Environment-friendly development benefits builders

No change to the environment stands alone, as alterations ripple outward into other aspects of nature.

Thus, home builders and developers should consider how to best protect land and water quality when building, according to Loring Bullard, executive director of the Watershed Committee of the Ozarks. The land, slope, soil types, area vegetation and geology are all things to consider before coming up with a plan to prevent pollution.

"The reason for builders to build smart is because the construction sets up a pattern of environmental impact that will live as long as that structure remains in existence. As an example, if a builder builds a home with steep slopes, that area is always susceptible to runoffs even with good grass cover," said Floyd Gilzow, executive director of the Upper White River Basin Foundation.

Runoff not only can affect water quality by putting silt and other pollutants into the water supply, it can cause flooding.

"Historically, we tried to get the runoff away from us as fast as we could by shunting it from one impervious surface to another driveway, street gutter, ditch, stream. The problem with that is there's no place from the time the raindrop hits the rooftop until it reaches the stream for it to be slowed down or for filtration to take place," Bullard said, adding that water should be slowed down and filtered through vegetation.

"Another thing builders, particularly in areas outside of Springfield, should consider is whether or not there are alternatives to septic tanks that will do a better job of protecting our watershed," Gilzow said.

In addition to making sure septic tanks go on a proper site, Gilzow said secondary treatment systems can be added to further reduce nutrients going back into the soil.

In addition to increasing the number of septic tanks, rapid population growth also stresses wastewater treatment plants. "Many don't know it's different being on a septic tank than on a sewer line; septic tanks have to be maintained and pumped out every five years," Gilzow said.

"One thing builders can do in areas served by septic tanks is provide people buying the homes with information about what can and can't be done with septic tanks," Gilzow said.

Builders can do other things to protect the environment and that may help them in the long run. For instance, paying attention to sedimentation control during the construction phase may save builders money.

"If a builder will install silt fences or silt blocks that will control runoff from the site, it should reduce some of their cost for dirt for the yard installation," Gilzow said.

Bullard agreed.

"Sediment erosion control is very critical in a development area. We don't want the soil to leave construction area. Depending on the scale, slope and lay of land, we might use a sedimentation pond, silt fences, hay bale dikes or other practices. Some of the most effective practices aren't what people would think of. One is timing of the development. The least amount of soil exposed at any given time leaves less time for erosion. Rather than bulldozing off the whole 100 acres of a development, bulldoze where you are building, reseed, then move on," Bullard said.

Some environmental-friendly solutions may add to the value of the site.

"Open areas, forest trails more of that kind of property will be demanded. That open space is also a filter; it filters the runoff from those lots. The more of that people demand and want, the more developers, builders, architects and engineers will provide. We're looking for those win-wins. We don't want to needlessly impose cost on developers for pollution control, if they can figure out a way to do this and increase the value of the property, everybody wins," Bullard said.

Builder/developer Lon Goff of Lon Goff Custom Homes, planned Golden Oaks Village to be more environmentally friendly. He set aside 30 acres of the 80-acre development as permanent natural area. That means, he said, there are fewer streets and impervious surfaces, thus less runoff. A big benefit is that the greenway provides a walking trail residents can share.

Goff said he didn't lose money by not developing the 30 acres, describing it as swapping dollars. Although the smaller building sites sell for a little less, expenses also were less. He said Greene County gives a density bonus when a development is done in this manner.

"It was something I wanted to do and it was environmentally good," Goff said. "It's beneficial from the sales standpoint. I think buyers like to have land set aside in their development so they're not just crowded up against one another and so there is a spot to go to and call their own that they really don't have to take care of."

Whether such developments will become a trend remains to be seen. It may take a bit more time and spreading of information.

"Most of the builders in the area do things the way they've always done because they know they can sell houses that way," said Diana Sheridan, executive director of James River Basin Partnership. "Some of these more environmentally friendly ways to build neighborhoods are catching on on the East Coast and other areas because the land is at such a premium there. In this area we have ample land so some of the practices haven't yet been embraced here."

For Bullard, it's about teaching the importance of environmentally friendly measures to builders.

"Most area builders are supportive of protecting the environment. There's probably a segment of (builders) very busy with the business of operation, they don't like things they see as not important slowing them down or causing problems. They have to see the bigger picture and understand the quality of the environment and especially our water quality is a major factor in quality of life, which in turn attracts people. If they want to keep building houses, people need to keep thinking this is a good place to live."