The core argument of this conversation is deceptively simple: the greenest building is the one that already exists. Carl Elefante pushes us to see beyond the last 200 years of urban design and into a 6,000-year encyclopedia of city-making. He frames modern urban eras as City 1.0 and 2.0, then sketches a City 3.0 that reconnects with outcomes, community, earth, and place. That means valuing permanence, adapting buildings, and designing streets for people and climate rather tha

Dennis introduces the concept of “embryonic gentrification,” a nuanced phase that predated the corporate-driven gentrification we see today.

Every historic building tells a story, but who writes the narrative for its future? The comprehensive text, Historic Preservation: An Introduction to Its History, Principles, and Practice, provides the definitive guide to this vital field.