Sean Hickman, P.E.
Director, AH Burkett Engineering
When it comes to sustainable land development, it’s easy to think it’s either an all-or-nothing approach. The good news is that eco-friendly land development has come a long way, devising innovative strategies that add value to homes and housing developments, all while responsibly managing water flow and preserving habitats.
Wetlands Development
One of the biggest considerations when developing land, especially in Florida, is water run-off. Here in the Sunshine State, excess water is a big concern during hurricane season. When we assess sites and create site plans, we look first at how much greenspace is available to absorb water, which includes analyzing the soil content.
Currently in Florida, the majority of uplands have already been developed; much of what is available to develop presently is wetlands. Wetlands tend to have clay as their soil composition. Unlike sand, clay is impervious, preventing water from seeping through. It collects on top, creating marshy environs. When developing wetlands, we need to first alter the soil composition, often by adding sand to allow for greater and faster water drainage.
Habitat Creation
Environmentally responsible development plans also make efforts to include greenspaces for existing fauna, which would otherwise be displaced. A fraction of the land is set aside as a preserve. For example, if the plan is to develop 10 acres, one possible design might include 2 acres as a preserved space, creating habitat for animals. We might build marshes, ponds or other littoral zones to allow and encourage plant and animal growth.
Adding these littoral zones to neighborhood developments can slightly increase drive times for residents who need to pass them to reach their individual homes. However, in the long-term, this is a sustainable solution to the displaced-animal problem.
Single Family Houses Compared to Higher-Density Living
Every time land is developed, a portion of natural habitat is scraped away. A greater percentage of habitat is removed to build a single-family home, compared to the development of apartments and townhomes. In this regard, higher-density housing allows us to live in greater harmony with our ecosystems.
Apartments and High-Density Housing
One of the downsides of apartment complexes and other high-density residential units is the amount of paved areas that must be created. A parking lot, for example, is an impervious area, not allowing water to seep back into the earth. Extra considerations must be taken to control for the water. In some developments, there may be just 5 or 6 feet of greenspace between the parking lot and the residential units, which doesn’t allow for much water to drain naturally.
In these developments, it’s crucial to develop drainage plans that include a pond. If there’s not enough space for a pond, then plans may include a bioswale, aka an underground area designed to collect water overflow, as happens during a hurricane. Once water is routed underground, that collection unit must be designed to keep plants and animals out, as both could do damage.
Bioswales are similar to littoral zones, but they don’t permanently hold water—they only need to after a significant rainfall. These areas contain layers of rock and soil that can hold large amounts of water on demand. Landscape architects design plans with specific plants that can withstand being submerged in water for hours when it rains, but that don’t need constant submersion. These areas may include sawgrass, flowers or other plants that won’t grow past 3 to 4 feet in height.
The flowers attract insects, which in turn attract lizards and snakes, which draw in hawks—and that’s a complete ecosystem. Flowers are the first step, luring in insects. Without flowers, no other species migrate to the area. People think flowers are added to landscaping simply because they’re pretty, but they play a crucial role.
Highways and Roadways
When developing highways and thoroughfares, planning must consider the existing migratory routes of local fauna, such as bears. To allow for their continued migration, a bridge or tunnel must be created. Bears will use wildlife bridges to cross over major highways and roads. Ideally, these bridges are designed to mirror surrounding environments so that bears are drawn to use them. In Florida, considerations must also be made for panther crossings. Unlike bears, panthers won’t travel above a highway, but must be routed under.
Species Conservation
When developing houses, apartments, parks, or anything else, one of the crucial, and often first, steps is hiring bioengineers to conduct a Phase I Environmental Site Assessment, which includes a report on the existing flora and fauna. This report determines if endangered species are present on that land. In Florida, care has to be taken to protect the habitats of sand skinks, gopher tortoises and golden eagles, for example. Species such as gopher tortoises may be relocated to alternate grounds, whereas golden eagles may not be relocated. If golden eagles are found dwelling on the proposed site, developers may choose to abandon project plans or find a creative way to complete the designs while adhering to the regulations that protect this species. These protected species are just one reason why the due diligence phase of any project is extremely crucial.
AH Burkett Engineering is a full-service land development civil engineering firm specializing in construction administration, permitting, rezoning and site design. Please contact us with any questions regarding your land acquisition and development plans.
