When Chris Allen got a call from his mother a decade ago saying that they would be inheriting the family homestead 80 miles southwest of Dallas, Texas, he started thinking. At the time, Allen had been working on a ­Department of Energy project ­related to sustainable communities. He had been studying ­Conservation Design for Subdivisions: A Practical Guide to Creating Open Space ­Networks, a book by noted land-use planner, site ­designer and­ ­author Randall Arendt. He became the sustainability consultant and developer of what would ­become Woodson Place, in honor of his great-grandfather Frank Woodson who purchased the ­original homestead in 1898.

The core concept is to dedicate at least 50-percent of a subdivision to open space filled with native species to serve as both recreational area and wildlife habitat. The built areas would consist of clustered lots that are oriented in a way to maximize privacy while an interesting streetscape design is interwoven throughout the ­development.

A 66-acre section of the family’s 160-homestead came to mind when his mother called. The gently-rolling landscape with its stands of well-established oak trees, which were saved from the ax by his grandfather, was an example of a major eco-region in Texas called Oak Savanna. It features prairie punctuated by trees, reminiscent of scenes of African ­­­ ­Sa­vanna.

“As my mom was asking what we were going to do with the property, I started thinking about that one piece of land and Randall Arendt’s conservation designs,” Allen said. “It sure lent itself to that concept.”

By developing that portion alone, Allen projected that there would be enough equity to allow his mother to hold onto the remaining 100-acres which could be put into a trust in perpetuity.

As time progressed, the family bought into the plan, which limited development on the parcel, and took it a step further. They would go the extra mile by requiring sustainable homes, landscape and infrastructure designs throughout the development.

“Our vision is that we want to be green and sustainable from the home to the yard to the common area,” he said.

The project calls for a total of 37 lots. Phase one construction created the first 13. Two homes have been built, including the model, and construction on two more will begin this spring. Phase two construction is underway. Several lots have been sold and there is an “interested party” list of more 220 names of people that want to see if the development will actually be built.

“Once we get the remainder of the roads put in and get a couple more houses built like the first two, I think it will start to move pretty quickly,” Allen said.

Key Concept: Conservation
Allen went to the source of his inspiration for the development by contacting Arendt, who was brought on to evaluate the project.

“He sent back a couple potential designs and said, ‘Now you need somebody, that can walk the land with you, look at some of the concepts and start putting ideas together,” Allen said.

Following the advice, he contacted Dallas architect Gary Olp and land planner Teresa Biddick, who traveled to the property and spent time walking the land and developing concepts. Biddick spent several days on the property, studying the landscape and its drainage corridors before returning to her studio to come up with several alternatives for the development.

“We went back and forth until we arrived at a site plan that could be desirable in the marketplace,” Allen said.

Currently reviewing several options, 60-percent of the subdivision - approximately 40-acres - is going into a conservation easement, which will bar it from development. Working with the Texas Parks and Wildlife Department, the family is actively managing that area.

Streams are being restored, wetlands created and native species are being planted throughout.

Through natural means they seek to control an invasive species of grass, called Coastal Bermuda, which is mixed in with the native grasses; and eradicate non-native species like fire ants. There’s also a program for erosion control and to manage the woodland areas, which has become over grown, and crowded with smaller trees.

“If we can allow more light onto the forest floor, we can get more under-story growth, which provides more habitat for birds and small critters and help with the seed bank that is stuck in that soil and not getting enough sun,” Allen said.

The Development
Saving the oaks, many of which are a century old, is a critical element of the site plan, which was initially designed to accommodate 38, one-half acre lots. The number changed slightly when it was discovered that a large tree would be threatened if a planned road was ­constructed.

During the development of the 13 lots in Phase one of the project, great care was taken to avoid cutting down any trees. But when the second phase began, it became obvious that four smaller trees would have to go.

“We needed to move the road over, from the original plan to save one gigantic tree. An aboriculturist said we were just close enough to put it in jeopardy,” Allen said. “When we moved the road, we actually lost one lot, but it was worth it to save the tree and stay true to our conservation principles and vision.”

The widths of the roadways are held to the minimum to create the least amount of pervious surfaces.

The terrain will serve as the stormwater system, ­incorporating features like bioswales to channel water toward the land’s natural drainage system. As for wastewater, each home will be served with its own ­aerobic, on-site waste system.

Meanwhile, a zoned approach to the prairie landscape creates a transition to the homesites. A small amount of manicured lawn, made up of the native grasses, provides another transition from the totally wild to the built environment. Landscaping around the homes will include a blend of decorative, native plants that are visually appealing, do not require watering and provide shade.

“We get a lot of compliments on that. It’s really beautiful,” Allen said. “You step out of the home and you have this really interesting band of colorful, native plants, then you are into native prairie the way it was thousands of years ago.”

Green Homes
Restrictive covenants and architectural guidelines are in place to ensure a high quality and sustainable ­subdivision.

The first home to be built, the model for the subdivision, also serves as Allen’s residence and office.

It was constructed under the guidance of the Austin Green Building program. The home earned its Five-Star Rating, one of only 30 out of the 5000 that came under review at the time it was certified and the only one outside of Austin to draw the ­recognition.
The Austin program was a precursor to the Leadership in Energy and Environmental Design (LEED®) standards, which weren’t available for homes at the time construction began. Allen also says the Austin standards were more applicable to the project, especially as they relate to energy use.
“I think one of the criticisms of LEED is that it is not regionally specific,” he pointed out. “For instance, a hot and humid climate like Texas is totally different than building in a dry, high-altitude, arid environment.”

There were also consultants available who were familiar with the Austin standards and its key elements related to: energy efficiency, indoor air quality, health and safety and how the home integrates into the rest of the community. There are ­hundreds of strategies that could be ­applied to certify a home under the Austin program.

“There is 180 points required for the Five-Star rating We achieve 194 points. The majority focus on energy efficiency,” Allen said.

Those include high-efficiency HVAC, a high number of high-efficiency windows to take advantage of natural light, and a passive orientation of the home to minimize the affect of summer sun while taking full advantage of solar heating in the winter. The home is also designed to take advantage of prevailing winds to reduce cooling costs.

The homes are heavily insulated, including “Cathedralized” insulation in the upper reaches of the structure.

“We insulated the roof rafter level instead of the joists in the attic,” Allen said. Coupled with a reflective metal roof, the air in the attic space is kept from becoming hot and moist.

Among the host of other feature: on demand hot water heater; advanced framing which is 2” x 6” studs, 24 inches on center instead of the typical 2” x 4” studs 16 inches on center; all natural, cellulose blown-in insulation; concrete floors on the bottom level and bamboo floors on the top.
“Bamboo is considered a rapidly renewable resource,” he said.
 

Experience to Pass On
Allen said they have learned a great deal from the project that began in 1999, acknowledging the fact that his family was in a better position to carry on such a vision because it owns the property outright. Developers who have to carry debt as they go through the approvals process have a greater incentive to do a traditional development to maximize on speed and efficiencies.  

But he has some advice for the developer that wants to do a similar project.

A true conservation subdivision is one that is more than 50-percent preserved, which means the project should be located in an area that can command lot prices on the developable land to subsidize the preserve.

The most important thing is to ­assemble early on an integrated team that will be able to think through everything to deliver a real conservation ­subdivision that can be defended to third parties such as state agencies and nature groups that could otherwise challenge its validity.

“The classic mistake among developers is that, ‘I can do business as usual and slap on some green at the end,’” Allen said. “There needs to be open space for wildlife. A lot of mini-parks won’t do. It doesn’t work. You’ll end up with some weird conglomeration, an attempt to look green that falls far short.”

It is also critical to hire engineers that understand the vision, are willing to think outside the box a little bit and have an understanding of ecological-engineering principles. They need to be able to work with landscape planners and ­architects as a team and be solutions ­oriented.

“A lot of engineers want to stamp out plans one after the other. Many have a lot of work to do,” he said. But for this type of project to succeed, the land planners, engineers and architects must create an integrated plan.

“Otherwise somebody designs something, hands it off to the next guy. From his perspective he may inherit a lot of problems related to the green aspects and may not understand why those decisions were made,” he said.

If the developer wishes to create a conservation easement, which preserves a portion of the land from development as his family has done, develop relationships with land-trust officials. Their network of naturalists, biologist and botanists can provide consultation in the early stages, often at no cost.

“It’s not rocket science. If a developer can build those relationships with people who really understand how a conservation easement needs to perform, over the long term, you end up with a fantastic product,” he said. SLDT