Located 5 miles to Historic Lexington, Virginia

GreenWay Neighborhood Lexington, VA

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GreenWay Subdivision combines the practice of cluster development and the developers hands-on experience with permaculture and organic farming.

The unique approach at GreenWay has resulted in a development that allows for shelter, food production, and social interaction while at the same time preserving and enhancing the natural ecosystems.

The developers drew upon the flagship work by Randall Arendt in his books: Growing Greener and Conservation Design for Subdivisions.
They included a chapter on Conservation Subdivisions and GreenWay Neighborhood in their latest book A Tiny Home to Call Your Own; Living Well in Just Right Houses. Click here to view book A Tiny Home to Call Your Own.

	View Randall Arendt's website at www.GreenerProspects.com "Greener Prospects is a unique consulting firm that bridges the gap between land-use planning and land conservation." - www.GreenerProspects.com

We are using the term GreenWay to indicate that the preservation, quality, and abundance of natural resources within the subdivision is a component of the design to be valued and be carried forward by residents of the community that evolves here. GreenWay demonstrates systems and that are sustainable, practical, and repeatable. GreenWay seeks to integrate a design for basic human needs (shelter, food production, energy, social interaction, work, etc.) with the preservation and enhancement of natural ecosystems.

Design Approach
We used seven steps and a modification of the methods described by Randall Arendt in his book Conservation Design for Subdivisions: A practical Guide to Creating Open Space Networks.

The steps we used are:

1. Identify all Potential Conservation Areas

2. Locate the House Sites
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3. Design the Street Alignments and Trails

4. Draw the Lot Lines

5. Specify the septic fields

6. Plan recreational areas, foot trails and exercise paths

7. Landscape enhancement which includes trees and shrubs that bear nuts or fruit to produce human and wildlife food, along with wild-life habitat

Each of these steps is discussed in detail below.

Step 1. Identifying all Potential Conservation Areas.
To really help understand the land and the contours, we commissioned an aerial photograph and a topographical map with two foot contours. This was expensive but well worth it for the planning and design process. Using this topographical map, there are six potential areas that we considered. These are:

(a.) Soils & slopes
(b.) wetlands & flood plains
(c.) wildlife habitat & woodlands
(d.) Farmland
(e.) views into and out from the site

These are addressed individually below:

a. Soils and Slopes.
The soils at GreenWay are primarily loam and clay with some exposed ledge. The land is blessed with good topsoil, regenerated from the organic farming practices of the owners.

Slopes exceeding 15% will not be used for construction or house sites. This is because of the high potential of erosion and to prevent sedimentation of the existing stream. The slopes are identified in Appendix C. This land will be common for use by the residents as pasture for livestock, wild flower meadows or hay production.

b. Wetlands & Floodplains.
There are no floodplains on the property. Wetlands exist along the brook that runs through the land and empties into Marl Brook. Currently there are riparian trees along the creek which will be preserved. All livestock will be fenced out of the stream and adjacent banks.

c. Significant Wildlife Habitats & Woodlands.
We propose that the entire 41 acre GreenWay literally be a Bird Sanctuary. There are already four occupied Martin/swallow houses on site, along with many other bird houses and bird habitat plantings.
Two wildlife areas are set aside and protected from any development, with the exception of hiking and riding trails. These two areas are wooded and have extensive micro-climates, rock formations and vegetation that will be managed to optimize the natural flora and fauna indigenous to our area.

d. Farmland.
Randall Arendt does not address continuing agriculture in his books, but this is an area we feel in essential for long-term community food self-sufficiency. Robert Rodale had a vision of the future where the major food production would be in the small, intensively managed "chinks" of land between the subdivisions, not unlike the Victory Gardens of World War II, but larger, organic, and nutritionally productive.

GreenWay has a remarkable leg-up on farming. The farm owners have retired from active farming, but the land is currently whole-farm certified and they hold the vision that a community farm will develop on the land.

For the large part, land suitable for farming and grazing remains open. This community land is owned by residents through the HOA. There is significant space (about 2 acres) that could be used for community gardens and intensive vegetable and fruit production. There are many smaller "chinks" on the land that could be used for garden space or perennial crop plantings such as grapes, raspberries, blue berries, asparagus, etc. There is also sloped land that could be used for nursery stock (Christmas trees and other tree crops).

e. Views Into and Out from the Site.
View considerations are one of the most aspects in this development. The aesthetic value of Rockbridge County is priceless to both inhabitants and visitors. This development will be sited, buffered and landscaped in such a way that preserves views.

The panoramic view corridor into the property is preserved and left as open space. This precious pastoral view at the entrance leads the eye across meadows and rolling hills to the Jefferson National Forest, the Blue-ridge Parkway and the skyline beyond.

Step 2. Locating the House Sites.

We used the cluster pods and side-street loading approach for lot placement. This is shown on the plot plan. Most house lots are 1/2 acre. Septic and wells can be off site on common land.

Step 3. Designing the Road Alignments.

The roads have been designed so as to tuck into the landscape following natural contours of the land as much as possible. There are only two curb cuts into GreenWay, minimizing driveways onto county roads.

Step 5. Locating Septic Sites

Septic drain fields take a lot of land. Whereas there are new, "alternative" systems available, such as the peat moss and constructed wet lands, these are much more expensive than the traditional low-flow systems. To some extent, drain fields dictate where lot lines and roads can be drawn

Step 4. Drawing in the Lot Lines.

The lot lines are drawn to include 20 smaller lots. Smaller lots with more land left open in commonly owned green space offers a variety of amenities. Owners enjoy lower maintenance that a smaller lot offers, while at the same time having the open vistas, garden space, walking, and exercise trails that are just outside their doors.

To further enhance the abundance at GreenWay the developers have especially focused on the permaculture planting hardwoods and fruit-bearing trees. These include trees included white ash, cypress, various oaks (pin, northern red, white and willow), maples, apple, peach and cherry trees. This not only enhances the natural beauty of the land it also provides shade and shelter for livestock and wild life and long-term wood production for the next generations.

Increased Appreciation and Resale Values

Conservation subdivisions have traditionally brought premium lot prices and home resale values. In many conservation subdivisions there are waiting lists for buyers. This is because of the higher quality-of-life afforded by the natural surrounding, and community support that conservation subdivisions tend to develop. Lots in these types of subdivisions tend to command a premium market price beginning with undeveloped lot and extending through resale for decades. Many such communities have waiting lists to purchase homes offered for resale.
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Bibliography and Suggested Reading:

Alexander, Christopher, A Pattern Language: Towns, Buildings, Construction, Oxford University Press, 1977.

Arendt, Randall G. Conservation Design for Subdivisions: A Practical Guide to Creating Open Space Networks, Island Press, 1996.

Arendt, Randall G. Growing Greener, Putting Conservation into Local Plans and Ordinances. Island Press, 1999.

Dickinson, Duo, Small Houses for the Next Century, McGraw-Hill, 1996.

Kachadorian, James, The Passive Solar House: Using Solar Design to Heat and Cool Your Home, Chelsea Green Publishing, 1997.

Lee, Andy, Backyard Market Gardening: The Entrepreneur’s Guide to Selling What You Grow, Good Earth Publications, 1999.

Lee, Andy and Foreman, Patricia, Chicken Tractor: The Permaculture Guide to Happy Hens and Healthy Soils. Good Earth Publications, 1999.

Lee, Andy and Foreman, Patricia, Day Range Poultry: Every Chicken Owner’s Guide to Grazing Gardens and Improving Pastures. Good Earth Publications, 2001.

Moffat, Anne, Energy-Efficient and Environmental Landscaping: Cut Your Utility
Bills by up to 30 Percent and Create a Natural, Healthy Yard, Appropriate Solutions Press, 1993.

Mollison, Bill, Permaculture Designer's Manual: A Practical Guide for a Sustainable Future, Island Press, 1990.

Susanka, Sarah, Creating the Not so Big House: Insights and Ideas for the New American Homes, Taunton Press, 2000.