EcoVillage of Loudoun County, Virginia: A Green Cohousing Community

Features Of Master Site Plan
Click Here To View Master Site Plan Map

180 acres

EcoVillage is located five minutes from the Point of Rocks, Maryland MARC (commuter) train station to DC and one-quarter mile from historic Taylorstown, Virginia. The land is beautiful, with rolling hills within view of Furnace Mountain. Originally, the land was part of the Great Eastern Piedmont Forest, until it was cleared for agriculture. The site was used for cattle farming.

The 180 acre parcel includes two clusters of 25 rural hamlet lots and six conservancy lots which may be developed separately. The plan of the three investor families who purchased the land is to gift the conservancy lots to the EcoVillage Community Association. However, should it become necessary to help finance the EcoVillage project, one or more of the conservancy lots may be sold.

Utilities

Electricity, telephone/data/cable will be supplied through an underground infrastructure. Residents may also select gas stoves that utilize propane stored underground. Currently, we are exploring the potential of using hydrogen fuel cells. (Details will be shared on the website once the feasibility of this is determined.)

Clustered Houses

The North Cluster, where construction is underway, consists of 25 lots. As that cluster nears completion, construction of the South Cluster with its twenty five lots will commence. The concept of clustering homes is part of the cohousing model and is also a sound environmental approach. Clustering homes allows us to leave over 85% of the land in open space, most of which will be reforested.

Socially, clustering homes encourages awareness of neighbors, safety and collaborative activity. Sharing tools, e.g., mowers, gardening tools, etc. becomes easier when houses are clustered. So does sharing common house amenities, e.g., meals, laundry, and mail pick up. The “commons” nestled among clusters of homes becomes a natural playspace for children. So that instead of scheduling “playdates” in advance and chauffeuring kids back and forth, EcoVillage kids can just run outside and check out the commons to see who’s about.

Existing Woodlands & Reforestation

Approximately 20 of the 180 acres of EcoVillage property is covered with established forest (noted in dark green on the site plan). Since purchasing the property, EcoVillagers and volunteers, with the support of the State forestry program, have planted 11,000 trees to “jump start” the reforestation of much of the land (land planned for reforestation noted in medium green on the site plan). Existing forest provides habitat for numerous plant and animal species, including white-tailed deer, red fox, bluebirds, laurel oaks and sycamores. It also improves stream and groundwater quality, air quality, microclimate, and provides windbreaks and noise control, not to mention raising the real estate value of the land. Reforestation, of course, is what this land wants to do, and will do if we leave it alone for several decades. This means that most of the property will be allowed to develop full coverage of all forest layers: soils, detritus, herbaceous plants, shrubs and vines, understory trees, and canopy trees. "Snags" (dead standing trees), logs, brushpiles and other dead plant material that provides critical nesting habitat for a variety of animals will be allowed to develop over time. Habitat for diverse and balanced native populations of microorganisms, insects, amphibians, reptiles, fish, birds, and mammals will develop as the forest evolves. The job of EcoVillagers is to eliminate invasive exotic plant species, such as Tree of Heaven and Multi-flora Rose; plant native species to restore the land’s ancient seedbed, stabilize areas of significant erosion and achieve rapid shading along streambanks; and curtail human activities and the activities of human supported species (pets) in protected conservation areas.

Streams, Springs & Streambeds

Several year-round streams and springs grace the EcoVillage property, and that makes water that eventually reaches the Chesapeake Bay, our major export. EcoVillagers have a goal of protecting and restoring riparian habitats. Water quality monitoring to establish baseline information has begun, and is expected to become a regular activity as development continues.

A number of inactive or seasonally active streambeds have been used as trash dump sites in the past. EcoVillagers and volunteers are working methodically to clear these potential waterways. Our goal is to enliven and increase baseflow of the springs and streams on the property through clearing waterways, reforesting along streambanks and mending damage to banks caused by cattle.

Stoutsenberger Homestead

This homestead included the bank barn, house, a shed, a sizable stonewall between the front yard and the creek, a bridge (now washed downstream), a foundation at the stream edge for presumably a former and larger bridge, a year round spring, and a cedar-lined lane that is almost entirely intact. The style of the house is common to this part of Virginia and adjacent Maryland. It was built in stages, originally one-and-a-half stories and later raised to a full two stories, and covered in horizontal weatherboards. The house was originally built on land which belonged to John Stoutsenberger, one of the original German settlers of the area. Though the original date of construction is undetermined, we know that the homestead remained in that family’s possession until 1852.

Both the house and barn are in good condition, and plans call for some minimal repair to both buildings to stop deterioration. Some future residents have a dream of rehabilitating the house to serve as a site for a supported homeschool. Visions for the barn are diverse, including a meditation space, storage space, an arts center and others. As EcoVillagers experience community life, we expect that the best use of both buildings will emerge.

Agricultural Land

All 180 acres are organically managed. Three parcels of land representing approximately 20 acres of the best soils have been set aside for organic agriculture. The EcoVillage Community Association is seeking a farmer to grow fruits and vegetables on the land.

State Road

Route 668 forms the western border (approximately one mile) of EcoVillage land.

Open Meadow

This is some of the flattest and highest elevation land on the 180 acres. It will be maintained as an open space meadow and regularly mowed. We expect that this meadow will be used for recreational activities, such as volleyball, softball and tobogganing. (A swath down the side of the hill will be kept clear.)

Red Bank Barn

EcoVillage has completed some renovation to improve the structural integrity of this hundred year old building, formerly used for cattle. So far two great EcoVillage barndances have occurred here. The plan for this structure is to continue the rehabilitation work, building the shared EcoVillage Community Association and EcoVillage Institute office in one-third of the barn, and rehabilitating the remaining first floor for the many barndances envisioned for the future.

Hiking Trails

Hiking trails (noted in salmon color on the site plan) are narrow trails that allow close contact with natural areas. These trails are planned to provide pedestrian walkways throughout the North and South Clusters, connect both Clusters and also connect EcoVillage land with neighboring properties. The trails will be designed and managed to maximize environmental protection.

Out Parcel

On this piece of land, not owned by EcoVillage, there is a private home. Built prior to the Revolutionary War, the house on this site is one of the oldest residences in Loudoun County, VA. The couple who live here is pleased that EcoVillage is their neighbor, and they have expressed a desire to participate in EcoVillage community life, taking their turn with common meals, etc. We’re happy to have their enthusiasm, and look forward to their involvement in the community.

Features Of North Cluster Site Plan
Click Here To View North Cluster Site Plan Map

Individual Lots

EcoVillage lots range in size from approximately 1/3 to 3/4 acre. Each lot has its own assigned drainfields and its own well, either within the lot or in common area. Siting of homes on each lot is finalized following lot purchase and selection of the house scheme(s) to be constructed on the lot. Our hope is that private landscaping will extend the look and feel of the forest, with lawns and private gardens appearing as forest clearings and edges. Residents are encouraged to maximize wildlife habitat on their respective lots, such as defined by the National Wildlife Federation’s backyard program. Some restrictions extend to private lots, such as a restriction on planting exotic invasive plant species, a mandate to eradicate exotic plants from the lot, a limitation on weed and insect control being those practices set forth in the Virginia organic food laws, under which all EcoVillage land is certified, as well as limitations on various landscaping structures that can be erected on lots. These restrictions and limitations are laid out in the EcoVillage Declaration of Covenants, Conditions, Easements and Restrictions and are in the process of being further detailed in the Architectural & Environmental Design Guidelines.

Primary and Accessory Dwellings

According to the Rural Hamlet zoning law that governs EcoVillage, two dwellings may be built on one lot. A maximum build-out design has been tested to evaluate each lot for its capacity to carry two units without significantly trespassing on the solar envelope of neighboring structures. Although most of the lots can accommodate two houses, this arrangement is subject to Loudoun County approvals.

Southern Orientation of Buildings

Individual homes and common houses will be oriented to attain maximum benefit from the sun (within 15 degrees of true south). In this hemisphere, that means that buildings elongate from east to west, with the maximum window area oriented toward the south.

Solar Envelope

The solar envelope (drawn as a cone on the south side of each building) refers to the area that represents maximum solar access for that building, allowing the home to take greatest advantage of the sun’s light from its eastern rising to its western setting. Building and planting restrictions apply to this area. EcoVillage’s standard for building siting attempts to minimize trespass of any structure’s solar envelope by a neighboring building. Only deciduous trees with loose branching are allowed within the solar envelope, in order to minimize winter shading. (Note that the representations on the site plan assume flat land. Because actual slopes on each Lot differ, the actual solar envelopes will be configured slightly differently depending on the individual lot).

Carports

Each lot will be assigned two parking spaces for exclusive use by the owners of that lot. As an option, the owner may purchase a carport structure for their parking spaces. EcoVillagers have agreed that any vehicle that fits into a carport can be parked at that location, so long as the vehicle does not represent an environmental hazard, e.g., leaking fluids, and only vehicles as large as a pickup truck may be routinely parked in non-covered parking spaces. So if a household owns a car and a boat, both may be parked in that household’s assigned carport spaces. Permanently assigned parking spaces not in use may be leased to another EcoVillage resident, but not to individuals from outside the EcoVillage community. Some EcoVillagers are planning to suspend bicycles, canoes, kayaks, etc., from the ceilings of their carports. Also the carports have been designed to provide space for large storage units that might be used for items such as camping and sports equipment.

Neighborhood Structures

In each “neighborhood,” common space, about the size of two carport spaces, is planned for trash collection, recycling storage, locating lawnmowers and various hand tools and shared outdoor equipment.

Vehicular Roads and Parking

To serve the North and South Clusters, there will be two private entry roads (noted in lavender on the site plan) leading to carports and parking spaces where vehicles may be parked. As with most cohousing communities, the goal is to generally limit vehicles to the periphery of the community, resulting in a primarily pedestrian commons. This means that gasoline powered vehicles and the negatives that go with them – danger to pedestrians, noise and pollution – generally will not penetrate the residential area. In addition, because EcoVillagers will walk several hundred feet to and from their cars, they will get some exercise.

Large carts with bicycle wheels will be used to transport groceries and other loads to and from homes. Several lots are designated for driveways with garage parking on the lot. In the North Cluster, lots 3, 4, 10, 11 and 12 may have driveways with a garage at the option of the purchaser.

From the carports and parking spaces, narrower roads, indicated as lanes, lead into the interior of the Cluster. Though these interior lanes are expected to be used primarily by pedestrians, they will be built to vehicle standards, and will carry moving trucks, emergency vehicles, furniture delivery trucks, etc.

Common House

Each Cluster has its own common house, the social “heart” of the community. Plans for the first common house call for a kitchen for preparing common meals, a large dining space, mailboxes for residents, a children’s playroom, a common laundry facility, guest rooms and various multi-purpose areas. It is expected that the two Clusters will significantly share their common house facilities with each other. For instance, one common house might be used to house a food buying coop, while the other might be used to house a sewing room, with each area available for use by all Residents. Specific uses of the multi-purpose areas of each common house will be firmed up as the community evolves.

Outdoor Lighting

Ground lights will be used to minimize light pollution, light trespass and glare. Good quality, energy efficient lighting equipment utilizing high color rendering, and quality optic systems will provide a safe nighttime environment, aid pedestrian and vehicular circulation and establish visual identity. This goal is accomplished by lighting specific surfaces with hooded “ground lights” that minimize the refraction of light into the night sky. Simply put, we’ll see where we need to go, safely, but we’ll also be able to see the stars!.

Selection Criteria

Selection of construction material for EcoVillage homes and Common House has involved an in-depth review of each material according to criteria that represent EcoVillage twin goals for environmental sensitivity and marketability/affordability. Compromise was inevitable and thus final materials selection reflects a balance of sometimes competing values. Overall, construction materials have been selected according to the following criteria:

Effect on the Macro Environment
- atmospheric impact
- water use and pollution
- resource depletion
- biodiversity and habitat loss
Energy
- embodied energy
- potential for energy saving
Waste
- recycled content
- potential for reuse/recyclability
- life span/durability
- waste produced during installation
Health
- health issues in manufacturing process
- health hazards for installers
- health effects on users/occupants
Affordability
- price

In general, materials and techniques used in EcoVillage homes have been screened to reduce their adverse environmental and health impact during production, transport and use. The criteria of durability, aesthetics and value engineering also figured into the materials selection. In some cases, final decisions have not yet been made. The following description outlines the products likely to be used, based on manufacturer information.

Geothermal Energy Systems

Utilizing electrical energy, geothermal systems are extremely efficient. Because they draw on the earth's constant temperature of approximately 55 degrees, geothermal systems use far less energy than air-to-air heat pumps. They can cut heating and cooling costs by 30% to 60% and provide hot water. They offer constant, even temperature and humidity control and have no pilot lights, chimneys, odors or fumes. They help reduce outdoor noise and air pollution. Each house includes a ventilator system to promote efficient exchange of fresh outdoor air with indoor air. http://www.fhp-mfg.com/

Foundations / Basements

All homes will have basements as a standard. Foundations are made of an eight-inch poured, reinforced concrete wall. Twenty percent of the Portland Cement is replaced with flyash. Fiber reinforcement may be used in slabs in place of welded wire fabric.

Exterior Walls

Structural insulated panel (SIP) will be used for above ground exterior walls (6 inches thick at R-24) and roofing (10 inches thick at R-40). SIP is a strong, one-piece structural system of oriented strand board that sandwiches expanded polystyrene insulation and lends itself to conventional building materials and methods. It will not twist or warp and provides optimum comfort for temperature, noise and dust control, and is insect repellent. No CFCs, HCFCs or HFCs are given off by the product. There is a lifetime limited warranty on SIP. http://www.rcontrolibs.com/

Windows & Doors

High efficiency Weather Shield windows (R-4 as a standard) are argon filled with low emissivity features to reduce solar bleaching effects on furnishings. Aluminum cladding requires limited maintenance. Because of the south facing placement of all homes and the placement of windows on all sides of the house, interior daylighting will reduce the need for artificial lighting. Insulated metal doors with magnetic weather stripping are planned for all exterior openings. www.weathershield.com

Roofing

Made from 100% recycled vinyl and sawdust, EcoShake roofing shingles have an attractive woodshake appearance. They are hail-proof and are warranted for 50 years. Colorants are solid throughout the product so the color cannot wear off, chip off or wash away. These shingles offer high resistance to moisture and are UV protected. Freeze/thaw cycling causes no cracking or deterioration. Shingles have a Class “A” fire rating and may lower household insurance premiums. www.oikos.com

Siding

Hardiplank looks like wood, but is a fiber-cement composition that installs like traditional sidings. It has a variety of surface textures that can be finished with paint. The product is immune to termite and insect damage. It is non-combustible, won't split, crack, rot, warp or buckle and comes with a 50 year warranty for the siding and a 15 year warranty for the exterior paint. www.jameshardie.com

Lighting, Electric Wiring & Telecommunications

Interior house lighting has been custom designed to complement the natural daylighting of these passive solar homes. The lighting design includes full spectrum florescent, low energy lights and automatic dimmer functions on some fixtures. Wall sconces will be featured in bedrooms and basements. Uplighting over kitchen cabinets will flood kitchen ceilings with light. Task lights over sinks and under cabinets will direct light to needed work areas. Where outdoor lighting is necessary, groundlights that preserve starlight, will be used throughout EcoVillage.

Homes are pre-wired for telephone and video with outlets provided in each occupiable space. Optionally, homes may be pre-wired with "homerun" Enhanced CAT 5 cable for telephone/data/internet and RG6 cable for video in each occupiable space.

Plumbing Fixtures, Appliances, Wells & Septic Systems

EcoVillage homes have low-flow plumbing fixtures as a standard. Gerber Ultra Flush toilets have been selected for the homes. Gerber is the top choice of "Consumer Reports," with a siphon jet action that virtually eliminates double flushing of the 1.6 gallon per flush system. Maytag ranges and refrigerators are standard in all homes. The models are energy star rated and have extremely high energy efficiency ratings; excellent warranty and service. Individual wells are associated with each lot in the EcoVillage. Advanced, environmentally benign, pretreatment septic systems are standard for all homes.

Master Site Plan	House Plans
North Cluster Site Plan	Construction Materials
Common House