For years, sustainability was often viewed as an added feature of development. Today in Washington State, it is increasingly becoming a core expectation. At CREDAWA’s Cracking the Code: Green Incentives & Regulations event, representatives from Seattle, Bellevue, and Redmond shared how sustainability policies are evolving and what those changes mean for developers, owners, and project teams across the Puget Sound region. Moderated by Erin Ishizaki with Mithun, panelists included Jess Harris (City of Seattle), Jennifer Ewing (City of Bellevue), and Jenny Lybeck (City of Redmond). 

The New Baseline
One of the most important themes of the discussion was that the definition of a green building continues to change. Energy efficiency measures that once qualified projects for incentives are now frequently embedded in code requirements or regulatory programs and those will continue to evolve moving forward. The Washington State Clean Building Performance Standards was called out as one such example that is expected to grow in scope and reach. As expectations rise, governments are looking beyond energy use alone in both regulation and incentives to address topics such as carbon emissions, embodied carbon, electrification, resilience, and long-term building performance. 

The Real Challenge: Infrastructure 
While sustainability goals continue to advance, the panelists acknowledged practical challenges. Developers are increasingly encountering questions about electrical capacity, utility coordination, and the infrastructure needed to support electrified buildings. Attendees working in Bellevue, for example, noted that cost and infrastructure readiness remain common concerns raised by the local development community. Balancing ambitious sustainability targets with real-world delivery constraints will remain an important part of the conversation. 

A Shift Toward Existing Buildings 
Another notable trend is the growing focus on existing buildings. Cities discussed programs that support benchmarking, retrofits, heat pump adoption, and compliance with Washington’s Clean Buildings requirements. The message was clear: achieving regional climate goals will depend not only on new construction but also on improving the performance of the buildings already in operation. 

Predictability Matters
Redmond highlighted its Redmond 2050 initiative, which consolidated community benefit and sustainability incentives into a more accessible framework - all in one place within their local code language. The goal was straightforward: provide developers with greater clarity and predictability. Rather than navigating multiple disconnected programs, project teams can more easily understand how sustainability, resilience, affordable housing, community amenities, and other priorities fit together. 

Start Early 
Perhaps the most practical advice from the panel centered on early engagement. Seattle sustainability staff encouraged project teams to start discussions about incentives and sustainability goals as early as possible to ensure access to all applicable programs and time to successfully implement them. Integrated design, early coordination, and open communication with your city officials can help identify opportunities that might otherwise be missed. 

Projects That Bring the Vision to Life 
The panel also featured examples that demonstrated how sustainability can take many forms. Redmond’s Women’s and Senior Community Center illustrated how community engagement, mass timber construction, and high-performance design can align around shared values. Seattle highlighted projects using available incentives ranging from small passive-house multifamily developments to larger buildings pursuing ambitious water, energy, and carbon-reduction goals using their Living Building Pilot Program. Bellevue pointed to long-term neighborhood planning efforts that integrate transportation, green infrastructure, and stormwater management into community growth. 

A Quote Worth Remembering 
One idea surfaced repeatedly throughout the discussion: successful sustainability outcomes begin with collaboration. As one panelist emphasized, the earlier project teams engage with cities and stakeholders, the more opportunities become available. Another recurring message was that sustainability should be integrated into projects from the beginning rather than added later as a separate initiative. 

Looking Ahead 
If there was one overarching takeaway, it was that the conversation is shifting from incentives alone toward resilience and long-term performance. Sustainable development today is less about checking a box and more about creating buildings and communities that can adapt, perform, and thrive over time. As policies evolve and expectations continue to rise, collaboration between the public and private sectors will remain critical to shaping the next generation of development across our region. 

This blog was written by Emily Evenson (Seneca Group) as part of the Sustainable Development Committee’s ongoing Sustainability Mindset series. For more information on how to join or sponsor the Sustainable Development Committee, email [email protected].