Green Acres
Developing Eco-Friendly Communities
by David R. Jensen
Green development is the practice of implementing voluntary land use guidelines that limit environmental impact while promoting an understanding of environmentally responsible behavior within communities. This type of development is becoming increasingly popular in communities throughout the U.S.
By the year 2043, the U.S. population will reach 400 million people. There is no magic formula for balancing the ever-increasing growth and its associated costs against the demands on our finite resources. However, green development can significantly improve resource efficiency, preserve the ecological value of a site, reduce pollution and decrease development costs. Most important, green development helps provide more livable communities, which leads to a better quality of life for residents.
Green Benefits
Green development begins with an understanding of the natural landscape of a potential development site and allowing for reduced environmental impact on the community once it is established.
Green communities are created to feature a diverse mix of homes at higher density levels while embracing village centers, which allow multiple neighborhoods to remain connected.
Neighborhoods within green communities are characterized by amenities that are generally within a short walk of homes, allowing residents to interact with others in their community.
Narrow streets, combined with an open space system and short distances to amenities, encourage environmentally sensitive forms of transportation such as walking and cycling.
Green communities are developed adhering to guidelines for long-term resource protection in areas of both existing and planned community services.
Assessing the Environment
Laying the foundation for a green community begins with research of the area. A thorough site analysis and inventory assessment allow for clearer focus as to the site's development potential. Community planning and governmental regulations are also factors. The following are components of green development:
- Site analysis inventory of existing conditions and natural features of the site.
- Innovative master planning that includes preservation and conservation of the natural site features.
- Development practices that reduce energy and resource consumption.
- Community participation involving all residents of the community.
Historically, innovation in community planning and design has met tough resistance from cities and counties. However, over the past decade, increased public awareness of environmental issues has led to less government resistance in the community planning process. Some government officials are beginning to realize the environmental and economic benefits green development practices can offer their municipalities.
To maximize green development practices within the project, the site assessment evaluates natural features and conditions such as sensitive ecosystems, views, topography, drainage, soils, wildlife habitat and existing structures. It also considers the broader context of the site in terms of surrounding land uses and the political, cultural and ecological impact.
Innovative Master Planning
Green development varies from conventional development because it focuses on reducing environmental impact and energy consumption throughout the life of the community. For example, a green community may be designed with narrow, tree-lined streets. During warmer months, the trees provide shady relief from the heat and lower cooling costs for homeowners. Conversely, in the winter months when trees are bare, an opening is provided for sunlight to reach the homes directly.
Green planning and design focuses on preservation of natural features and integrating the community with the natural environment. For example, a significant drainage corridor within a site may function as the organizing element for a community trail system or as a natural buffer between product types. These natural absorption areas may be designed as secondary community features, such as parks and open space. Preserving natural areas and allowing the natural contours of the site to guide the land planning process helps preserve the beauty of a site while building value into a project.
Many communities have adopted a "zero net runoff" policy, whereby the rate of storm water input from a given site cannot exceed predevelopment conditions; thus, protecting groundwater quality and eliminating downstream flooding. Where possible, the city and the development teams eliminate or minimize the need for storm sewer infrastructure by preserving a site's natural drainage corridors as alternative to pipe. Runoff is then directed into bio-basins and drywells, which are planted and landscaped to filter contaminants before groundwater is recharged. Green development also embraces conservation measures that minimize water consumption, including the use of drought-tolerant and native plant materials for both the streetscape and residential lots.
Reducing Development Costs
Land development is energy intensive. Roads, pipes, grading, sidewalks and storm piping all use a great deal of energy in production and placement. Reducing land development costs saves energy, which reduces our dependency on other nations for energy.
Perhaps the biggest contributor of inefficient use of resources is street design. Efficient street layout follows a site's natural contours to preserve natural drainage and minimize grading. Narrow street widths conserve energy and materials, and encourage slower traffic flow in neighborhoods. Furthermore, narrow street design in green communities reduces impervious surfaces, ambient air temperature and construction costs.
Where existing public transit systems are inadequate for a new community, developers encourage new and improved services. Often, the process of improving transportation services equates to simply working with the public planning staff or regional transportation board to add or reconfigure a bus stop on an existing route. Such a small effort can prove beneficial in fostering positive relationships with planning officials as well as proving the development industry's commitment to building green.
As with street design, green development focuses on planning for land use with resource efficiency in mind. Land use within green communities tends to encourage minimal automobile use and promote alternative forms of transportation such as cycling or walking.
Community Participation
Green communities can only be as successful as their residents make them. It is important to introduce homeowners as well as prospective buyers to the innovative features green communities can offer. Residents who are aware of ongoing programs in their community?such as recycling, water and energy conservation, and alternative transportation methods?are more likely to participate once they understand the benefits these programs offer.
Community involvement through education of its residents is essential to ensure the long-term success of the green development program. Residents need to understand what the development team has accomplished, as well as what is expected of them as homeowners in order to ensure that the community retains its green focus.
Implementing green practices requires innovation, collaboration, partnership and acceptance on our part and the part of others. This practice embodies strong market appeal with cost effective housing, enhances property value, results in livable communities and improves the global environment.
Green Community Spotlights
- The Vineyards:
The Vineyards in Hillsborough County, Fla., is a great example of a community that has successfully implemented green development practices. The 18.8-acre residential community combines techniques such as clustering homes and narrow street standards to preserve the site's abundance of natural areas. The successful combination of natural and manmade design elements creates a feeling of community charm while adhering to environmentally sensitive green development guidelines. - Villa Rosa:
Villa Rosa in Hillsborough County, Fla., preserved 30 percent of the site as wetlands and extensive natural areas that serve as wildlife habitat. Homes are clustered into mini-villages to protect environmentally sensitive areas. Neighborhoods within the community are interconnected by narrow streets as well as walking or cycling paths encourages alternate forms of travel. - Bailey's Grove:
Bailey's Grove, a 364-acre mixed-use community located near Kentwood, Mich., has successfully addressed transportation issues. The master planned community takes advantage of an abundance of mature woodlands, wetlands, drainage corridors and natural habitats?all of which dictated the placement of community elements such as schools and town centers. The community trail system connects with regional trails, including those of nearby 60-acre Paris Park and adjacent natural areas.David Jensen is President of David Jensen Associates Inc., a community planning and design firm located in Denver. Colo. David has served as land planner on more than 600 residential, commercial and mixed-use communities throughout the U.S., which have served as models of sustainable green development practices.
