Welcome to Keating Consulting...a different kind of Consulting Company.



Keating Consulting brings these qualities, grounded in forty years of experience, to every real estate venture. We represent a unique blend of entrepreneurial, creative and technical talent that can best be described as solution oriented.


Four decades of experience and hundreds of projects totaling $8+ Billion yields a wealth of knowledge in the design, development and construction of buildings. We offer that knowledge through work in many capacities---as project manager, development manager and design/development advisor. Keating Consulting is a blend of this experience in one company.


The touchstone of every successful real estate venture is commitment: to an idea, a budget and a schedule. Keating Consulting brings management discipline and the resource of experience to this process.


The best solutions always require vision --- a way of thinking beyond the ordinary that brings value to your project and inspiration to the user. Keating Consulting helps bring focus to your project vision.



Our clients think of us as an unusually broad source of expertise. We are described as resourceful, analytical and creative. And we have a well-developed sense of how to turn the insights and ideas of many into useful solutions

Below, we describe the many services provided by the company and follow with “Case Studies” illustrating both the types of services we provide and the rich mix of project experience that defines the company.

Site Due Diligence

Site due diligence is a process common to all of our projects and typically includes a broad range of project entitlement activities. We are especially proud of our project approval success rate that spans an exceptional range of project types---hospitality/gaming, mixed-use development, justice facilities/courthouses, to name a few---in both urban and suburban settings that include a number of high-barrier-to-entry communities.

Many of our projects have required substantial re-zoning efforts, and many others have required specialized analyses and management of, for example, historic preservation and archaeological analyses, detailed security studies, or a waterfront approvals and redevelopment process. Please refer to other services for our project-specific experience in these areas.

LEED/Sustainability Analyses

Most of our projects are based on the core principles of LEED certification and long term building sustainability, in part because much of our portfolio is located in both large and smaller metropolitan areas and is often designed to meet the long term and enduring needs of large institutional clients. Our experience in developing to achieve LEED certification typically results in projects that receive a level of certification beyond our client’s original goal (for example, the IRS Regional Headquarters was slated to achieve basic LEED certification and ultimately received a LEED Gold certification).

Our success can be attributed to a very knowledgeable and senior staff (many with LEED accreditation), who can quickly chart a path to achieving design phase certification, then follow with demonstrated success in the complicated construction phase audit process.

Site Environmental Analyses

Site environmental analyses are typically part of due diligence on all of our projects, largely because most of our projects are located on previously developed property. Working with our sister company (KEM) and others, we have overseen many forms of site remediation work that are required by state and local agencies as a condition of redevelopment.

Remediation activities have included, for example, removal of contaminated soil, abatement of asbestos and, in certain instances, encapsulation of contamination that will allow for redevelopment of a site. Our work has also included the development of storm water management plans that meet increasingly stringent regulatory requirements.

Public-Private Partnership Formation

The company principals have been creating public-private partnerships for nearly two decades, long before the interest in “P3’s” that is now commonplace.

Our experience is rooted in the long history of servicing the needs of public institutions. Beginning in the early 1980’s, we found creative ways for colleges to deliver academic buildings and student housing; similarly, we helped hospitals finance and deliver medical office buildings.

Beginning in 1990 we began a working relationship with the United States Postal Service and the United States General Services Administration to finance and deliver federal courthouses and office buildings on underutilized Postal Service properties. In the mid-1990’s we expanded this form of partnership to include county and municipal buildings and facilities for colleges and universities.

These relationships continue to this day. We have now completed projects valued at well over $1 billion in public-private partnerships.

Yield Analyses/Master Plan

This activity is one of our earliest pre-development activities and is typically performed in house. The work can take the form of conceptual plans that allow us (internally) to better understand the issues and range of options that may shape development of a property. These same plans may then be used to illustrate options (and value) to a property owner/prospective client.

The analyses have addressed many types of development, from plans for large tracts of land to proposals for redevelopment of a building. Many have represented the potential for mixed-use development that includes multi-family residential, retail and office space; others illustrate concepts for courthouses and government office buildings; and still others help define hospitality and gaming opportunities.

Civic Engagement

We use this phrase to define the many ways in which the company has worked with local groups to develop a project that successfully meets both client and broader community needs. Our approach to this work is always defined by the specific requirements of the projects and interests of the community; it has, for example, included community forums to discuss project alternatives, design charrettes or public project meetings that are part of a more structured review and approvals process.

Historic Preservation Analyses

Our work on United States Postal Service (USPS) and other historic properties over the past two decades has produced a broad portfolio of experience that addresses the disposition of historic structures. Many of these structures are community icons and most of them have been the subject of a Section 106 assessment that we have often directed on behalf of the USPS or others.

Our work on USPS and other historic properties has produced consistently successful project results that have satisfied the stringent requirements of State Historic Preservation Offices across the country (six states). We are proud of this record…it illustrates the potential that we see to match historic preservation objectives with sound economic development.

Transit-Oriented Development

Over two decades of work---on both urban and suburban infill sites---has produced a project portfolio that is filled with transit-oriented development. Many of our project awards—the IRS Regional Headquarters and The Phoenix in Philadelphia, the Phoenix at Clarendon in Arlington, VA and Heldrich Plaza in New Brunswick, NJ—acknowledge the importance of this focus.

Security Studies

Our active role in the development of government facilities—courthouses, office and public safety buildings—has made security issues a frequent focus of our work. With our early projects in the 1990’s, we developed a solid body of knowledge in the design and management of secure facilities like courthouses.

The advent of terrorist-related activities brought new focus and experience in this service area. We have enlarged our range of expertise and expert consultant base to include those who model the impacts of blast on structures, analyze the impacts of building progressive collapse, offer innovative solutions to reinforcing historic structures to withstand blast and identify creative solutions to meeting secure perimeter requirements on tight urban sites.

This accumulated knowledge positions us to address the complex security requirements of government, institutional and corporate clients.

Owner’s Representative Services

The company has a broad portfolio of Owner’s Representative experience. Our success in growing this portfolio can be attributed to the signature of our service: we think, act and manage like an Owner…because we are an Owner. We are and have been in the shoes of the Owner for over two decades…and nothing makes us more aware of the Owner’s need to balance day-to-day budgetary and long term management requirements than being in that same position.

We have provided Owner’s Representative services through every phase of development, design and construction across an exceptional range of project types: mixed-use projects that blend residential, office and retail, healthcare/research facilities, university buildings (academic and administrative), and secondary education facilities.

Design Advisory Services

We use this term to describe the conceptual design and advisory services that we have provided for over two decades. They take many forms, including development of design concepts and ideas that help the company and our clients understand the potential of a property or building.

Once these ideas take form, these services are often expanded to include identification of the right design firms to develop the concepts in greater detail, ultimately leading to our management of full design development and construction documentation. Over the course of the past two decades, we have commissioned dozens of architects, engineers and specialty consultants who have turned our early ideas into extraordinarily successful projects, whether mixed-use development, courthouses, hospitality and gaming facilities or historic restorations.

  • Gaming / Hospitality
  • Government & Corporate Office
  • Courthouses
  • Education
  • Residential
  • Project Portfolio
  • The KMS project portfolio is exceptionally diverse, highlighting an important attribute of the partnership: a time-tested and solution-oriented approach to meeting the needs of our clients, whether for office, institutional, residential or mixed-use development. Click any of the development sectors and see how they vary in size, type, location and delivery method.


Individually, the people of Keating represent decades of experience and many professional backgrounds: management, law, engineering, architecture and construction to name a few. Together, we are the nucleus of highly experienced teams that are organized to meet the specific needs of each project.


Daniel Keating, III

Chief Executive Officer


Villanova University Bachelor of Science Business Administration

Dan is a well-known and successful businessman whose career spans forty years. Following some early years in his father’s construction business, he envisioned and soon formed companies that became involved in virtually every facet of real estate---construction, development and environmental management. Through his leadership, the businesses grew and prospered, including a construction company that was often ranked as one of the region’s largest.

With the transition from the construction company, Dan is now focusing his energy on a new business model. That model acknowledges the rapidly evolving need among our clients for new and better-managed services. It also taps one of the enduring strengths of a successful entrepreneur: the ability to attract and focus some of the best talent in the business on the needs of our clients.

His career is defined by achievements that merge construction and development skills, including projects like the redevelopment of the United States Postal Service property at 30th Street, the Pennsylvania Convention Center, The Phoenix, Lincoln Financial Field, SugarHouse Casino, the Hyatt Regency at Penn’s Landing and many other projects whose present day value exceeds $10 billion.

It is also defined by ideas that have transformed the way we deliver projects. In the early days it was the formation of teams that created new opportunities for disadvantaged businesses (before MBE/WBE). Later, it was streamlining the construction process through the integration of design and construction services; and along the way he promoted the formation of public-private partnerships that create new project value for all parties.

Throughout his career, Dan has remained true to his instincts: successful projects are the product of strong and enduring relationships.

Since graduating from Villanova University in the early seventies, he has served on the boards of many regional institutions and actively participated in numerous philanthropic activities.

Robert H. Henderson



University of Pennsylvania Master of Architecture Master of City Planning
L’Ecole de Beaux Arts, Foutainebleau, France Courses in Architecture
University of Illinois Bachelor of Architecture


Registered Architect NCARB
American Institute of Architects
Registered Architect NCARB
Urban Land Institute
National Trust for Historic Preservation

Bob is an architect and planner whose forty-year career has been shaped by an exceptionally broad range of project experience in master planning, program development, building design and project management.

The past twenty years he has served as Executive Architect and design advisor to the many Keating projects and interests, setting the stage for, and guiding the planning/design process from “idea” to project completion. He has developed innumerable conceptual plans for commercial, institutional, residential and mixed-use development of virtually all types, all directed at gauging the initial feasibility and viability of an idea. And as the follow on to this process, he has hired and formed dozens of relationships with architects, engineers and consultants in many fields.

Bob has also become extremely familiar with the world of project entitlement and approval. On the one hand, he has engaged consultants from many fields of expertise---market analysis, historic preservation, program development and analysis, lighting design, site/building security, acoustics, food service, and many more---to meet the ever more rigorous requirements of the land/ project entitlement process. On the other, he has developed a keen sense of how to navigate the many layers of project approval and perhaps more importantly, how to distill a mix of competing ideas and interests into an achievable plan that advances a project.

The early years of his career, Bob worked with Skidmore, Owings and Merrill on various building and urban planning assignments that gave him a solid understanding of the large public/institutional design and approvals process. He then spent more than a decade as partner in a local architectural practice that developed expertise in transportation facilities, justice facilities and private commercial development.

Bob completed undergraduate studies at the University of Illinois and the E’cole desBeaux-Arts. He holds graduate degrees in Architecture and City Planning from the University of Pennsylvania. He is a registered architect and member of the Urban Land Institute.

Terrence J. McKenna



University of Dayton Bachelor of Science Civil Engineering


Licensed Professional Engineer, Pennsylvania, New Jersey, Delaware


Upper Providence Township, Montgomery County, PA Zoning Hearing Board Member
National Society of Professional Engineers Member

Terry is an engineer with nearly twenty years of experience providing consulting, construction management and real estate development services in both the public and private sectors.

His project management skills have been well-honed on some of the region’s most complex projects. These projects mark his experience with managing the entitlement process and building relationships at all levels of government. In short, he has an impressive record of providing development and construction phase services that keep our client’s projects on track.

One significant project benchmark for Terry has been the successful management of the SugarHouse Casino approval process in Philadelphia (our client and others have noted that “...if you can navigate the approval of SugarHouse, everything else is easy”). He directed an internal site selection and approval process that led to state selection of the site, and then led a long and contentious local entitlement process that ultimately resulted in approvals from agencies at all levels of government and a highly successful project for our client and the City.

Terry’s portfolio of satisfied clients includes nationwide home builders, health care providers, hospitality and gaming companies, utilities, major financial institutions, colleges and universities and a number of private developers. His knowledge of the environmental field---from regulations that frame the range of actions through a sound plan of execution---has produced many repeat clients.

Earlier in his career, Terry lead many of the environmental consulting projects at Keating Environmental Management (KEM). While working at KEM, and before that at a Fortune 500 construction and real estate development company, he developed an unparalleled knowledge of Brownfields site redevelopment. That knowledge has produced very real value for many of our clients.

Terry has a degree in civil engineering from the University of Dayton. He is a registered professional engineer in several states and has held seats on various boards in his community.

Dennis A. Martin



University of Pennsylvania School of Law Juris Doctorate
Colgate University Artium Baccalaureatus

Bar Admissions

Pennsylvania Bar Association
New Jersey Bar Association

Dennis is an attorney, longtime counsel and partner with Dan Keating. He has worked the last thirty-five years with Dan in many capacities: as Executive Vice President and general counsel of his construction company; as lead advisor in the formation of many business ventures; and for the past twenty years, as President of the development operations.

His leadership of the development operation has produced a long list of successful projects during the past twenty-five years: the IRS Regional Headquarters at 30th Street, The Phoenix, The Phoenix at Clarendon, federal courthouses and office buildings in many locations (Lynchburg, VA, Waco, TX, Wilkes-Barre and Allentown, PA) and a variety of other projects. His ability to channel the efforts of many institutions and people representing varied and diverse interests is a key reason for the company’s success.

A hallmark of Dennis’ career is a long and successful relationship with the United States Postal Service and the United States General Services Administration (GSA). He has been asked repeatedly by these institutions to deliver projects of all sizes and types---courthouses, office buildings and mixed-use projects---within a structured finance model that meets the requirements of the GSA’s complex capital leasing rules. Dennis and his team created this model of USPS/GSA project delivery in the early 1990’s and proceeded to customize the model to fit the needs of many projects that followed.

Dennis has also managed the many and varied challenges of serving as Executive Vice President and general counsel to a large construction company for more than three decades. He has crafted many of the contracts for our large construction contracts (Pennsylvania Convention Center, Lincoln Financial Field, Rivers Casino in Pittsburgh, to name a few); helped structure the many entities that support construction, development and technology projects; and successfully managed the day-to-to-day flow of litigation that is associated with large and multi-faceted businesses.

Dennis received his undergraduate degree from Colgate University and law degree from the University of Pennsylvania. He is a member of the Bar in Pennsylvania and New Jersey.

David Millman

Project Executive


The Wharton School, University of Pennsylvania
Master of Business Administration
Massachusetts Institute of Technology
Master of Science in Ocean Engineering
Bachelor of Science in Ocean Engineering

Professional Status

Licensed Professional Engineer, Pennsylvania and California


Member, American Society of Civil Engineers

David is licensed professional engineer and MBA with extensive experience in program management, project development, environmental construction/ remediation and structural design that spans three decades.

David has served as the Owner’s Representative and Project Manager for one of the firm’s signature projects, the Octavius V. Catto Community School and Boys & Girls Club of Camden County Demonstration Project in Camden, NJ. This $80 million, 40-acre redevelopment project required an extensive range of services that David managed from inception to completion, including: oversight of funding from the New Jersey Schools Development Authority and other private and public sources; entitlement of the required land via eminent domain, negotiation and leasing; design and construction of the new 95,000 square foot Catto elementary school for 540 students and the adjacent 25,000 square foot Boys & Girls Club serving 250 children per day; refurbishment of the existing 11-acre Dudley Grange Park; management of the Pleasant Gardens Apartments apartment complex and subsequent relocation of 240 resident families to other suitable housing; demolition of the apartment complex and remediation of the contaminated soil beneath the apartment complex; design and construction of the new 14-acre Stockton Station Park on the site of the former apartment complex; and the design and construction of a new greenway and bike/jogging path connecting the new park to the school and refurbished park.

Prior to joining KMS David was a Principal at a project development, program management and financial consulting firm for six years. Earlier in his career David managed a 60-person operating unit of a $280 million private environmental consulting, construction and engineering firm that provided general contacting, design/build and operations and maintenance services for large public infrastructure projects. He also led design efforts for numerous fixed, deep water, offshore drilling and production platforms.

Lisa J. Armstrong, AIA, LEED AP BD & C

Project Executive


University of Pennsylvania Master of Architecture
Oxford University Honours Bachelor of Arts in Philosophy, Politics, and Economics
University of Pennsylvania Wharton School Cum Laude Bachelor of Science in Economics
University of Pennsylvania Cum Laude Bachelor of Arts in Design of the Environment

Professional Status

Registered Architect, Pennsylvania
Registered Architect NCARB

Professional Affiliations

American Institute of Architects

Lisa is an architect with twenty-five years of project development, design, and sustainable strategy planning experience. She approaches each project with a multi-disciplinary perspective, seeking project solutions that maximize energy efficiency, satisfy long term sustainability objectives and achieve LEED certification. Her clients include property owners, developers, builders and design professionals. Her construction coordination experience is extensive – working on the job site during construction as the owner’s representative is one of her professional strengths.

Lisa joined the Keating Companies in 2007 as a Development Manager for the IRS Regional Headquarters project. For this $300 million redevelopment of the historic one million square foot 30th Street Main Post Office, Lisa was responsible for managing the LEED certification process, tracking and facilitating the certification efforts required of the design, construction, and owner team. The project surpassed the User’s project requirement for LEED certification by earning USGBC approval of Gold Certification. The project required many approvals by stakeholders such as the City of Philadelphia, PennDOT, and Amtrak, and Lisa lead the submission and permit approvals process with all of these stakeholders.

Lisa is currently leading a comprehensive LEED Existing Building Operations and Maintenance Certification Evaluation for the Hyatt Regency at Penn’s Landing. Integrated with the LEED evaluation is an energy audit. The Hyatt does not meet the LEED prerequisite Energy Star rating of 69. In response, a micro-turbine co-generation system has been designed to improve the Hyatt’s energy performance and enable the pursuit of LEED certification for the property owners.

Lisa has been a strong proponent of sustainable design throughout her career. Her architecture firm was responsible for the design of environmentally sustainable exterior public spaces, multi-use community facilities, early childhood education centers and affordable housing in Philadelphia. Much of this work focused on the adaptive reuse of historic structures and sites.

Lisa taught at Temple University in the Architecture Department as an Adjunct Assistant Professor, where she brought significant focus to sustainable design issues. Earlier, she was awarded a fellowship by the Henry Luce Foundation to be a designer with the Royal Thai Architects in Bangkok, Thailand. She also was a recipient of a Thouron Award from the University of Pennsylvania. This scholarship fully funded two years of study at Oxford University.

Lisa is an active volunteer in her local Center City Philadelphia community, co- chairing the Greening Greenfield project for the last six years.



Terrence McKenna

Keating Consulting, LLC
The Phoenix, Suite 201
1600 Arch Street
Philadelphia, PA 19103

267.232.5752 P
267.232.5799 F