Trails, greenspaces entice home buyers

by Jill Henry

SBJ Reporter

jhenry@sbj.net

As trees are cleared to create new subdivisions, efforts are being made to preserve nature in many Springfield neighborhoods, both old and new.

Approximately 17.7 miles of trails are now under the care of Ozark Greenways, according to Terry Whaley, executive director. Some trails connect established neighborhoods to schools, such as the Galloway Greenway running through Sequiota Park, past neighborhoods including Southern Hills, and Pershing Elementary and Middle schools. More trails are in the planning stages and will form ribbons around new subdivisions like Augusta Hills and Ashcroft Estates.

Trails encourage neighbors to interact, Whaley said, much like neighbors used to gather on front porches. "You don't have that today," he said. "When you drive home, drive into your driveway, hit the garage door clicker, drive right in and bam you're out in your back yard that's surrounded by a privacy fence."

Planning

In the Springfield area, Whaley said, most trails are planned after a subdivision has been established, but one subdivision is being built with its future trails in mind.

Jim Rodelander is developing Ashcroft Estates along the South Dry Sac River on about 115 acres. Current plans are for about a mile of trails to wrap around the edge of the subdivision, but Rodelander said there is a potential for the trails to be longer.

A contract for the easement needed for the trails is still under negotiation, and Rodelander declined to provide a dollar value for the land he plans to donate for the trail itself and for a trail head and parking area.

Selling point

Access to trails ranked No. 2 as most important amenities for home buyers, according to a survey conducted by the National Association of Realtors and the National Association of Home Builders and released in April 2002. Thirty-six percent of recent home buyers said trails were more important than 16 other choices, including business centers, golf courses, ball fields and security.

"(Access to trails) was only beat out by transportation," Whaley said. "That says, After I get to work and get home, here's my next priority.'"

Signage for Ashcroft Estates mentions the future trails, and Rodelander said the planned trail has attracted potential buyers.

"Most of the people ask about that is it going to be a reality and when?' It is a big drawing point to people. They are very interested in it," Rodelander said.

Lot prices, currently $20,900 to $27,900, will increase at Ashcroft Estates once the trails are a reality. "I think it will be a situation where people will be willing to pay it, especially if it backs up to the trail. The lots there will be at a premium," Rodelander said. How much the price will increase has not yet been determined.

But not everybody feels access to trails equates a substantial increase in the value of a lot or a home.

"It would only be marginal and nothing you could really put a pencil to," said real estate appraiser Jay Bullaro, adding that there are other factors to consider. "Something like (trails) would be pretty much overwhelmed and obscured by the school district that it's in, the quality of construction of the homes of the neighborhood and access to shopping, employment, freeways and that sort of thing. Those are so many larger factors that you really can't see the forest for the trees as far as any effect that a greenway might have."

But Whaley said homes along trails are in demand. "I have seen it along South Creek a couple of different times people that have homes that back up to the trail, they put a real estate sign in the back yard as well as the front yard," he said.

Greenspaces

Trails are carved around subdivisions once houses are in place, but preserving larger greenspaces requires planning before ground is broken.

King Coltrin of Great River Engineering has designed about four subdivisions where following the lay of the land and protecting the natural setting was a priority. He is currently working on Augusta Hills, a 37-acre subdivision just outside the northern city limits of Springfield.

"We'll walk over the site, and if it is a piece of property that lends itself to this and has those natural features on it, we'll suggest to the developer that this would probably be a good way to go," Coltrin said.

Designing a subdivision in this manner presents challenges.

"It's always easier to go in and clear all the trees and put in all the roads, sewer and water," Coltrin said. "But in order to preserve the natural beauty of the land, we're going to have to take more care to work around the trees and lay out the subdivision. We had to lay it out to where it worked well with the way the ground lays."

Trail maintenance

Close proximity to an Ozark Greenways trail or to greenspace doesn't mean homeowners will be responsible for upkeep. Ozark Greenways' trails and greenspaces are cared for by volunteers and Springfield-Greene County Park Board, according to Whaley.

Dollar figures weren't available for the costs of maintaining area trails, but Whaley said a national figure is about $1,500 per mile per year. However, that figure includes cities with more miles of trails and it includes mechanical aspects that Springfield hasn't had to deal with restrooms, for example. Local trails have connected sites with existing facilities, such as the Galloway trail that links Pershing schools, Sequiota Park and the Nature Center.

"Our (cost to maintain trails) is probably somewhat less than that," Whaley said.

Safety

At Ashcroft Estates, Rodelander said, "We have had no negative feedback from anybody in regard to the trail."

Whaley said there is one concern he occasionally hears.

"The old fear is always one of security from homeowners, that somebody is going to come in on the trail and steal their VCR or something. The truth is, you've got a public street on the other side of your house and somebody that's going to steal something isn't going to use a bicycle necessarily for a getaway."

Rodelander said he thinks building subdivisions with trails and greenspaces will catch on and not just be a fad. "Most people are interested in having some place for their kids to be able to go and ride, get off of the main roads, throw rocks and sticks, and just have somewhat of a safe place," he said.

Whaley agreed. "The more we are into the dense populated areas, the more the trails are used, great. The greatest thing would be the trails are getting worn out because of so much use."