Building green

By G. Owen Yost

A great many Texans have become aware of humans' place in nature, and are building and remodeling in ways that are friendly to the environment, instead of draining it dry. These methods are called "green building programs" and have proven to be extremely energy-efficient.

Many green building techniques and standards can also be very important to your bank account since they're typically very energy-efficient (unless the changing numbers on your utility bills mean nothing to you).

Many years ago, green programs were only advocated by tree-huggers and the save-the-earth fringe. However, in 2003, green building programs have become mainstream. Owners embarking on new construction and remodeling are setting aside traditional building methods in favor of newer, environmentally responsible ways. Frequently these methods make use of newly developed materials that are stronger, safer, lighter, cheaper and such. The payoff usually involves lower utility costs over the life of the building.

Some cities have rewritten building standards, encouraging certain green building methods, or they will advise you on energy-efficient construction methods. Denton's neighbor, Frisco, has instituted a green building program modeled on the U.S. Environmental Protection Agency's EnergyStar program.

Frisco's program addresses water conservation, indoor air quality, waste recycling and overall energy efficiency in single-family homes. Frisco, and a great many other Texas cities, requires that homeowners landscape with drought-tolerant plants, encouraging the minimization of the typical lawn. "Green" programs in many Texas cities incorporate the extensive use of native plants, since they do just fine with our meager rainfall and don't require special soil additives.

Most programs entice builders with several other kinds of incentives, such as increased project density, easier review processes and free technical advice on green building methods. Most of the financial incentives address the upfront costs ? development fees or tax breaks.

Building with environmental responsibility often has slightly higher upfront costs. So anyone who chooses to build in the traditional, old-fashioned way can do so, and it won't cost a penny more. But if you choose to build following the green program, you'll have a definite advantage every time you pay a utility bill ? and when you eventually sell the house. Study after study has shown that houses command a higher price when built responsibly. And businesses will pay more to rent space in an environmentally sensitive building. Clearly, the lower utility bills throughout the future are attractive.

Some cities will waive a portion of the typical development fees for green-built projects. This could include lower development impact fees, inspection fees, or building permit fees. The city of Austin has started a land development program in which it's possible to have 100 percent of development fees, utility charges and infrastructure fees waived, if the highest rating is achieved on their environmental checklist.

Programs in many cities offer rebates for energy and water conservation for residential and commercial building projects. Several Texas cities facilitate rebates for efficient sprinkler systems and rainwater collection methods. Others promote the use of graywater ? partially treated water such as used bathwater, for watering landscape plants,. Another example: Austin encourages building techniques that will keep the underground water supply (aquifer) free of those nasty pesticides and chemical fertilizers.

Several cities have opened green-building resource centers. Similar help can be found in many places on the Internet. These are typically full of reference materials, offer extensive referrals and provide advice from technical experts familiar with local standards. So if you're in the market for a new home, or if you're going to be remodeling the one you have, you ought to look into energy-efficient construction methods ? green building techniques that will probably save you a small fortune in energy costs.

Owen Yost is an area landscape architect specializing in designing low-maintenance landscapes while incorporating native plants with hardscape. He is a member of the American Society of Landscape Architects, Keep Denton Beautiful and the Native Plant Society of Texas. His Denton office is at 4516 Coyote Point; call 940-382-2099 or 940-383-9655 or e-mail him at Yost87@charter.net