These continuity plans cover every critical function of the company and each property within our portfolio and serve as an added measure of resiliency in providing continued service to our tenants and residents before, during and after disasters occur.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> <br> </p><h3 style="color:#084a66;font-family:proxima-nova, sans-serif;font-size:1.8rem;font-style:normal;">Safe Construction Materials and Indoor Environmental Quality</h3><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">It is our goal to ensure a safe and healthy indoor environment for our tenants, residents and associates at all times. During design and construction of our buildings, we routinely utilize high-quality materials, components and safety equipment that exceed accepted industry standards, particularly in safety components such as our fire suppression systems. We also standardize the user interface for all safety and fire suppression systems across our portfolio, which dramatically enhances training efficiency and minimizes the risk of user error.  </p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Forest City's sustainable design criteria adhere to standards that in many cases exceed local codes and regulations regarding indoor air quality. We have protocols in place for executing mold and indoor air-quality testing at each property in our portfolio as needed. We also continue to work with our vendors to ensure that pest management and janitorial supplies and services are compliant with LEED standards. </p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">During all construction and renovation projects, contractors must create and implement an indoor air-quality management plan that includes specific VOC limits for all adhesives, sealants, paints and coatings. Every year, Forest City's insurance carrier performs random on-site inspections to confirm the proper safety management of our properties.</p><p> </p><h2 style="color:#478299;font-family:ff-tisa-web-pro, sans-serif;font-size:2rem;font-style:italic;">Cyber Security</h2><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;"> The dramatic rise in cyber dependency in recent years has made businesses increasingly vulnerable to security lapses that can have serious legal and financial consequences. The stakes continue to increase with the ubiquity of mobile devices around the world. This interconnectivity can limit our ability to protect sensitive information if not effectively addressed.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Forest City houses various types of private information about our associates and tenants, including bank accounts and Social Security numbers. We adopt a proactive approach to cybersecurity that takes into account not only our internal level of security, but also the degree of secure protection of the entities with whom we are connected. To this end, in 2015, we established a cybersecurity committee and made significant progress in establishing our greatest cyber risk and priority areas. Moving forward, this committee will determine the best paths toward further enhancing the security of both our corporate data and customers' data.</p><p> </p><h2 style="color:#478299;font-family:ff-tisa-web-pro, sans-serif;font-size:2rem;font-style:italic;">Workplace Safety</h2><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">Workplace safety is paramount at all of our properties. On-site associates receive onboarding and refresher safety training tailored to the specific risks associated with their roles. We strictly adhere to OHSA requirements across our portfolio and at all construction sites, which includes conducting monthly self-inspections that follow best practices and utilize OSHA-approved record keeping.</p><p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">We conduct background checks and drug screening of all Forest City candidates prior to hiring and onboarding and on a routine basis for associates required to drive as part of their daily responsibilities. This due diligence extends to our residential properties, where we conduct background checks of all potential tenants prior to approval of their lease or purchase.</p> <p style="color:#626366;line-height:1.75;font-family:proxima-nova, sans-serif;font-size:1.6rem;font-style:normal;">In 2015, Security Magazine recognized our dedicated and comprehensive approach to tenant safety and security by naming Forest City to its Security 500 Rankings of top corporations. We are proud of our Security associates' tireless efforts to make our properties and tenants as safe as possible.</p>Building LifecycleCSR Report Building Lifestyle content0Generic Page Content Text0