Sustainable Land Development Today - March 2008 - (Page 15) SITE DESIGN/LAND USE Sustainable Development in a Challenging Market Incorporating sustainable design without breaking the bank. By Richard Keagy, P.E. We all know sustainable design is the way of the future. But in some areas, going green hasn’t quite become the way of the present yet. With the slowing housing market, rising costs of materials, and a looming economic recession, many developers continue to more or less “put off” incorporating sustainable design until it starts making more financial sense or is forced upon them by regulations. An unreceptive market doesn’t mean developers have to forego environmental responsibility altogether, however. There are steps a developer can take— even within the general parameters of a traditional development—to make a smaller mark on the environment without affecting the bottom line. All it takes is some creativity and a knowledgeable team of engineers and land planners to help incorporate as many sustainable measures as is practical for the site and the project. With the growing public interest in “green” living, it’s an added step that may end up reaping even greater rewards down the road. What’s more, he says, thanks to those environmental regulations, the average homebuyer in the West is now more accustomed to green features and will often pay more for them. Buyers in the Southeast, however, aren’t quite there yet. “Out west, they’re putting in solar cells that sell power back to the grid when the houses aren’t using it,” said Daleure. “That’s not something I’ve seen work here yet. When you explain those kinds of features to people, they like it, but they don’t want to pay for it.” But that situation is changing, especially at the regulatory level. Environmental agencies in the Southeast are getting more stringent with their rules, and developers are being forced to follow suit. And with the implementation of Phase II of the Environmental Protection Agency’s National Pollutant Discharge Elimination System (NPDES), more cities and towns are coming under even tighter stormwater and runoff scrutiny, further dictating a site’s design. “Ten years ago, if we had 100 acres, we would ask the designers to lay out lots on 100 acres,’” Daleure says. “But now it’s the reverse.” Today, according to Daleure, the design team must first consider all the environmental constraints involved— wetlands, streams, slopes, tree save, etc.—and then determine how much impervious material is allowed, where the water quality ponds will be, and where open space can be maintained. Finally, the team can look at what’s left for the roads and lots. “While it takes a lot more work, it does change the thought process,” says Daleure. “And you often make better places when you do that.” Making Better Places Most developers do, in fact, want to “make better places” and incorporate more environmentally responsible practices, but they aren’t quite sure what’s feasible. Tom Waters is the developer of The Vineyards at Lake Wylie, a 600-acre luxury residential complex under construction in southwest Charlotte, N. C. Keys to Practical Sustainable Development I A Changing Landscape In California, Arizona, and other areas of the West, environmental restrictions are tight, forcing developers to sacrifice profits, affordability, or both. In today’s housing climate, that’s often a trade developers throughout the country won’t—or can’t—make. “The housing affordability index in Los Angeles is something like three percent,” says Bill Daleure, a developer with Crosland in Charlotte, N. C. “In Charlotte, it’s 71 percent. That’s a big difference.” Site design. If geothermal heating and recycled building materials won’t work for your development, start at the bottom—literally. A sustainable site design is one of the most practical ways to incorporate environmental protection measures without significantly affecting the cost or design of the development. Look for opportunities to control erosion, phase construction, and use bioswales, detention ponds, and other natural features for stormwater management. I Form and function. As you select those features, design them to double as decorative vegetation, buffers, nature trails, and other amenities. Detention ponds can serve as spray features, wildlife corridors as walking trails, etc. I Compromise. Negotiate with regulators to find middle ground. If you maintain 40 percent of a site as open space (well over the usual requirements of 10 to 12 percent), request a higher density allowance and smaller lots. I Partnership. Take advantage of similarly minded organizations to help support your efforts or concerns with government officials. Developers’ and home buyers’ associations, environmental groups, and others can provide added resources and voices for implementing changes to regulatory controls. www.SLDTonline.com 15 http://www.SLDTonline.com
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