Chris Austin

Not Just a Moral Obligation

Progress! Progress is something that can not be stopped. Many attempts have been made to limit the amount of human progress and expansion, through development has been halted. The human spirit and instinctive tendency to create and achieve more than those who have come before has created mass environmental damage and destruction along the way. I propose that stricter laws and regulations be created that will reward those who plan and develop environmentally-conscious communities and penalties be imposed to those who choose to damage the earth we live on.

When one takes a step back to look at the impact that development and human expansion has had on the world around us, it is hard to realize the significance that one person or development has on the big picture. I would like to mention a specific example of one person with one dream to create a place that is totally environmental sensitive from start to finish. A man by the name of Stanley Stalgut has created a destination that is both luxurious with the all amenities of home, and environmentally sensitive. This place is called Harmony Resort in the U. S. Virgin Islands. The concept behind the resort is one that will accommodate the people without harming its surrounding (a mind-boggling idea). Seventy percent of materials used are recycled materials. The wood used is fused together from other scrape. The tile is comprised of assorted materials melted together. Electricity for the resort is solar and wind generated. All appliances are energy efficient to conserve the solar energy. Not a single tree was thrown down to construct the resort since it lies above the natural terrain. The waste that is created from this site is treated at the location, in a manner that is accepted by the national park services. The entire resort was built to show that there are ways to build and expand without disrupting the natural flow of nature. As noble as Mr. Stalgut is to build this type of resort out of the goodness of his own heart, not all developers share this high moral sense of obligation to preserve the earth. That is why the government and its supporting agencies should be taking charge in mandating similar kinds of development in Arizona.

With rising concerns about the long term damage that development and industrial progress is having on the environment, master planned communities and the developers creating these neighborhoods are doing their best to minimize damage and to preserve the natural habitat. In Maricopa County it is refreshing that the environment is being thought of first when it comes to development. A team led by Arizona State University professors recently planned a master planned community that is environmentally conscious. When asked about the goals of the project they responded "We define [the concept] very broadly, not just as being less cement and electricity. Our goal is to conserve the striking desert habitat around Phoenix" (Ingley 1). This piece of property is located in north Scottsdale and set to be complete in the near future. The attitudes displayed here are an example of the innovative way of thinking of the environmentally conscious developer of today.

The components of an environmentally friendly community consist of many different aspects. The first component of this type of community would be the materials used in the homes themselves. Steel beams would be used instead of wood beams to preserve raw materials. Steel is 66% recyclable and recent wood supply has dwindled in quality because older trees are not as readily available. Newer trees are tend to have more knots are not are has reliable. Alternative forms of insulation would be used to conserve energy and to also use materials such glass blocks to insulate that are not comprised of harmful chemicals. This form of insulation has been shown to decrease utility costs by 50 to 75 percent (Maittti 1).

When one looks at the components of new residential communities, the environmental impact should be a top concern. Developers who create communities that are environmentally conscious should be rewarded for their effort in the form of tax breaks. This form of legislation would definitely be a motivation for development companies to take the first step in creating a cleaner environment.

A similar law has been introduced by U.S. Senator John McCain (R-Ariz.), chairman of the Committee on Commerce, Science and Transportation. The legislature will establish the national Technology Achievement Award. The Environmental Protection Agency will present the yearly award to recognize environmental technological advancements. The award will be given for three areas of influence: air, land, and water pollution. This is a great start in trying to create legislature that will reward those who develop in an environmentally sensitive manner.

The process of taking an idea to law is lengthy, but with a better understanding of how legislation gets passed, residents who are concerned with preserving the environment for generations to come will have a plan of action. In the informative book "From Idea… To Bill… To Law…" by State Senator Randall Grant, the legislative process in Arizona is explained in a step by step process. The first step to know is who governs the Constitution of Arizona, the members of the Senate and the House of Representatives.

There are many areas from which an idea gets brought forth to Congress. The idea must be put into the form of a bill first. A Senator of Representative from the house must sponsor the bill. The bill can stem from numerous sources. Bills can come from the idea of the Sponsor, from state agencies, court decisions, from political subdivisions such as cities or counties, and from businesses and special interest groups. Special interest and private businesses receive the most publicity, but only represent a small portion of new bill ideas.

After the idea has the appropriate support the idea is officially a bill. The bill goes through a series of readings, and then is assigned to a committee for consideration. The bill is discussed in that committee before it is brought forward to the entire Senate. A voice vote is required to pass the bill. If the majority of the voices say "aye" rather than "nay" then the bill is passed into state law (Grant 1-36). There are many sub processes that take place during this process also, but not substantial enough to discuss here. Since we now know the process of getting law pass, it is important to determine the substance of the law and the support behind it.

Local governments should be the first to try and start to clean up their community. The local government should be the first governing agency to be concerned with their home environment and create legislature the support that mode of thinking. In Phoenix, the opposite is happening. The Phoenix City Council has approved a 1.3-% sales tax levy on environmental clean-up projects. This policy is in direct contradiction with the city policy for encouraging clean up in the local community (Dunn). This law is also in direct disagreement with state law that promised the private sector that environmental clean up would not be taxed.

This type of legislation should be reserved for those development companies that choose not preserve the environment through the type materials and methods that they use in constructing their communities. It is important that the legislature be clear in the exact requirements that must be fit to qualify for either the tax break of tax penalty.

Reactions to this proposed policy have come with negative backlash from the Phoenix business community. Terry McManus, a corporate environmental consultant stated "Negative reinforcement systems don’t really produce improvement; they tend to produce variable results" (Brown 1). I agree with this statement 100%. The private sector does not want to be penalized for trying to improve their community.

The residential real estate industry is a crucial part of the nation’s economy. During the economic recession of the early nineties, the real estate market was a key contributor to restoring the economy. The industry is also a good indicator of the economy. The industry helps create numerous jobs within the economy. According to the National Association of Home Builders, 2,448 jobs are created per every 1,000 new single family homes and 1,030 jobs per every 1,000 multifamily homes (D’Alessandris 11). When looking at the importance of the real estate development industry to the economy, it is imperative that environmental constraints are not limiting the growth of this industry, but help contribute to its growth. With the incorporation of new techniques for building environmentally friendly communities, new jobs will stem from this merger of industries and help create a stronger economy.

Land Use Planning and development does not please all. Some people have the opinion that the environment should be preserves and that state and local politicians should implement land use policies to ‘stop those developers, and save our environment’ (Ellis 1). This debate is not new to the Valley and not new to the development industry as a whole. This continual debate has been said that "An environmentalist is someone who lives in the in the desert, and a developer is anyone who wants to live in the desert" (Ellis 1). Others who might object to the proposed legislature that would reward those who develop in earth conscious manner, and penalize those who do not would be traditional developers. They believe that there is only one way to build a house and are not open to innovative techniques and materials that could possible help save our environment.

Development and the environment should work together hand and hand. With proper legislation has a motivating factor this goal can be achieved. Even though ever inhabitant in the world has a moral obligation to preserve the world that they were handed, it is disheartening that some do not feel this responsibility to mankind. That is why a monetary reward or penalty should be imposed to those who chose to neglect the world that we live in.

Works Cited

Bennet, Pamela "Well planned suburbs require no defense" The Business Journal 26 May 1997

Ingley, Kathleen "Designs on the Desert" Planning Magazine February 1998

Maitti, Vince "Cool off in a green house" The Arizona Business Magazine Fall 1996

McCain introduces environmental award legislature. (1997 September 8) The Business Journal

"Sustainable Ecotourism" Narr. Sam Waterston. Writ. Terry Henigan and Sue Bruderlin. Dir. Donald T. Sechler. PBS. New York 1993

Grant, Randall From Idea… To Bill… To Law… (1995 December)

Dunn, Bob "Wake u council, smell environment" The Business Journal 17 February 1998

Ellis, Thomas " Answer to urban planning lies in history" The Business Journal 19 May 1997

D’Alessandris, David "the importance of the real estate to the economy" Real Estate Outlook June 1998

Brown, Ken "Good ecology = good business?" The Business Journal 25 November 1996