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SP201700009 Staff Report Special Use Permit 2017-08-03
A.4.0,Ai:0,4f .4 -,'.,. ,..r. .0 iiiiv r, .4.141k) ALBEMARLE COUNTY PLANNING STAFF REPORT UPDATES SINCE JULY 25 PLANNING COMMISSION WORK SESSION August 3, 2017 GENERAL UPDATES: 1. During the July 25 Work Session of the Albemarle County Planning Commission (PC), County staff articulated their analysis and resulting recommendation ("staff cannot recommend approval of the special use permit until historic preservation impacts have been resolved"). After a thorough presentation from the applicants, and after extensive discussion among Commissioners, staff, and applicants, Commissioner Keller provided concluding remarks which included: a. comments that it is great to have an applicant who values stewardship and who is responsive, and great to have County staff with relevant knowledge; b. an acknowledgment that, over time, successful universities typically require change and growth of their institutional programs and facilities; c. a reflection that open and honest discussion, both up front and throughout the permitting process, is the most conducive approach to achieving positive outcomes; and d. a statement of hopeful attitude that applicants and staff would be able to work together to reach agreement on outstanding issues in a short time. In the ensuing period of time between the PC Work Session and staff report deadline, County staff and applicants have diligently worked together to explore various possibilities and to attempt to reach consensus on conceptual site planning and historic preservation issues. This staff report update attempts to summarize that process, as well as provide updated staff analysis and recommendations which reflect the latest efforts and information. 2. The Legal Ad for notification of public hearing has been updated and properly re-advertised with the following language: PROPOSAL: Amend SP2015-19 to construct a 2 story, 14,000 sq. ft. building addition, use three existing smaller structures, and provide associated parking and infrastructure for an indoor/outdoor golf practice facility for use by University of Virginia golf teams, Birdwood members, and Boar's Head Resort guests. The proposed location of this facility is approximately 400 feet to the west of the previously approved location and is adjacent to the existing Birdwood Golf Course. 3. Written comments from the Virginia Department of Historic Resources (DHR) were received by County staff on Friday, July 21. (Please see Attachment 1) Mr. Marc C. Wagner, Architectural Historian with DHR's Eastern Region Preservation Office, provided detailed analysis of the applicant's original proposal ("Illustrative Site Plan" dated June 14, 2017)that noted the following: a. The proposed indoor golf practice facility would be "more compatible than the 2015 design." b. The adaptive reuse concepts are valuable; DHR "applauded the idea of putting the historic buildings back into service." c. The proposed parking layout and screening methods are "acceptable." d. Overall, DHR is "satisfied that the new construction would not impose itself significantly to alter the historic feeling of Birdwood," and that"if the project is built as planned, it will not trigger the need to reconsider the eligibility of the Birdwood listing" on the National Register of Historic Places. SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission: August 8, 2017 Page 1 (Note: County receipt of DHR comments resulted in the elimination of one of the unfavorable factors identified in the original staff report. DHR comments clarify that the proposed project, as originally presented, would not threaten the property's eligibility for continued inclusion on the National Register of Historic Places.) TIMELINE OF RECENT COORDINATION PROCESS: The applicants (University of Virginia Foundation/UVAF) and County staff have been engaged in frequent communication throughout the time period between the July 25 PC Work Session and the August 3 deadline for this staff report update. This coordination includes the following activities: • July 25: PC Work Session • July 27: Meeting with UVAF and County staff for detailed discussion of conceptual site planning possibilities • July 27: UVAF provides Options A-F as conceptual CAD drawings; UVAF flags Options E and F on site • July 27: UVAF asks staff to refrain from conducting site visit(s); staff oblige • July 28: Staff provide"Alternative Option B"concept sketches to UVAF for consideration and discussion • August 1: Meeting with UVAF and County staff to further discuss and evaluate conceptual site planning possibilities; UVAF provides large-format"Birdwood Golf Course Concept Plan" • Auqust 2: UVAF hosts County staff for site visit to Birdwood (Note: County receipt of the Birdwood Golf Course Concept Plan resulted in the elimination of one of the unfavorable factors identified in the original staff report. That Concept Plan,as well as UVAF's detailed explanation of the possible future concepts contained therein, helped staff to more dearly understand the current proposal within the broader context of the potential future uses of the 544- acre property.) UPDATED.STAFF ANALYSIS—EVALUATION OF OPTIONS A-F: (Please see Attachments A-F) Option A sites the parking lot in a location that would be"relegated"when viewed from within the Historic Core. UVAF indicated this Option would not be feasible or safe due to the flight path of golf balls to/from the driving range, practice tees, and/or hitting bays. Option B sites the parking lot outside the historic core and adjacent to Golf Course Drive, in a location consistent with the recommendation made by the Albemarle County Historic Preservation Committee (HPC) on June 24. However, as presented and discussed on July 27, Option B only represented a change in the parking lot location without much site-specific modification to the parking lot,configuration or size. In an attempt to clarify the alternate approach that staff envisioned when requesting UVAF evaluation of this location, staff provided UVAF with sketch drawings of an "Alternate Option B" on July 28. (Please see Attachment G)This concept utilized a single-loaded parking lot in between Golf Course Drive and the Brick Barn, inclusive of landscape screening along Golf Course Drive as well as retention of the existing landform around the Brick Barn. This concept attempted to offer a hybrid solution that combined the favorable characteristics of Option A and Option B. UVAF expressed a lack of support for the Alternate Option B concept, due primarily to their stated concerns about how such a layout would visually impact the complex of historic buildings as viewed from Golf Course Drive. SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission:August 8, 2017 Page 2 Option C sites the parking lot in a location that had not previously been proposed or evaluated. After having the opportunity to conduct a site visit on Wednesday, August 2, staff concluded that Option C would be an improvement over the original proposed layout: it creates less visual impact to the historic landscape as viewed from Birdwood Pavilion and from Golf Course Drive;and it would accomplish the applicant's stated goals of providing an adequate number of safe parking spaces proximate to the indoor golf practice facility. However, staff have also concluded that this location (like Option D, the original proposed location) does not minimize impacts to the intact historic landscape of the Birdwood curtilage, or fully address HPC and staff interests to carefully preserve the historic resources. Option D is the original proposed location and layout. Detailed staff analysis of this option is contained in the staff report prepared for the July 25 Work Session. Staff continue to have significant concerns about the impacts to historic resources—and as a result, do not support Option D. Option E is a variation of the original;proposed location. It reconfigures the parking lot to be single-loaded, which reduces the width of the parking lot in an,attempt to maximize the effectiveness of the grading and hedge screening as mitigation techniques. However, the reduced width increases the parking lot length, which increases its proximity to the western dependencies. As a result, staff do not support Option E. Option F is asecond variation of the original proposed location. It shifts the parking lot to the west, farther from the Pavilion and southwest dependency, but very close to the Brick Barn. It also includes a drive aisle in the same location/configuration as Option D. Due to the proximity to the Brick Barn and the drive aisle remaining in proximity to Birdwood Pavilion, staff do not support Option F. Broader consideration of all six Options provided the following observations: • Of the six (6) options, only three(3) represent parking lot locations that would be substantially distinct from the original proposed location. Options E and F both generally site the parking lot between Birdwood Pavilion and the Brick Barn; Option D is the original proposed location. • Few options.provide any variation on parking lot configuration or size (number of spaces). None of the options incorporate a strategy to reduce the number of parking spaces by utilizing golf cart paths to access existing parking spaces located elsewhere on Birdwood Golf. Only Options E and F represent a reconfigured or resized parking lot, and those options generally do not seem to be preferred or supported by either the applicants or County staff. • All new Options (A, B, C, E, and,F) appear to retain the existing asphalt parking area adjacent to the Carriage House in its entirety for reuse as additional parking spaces. Option D (original concept) does not include full retention/reuse of this existing feature. Staff recognize the value of partially retaining this existing feature to provide universally accessible parking spaces; staff would also support reduction or partial removal of this existing feature. Of the six options, County staff gave the most consideration to Options B, C, and D, as summarized in Table 1: • SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission:August 8,2017 Page 3 Table 1.Comparison of Three Parking Lot Location Options Discussed by.Staff and Applicants. quo iii -a jI ! e a .,,.,... ('i� ii�ll li ti ( • Option D (Original'Concept �� "Alternator'Option.b' ' I !' " OptionC Pros: This location addresses This location addresses This location addresses UVAF priorities of student County concerns about . UVAF priorities of student safety; proximity to the avoiding adverse impacts safety, proximity to the facility, and relegation off of to intact historic resources facility, and relegation off Golf Course Drive of Golf Course Drive Cons: This location adversely This location adversely . This location may impacts the integrity of intact impacts the views and adversely impact the historic resources arrival sequence from Golf views and arrival Course Drive, and would sequence from Golf require substantial Course Drive; screening and additional This location impacts the engineering integrity of intact historic resources, albeit to a lesser degree than Option D Other Size of this new lot is 20 . .Size of this new lot would Size of this new lot would Comments:. spaces(double loaded), as accommodate 18-24 be 20-24 spaces(double, depicted on the Illustrative spaces(single loaded); loaded); additional spaces Site Plan accessible spaces could would be provided on be provided on existing existing parking area parking area adjacent to adjacent to the Carriage. the Carriage House House; • Note:"Alternate" Option B and Option C would both accommodate emergency vehicle access by installing structural soils south of the Brick Barn to provide a discreet area onto which vehicles can back in, make a two-point turn, and return down the access road to exit onto Golf Course Drive;this eliminates the need for a full loop access road with large turning radii. Visual Higher(from Pavilion) Moderate Moderate Impacts: (Lower from Pavilion, (Lower from Golf Course Higher from Golf Course Drive, Higher from Drive) Pavilion) Physical. Higher ' Lower Moderately High Impacts: Overall Worse: Better, but Imperfect: Better, but Imperfect: Comparison: - ' • Impacts to historic ' This option is the Staff have concluded that resources are significant •preference of staff for this partially mitigates, but and are not congruent with purposes of preserving does not fully resolve, Comp Plan goals overall integrity of historic preservation sensitive historic issues resources SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission:August 8, 2017 Page 4 • • • UPDATED STAFF ANALYSIS—SUMMARY: After review of this request, staff have identified factors of this proposal which are favorable and unfavorable: • Factors favorable to this request include: • • • • 1. The expanded use of the existing golf course would be consistent with the Comprehensive Plan • designation ("Institutional") as articulated in the Southern and Western Urban Neighborhoods Master Plan. 2. The project design includes the stabilization, rehabilitation, adaptive reuse, and/or preservation of historic structures. 3. The facility is not expected to adversely impact the views from the Entrance Corridor(Route 250/ Ivy Road) in ways that cannot be mitigated through appropriate landscaping or other screening. 4. As with the previously approved special use permit amendment,the facility is not anticipated to • generate.additional traffic. • • Factors unfavorable to this request include: • 1. The proposed site layout is not congruent with the County's Historic, Cultural, and Scenic Resources chapter Of the Comprehensive Plan. Specifically, staff have concluded that each of the different options for parking lot locations that the applicants have presented to the County to date would result.inadverse visual and physical impacts to sensitive historic resources, and would diminish the integrity of an intact historic landscape listed on the National Register of Historic Places and Virginia Landmarks Register: • As detailed above, staff acknowledge that the proposed project has elements and characteristics which are positive/favorable, as well as elements and characteristics which are negative/unfavorable. Staff analysis has prioritized the protection/preservation of the overall integrity of the historic resources, including the assemblage of historic buildings as well as the historiclandscape. Staff further acknowledge that the applicant's planning/design process and proposal(s) are partially sensitive to historic preservation issues. However, the.proposals seem to ultimately'prioritize the importance of the entry/approach/arrival sequence as experienced from Golf Course Drive (which the • applicants envision as the future entrance to Birdwood and Boar's Head) in a way that results in the different parkingoptions being sited in areas of high historic importance and high sensitivity to change. Although staff acknowledge the substantial efforts made by the applicants to accommodate County concerns about impacts to historic resources, and although staff acknowledges that UVAF has attempted to provide optional site layouts which.have some merit when evaluated using broader planning objectives, Staff cannot support any of the site layout proposals presented to date.due to the physical • and visual disruption of an'intact historic rural landscape and the resulting diminished integrity of the site's exceptional historic resources. . UPDATED RECOMMENDED ACTION: Based on the findings described in this staff report update and on factors identified as unfavorable; and despite the diligent efforts of the applicant and County staff to work together on addressing and resolving historic preservation issues in a compressed time frame, staff do not recommend approval of the requested SP amendment—either as requested via the originallllustrative SitePlan (dated June 14, 2017), or via the different options which wereprepared by the applicant and evaluated between the July • 25 Work Session and the August 8 Public"Hearing. However, staff would recommend approval of the requested SP amendment if the applicant's proposal • ' . SP2017-09 UVA Indoor Golf Practice Facility.—Amendment Planning Commission:August,8,2017 Page 5 • utilized a conceptual site plan layout that locates and configures the new parking lot in ways that are representative of the"Alternate Option B"concept sketches, with the following conditions: 1. Development and submission of a revised Illustrative Site Plan which incorporates the following major elements: a. Building location, orientation, and mass b. Parking lot location and configuration that is representative of"Alternate Option B" concept sketches as prepared by staff c. Installation of new landscaping for screening purposes Minor modifications to the plan that do not otherwise conflict with the elements listed above may be•made to ensure compliance with the Zoning Ordinance. 2. Design and development of the parking lot area shall be subject to the following elements, as determined by the Planning Director or his designee: a. Parking lot layout, site grading, and circulation patterns which preserve the existing grade around the Brick Barn to the greatest extent practicable and possible. b. Approved planting plan and planting schedule which, at minimum, include: i. New landscaping materials which are consistent and compatible with the existing landscape in terms of character, density, and species ii. The use of native plant materials. c. Conservation checklist(as described in Zoning Ordinance 32.7.9.4.b.2) to ensure the • successful preservation of existing trees, including the treatment of all ash trees (species Fraxinus)that are to be preserved for protection against the emerald ash borer(AgNus planipennis). 3. Ingress and egress along Birdwood Drive shall be restricted, to the satisfaction of the Zoning Administrator, to only those residences served by Birdwood Drive and shall not be used as an access to the indoor golf practice facility. 4. Any new construction at the existing golf course facility and site other than the site improvements shown on the Illustrative Site Plan, except for minor changes (such as additional practice tees, modifications of greens and other changes that do not require a site plan), shall require an amended special use permit. 5. The owner shall continue to implement an Integrated Pest Management/Nutrient Management Plan to reduce adverse water quality impacts. 6. Prior.to any issuance of any grading permit(WPO plan approval),a landscape plan and corresponding conservation checklist shall be approved. The approved plan shall be part of, and incorporated into, the WPO plan submittal. Alternately, if the Planning Commission wishes to recommend approval of the SP amendment as requested/proposed using parking Option C as proposed by the applicant, staff recommends the following amended conditions: 1. Development shall be in general accord with the draft conceptual plan titled "Option C"as determined by the Director of Planning and the Zoning Administrator. To be in general accord with the Option.C Plan, development and use shall reflect the following major elements as shown on the plan: a: Building location, orientation, and mass• . b. Parking lot location c. Installation of new landscaping for screening purposes Minor modifications to the plan that do not otherwise conflict with the elements listed above may SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission:August 8,2017 Page 6 be made to ensure compliance with the Zoning Ordinance. 2. Design and development of the parking lot area shall be subject to the following elements, as determined by the Planning Director or his designee: a. Parking lot layout and grading which place the parking lot location and elevation within the "bowl" created by the existing topographic variation b. Implementation of earthen berms which are compatible with existing topographic variation and which further reduce the visibility of the parking lot and parked cars c. Approved planting plan and planting schedule which, at minimum,.include: i. New landscaping materials planted in naturalistic or informal arrangements which are consistent and compatible with the existing landscape in terms of character, density, and species ii. A.meadow orsimilar grass landscape along Golf Course Drive iii. The use of native plant materials d. Conservation checklist(as described in Zoning Ordinance 32.7.9.4.b.2) to ensure the successful preservation of existing trees, including the treatment of all ash trees (species Fraxinus)that are to be preserved for protection against the emerald ash borer(Agrilus planipennis). 3. Ingress and egress along Birdwood Drive shall be restricted, to the satisfaction of the Zoning Administrator, to only those residences served by Birdwood Drive and shall not be used as an access to the indoor golf practice facility. 4. Any new construction at the existing golf course facility and site other than the site improvements shown on the Illustrative Site Plan, except for minor changes (such as additional practice tees, modifications of greens and other changes that do not require a site plan), shall require an amended special use permit. 5. The owner shall continue to implement an Integrated Pest Management/Nutrient Management Plan to reduce adverse water quality impacts. 6. Prior to any issuance of any grading permit(WPO plan approval), a landscape plan and corresponding conservation checklist shall be approved. The approved plan shall be part of, and incorporated into, the WPO plan submittal. MOTIONS: A. Should the Planning Commission choose to recommend approval of this special use permit: I move to recommend approval of SP 201700009 UVA Indoor Golf Facility (specify which parking Option), with the conditions outlined in the staff report. B. Should the Planning Commission choose to recommend denial of this special use permit: I move to recommend denial of SP 201700009 UVA Indoor Golf Facility (state reasons for denial). ATTACHMENTS: 1 —DHR Comments A— Parking Option A exhibit B—Parking Option B exhibit C—Parking Option C exhibit D—Parking Option D exhibit E—Parking Option E exhibit F—Parking Option F exhibit G—"Alternate Option B"concept sketches SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission:August 8,2017 Page 7 irt N • ,i; COMMONWEALTH of VIRGINIA Department of Historic Resources Molly Joseph Ward 2801 Kensington Avenue,Richmond,Virginia 23221 Julie V.Langan Secretary of Natural Resources Director Tel:(804)367-2323 Fax:(804)367-2391 www.dhr.virgini a.gov July 24,2017 Fred Missel Director of Design&Development ' University of Virginia Foundation PO Box 400218 Charlottesville,VA 22904 Dear Mr.Missel: We appreciate your interest in our opinion regarding the proposed Golf Practice'Building at the Birdwood Golf Course. I am writing to confirm the points discussed during our conference call on Thursday, July 13' . DHR has commented on a previous design for a practice facility,when invited to review by Albemarle County Planner Margaret Maliszewski,in 2015. We had indicated,in that previous review,that the 2015 proposal would not impact the property's eligibility for the state/federal registers.DHR works regularly with the University of Virginia under the State Environmental Review Process(SERF)where property is state owned. In those cases,our staff applies the Secretary of Interior's Standards for Rehabilitation(S01S/and occasionally,the Standards for Restoration)in a very direct manner. We are invited into the process early,and we have purview overthe designs as they develop. Our agency has a seat on the Art and Architectural Review Board(AARB under the Department of General Services). In this case,Birdwood is owned by the University of Virginia Foundation. The Foundation is not subject to SERP or review by the AARB. Our recommendations in this case,as it would be with any private steward of a register listed property,are informal and are meant to provide guidance and encouragement that will result in retaining the state/federal listing. In these informal recommendations,we keep the SOIS in mind,but the ultimate goal is to support the eligibility of the property: In our discussions with the County and with the Foundation,on this matter,we make clear that the eligibility bar is a case by case matter and not a strict application of the SOIS.1 For Birdwood,we might recommend removing the property from the registers,if the house where severely remodeled:interior alterations and incompatible additions;or if,for instance,large-scaled imposing buildings or a housing development were planned within the generally rural designed landscape(especially inside the listed boundary). In some cases,a remedy can be reduction of boundaries for incompatible redevelopment or loss of significant secondary resources or setting,and not full removal from the registers. DHR reviewed the Foundation-provided renderings,a site plan and project area photos. We also reviewed the DHR archive file on Birdwood(DHR#002-0003),containing documentation,photos,articles,notes that date as far back as 1968. 1 asked Adrienne Birge-Wilson,Architectural Historian for State Review to review the materials with me before we had a conference call with Foundation. In addition to considering Foundation- submitted materials,we also reviewed the 2003 nomination and used DI-IR GIS aerials and Google aerial views.Our recommendation for the Foundation on how the proposed project would impact the eligibility of Birdwood: Western Region Office Northern Region Office Eastern Region Office 962 Kime Lane 5357 Main Street 2801 Kensington Avenue Salem,VA 24153 PO Box 519 Richmond,VA 23221 Tel:(540)387-5443 Stephens City,VA 22655 Tel:(804)367-2323 Fax:(540)387-5446 Tel:(540)'868-7029. Fax:(804)367-2391 Fax:(540)868-7033 2 • • The proposed building will not compromise the site's eligibility and current individual listing on the Virginia Landmark Register and National Register of Historic Places: The new construction is planned behind the historic carriage house and maintains a low profile;the roof gables are lower than the historic building's gable roof. The connection between new construction and the rear of the carriage house is minimized;we recommended as much reversibility as possible on this connection(the least wall penetration or demolition on the Carriage House),even giving thought to making it an open air or glass causeway. We found the board and batten siding on the new construction to be an acceptable fabric;within the vernacular architectural vocabulary for an agricultural site. The scale and form of the complex was compatible,due to the drop in the rear elevation and the simple design. • Overall the design was more compatible than the 2015 design. The current approach appears to be less of a direct visual impact on the house than the 2015 design,based on what we have reviewed previously(documentation provided by the County to us in 2015). The proposed adaptive reuse of the historical structures is a benefit to the site: We applaud the idea of putting the historic buildings back into service. The carriage house is a wonderful designed building and bringing attention to it for this use may extend its life,as well as the small shop building and silo. These buildings will be more of a showcase for visitors.In addition to what we said during the conference call we assume/hope that the buildings will get more attention, maintenance. Historic tile silos are fragile—the Birdwood silo may require need some stabilization. There is also the possibility that the brick dairy barn(not part of this project,but in the project area)could be used more actively for storage,possibly for golf carts—also extending its longevity. • The proposed parking layout and screening methods are acceptable: We realize that parking lot siting is always a challenge for a multiple-vehicle facility. We found the design acceptable if the site plan accurately shows the trees and She,hedge screening that are planned or that are planned to be retained. We recommended that as many of the older trees be retained as is possible. Archaeological monitoring during site work construction would be beneficial: We expressed concern about how the construction might impact potential archaeology. The areas in the rear of plantation houses often have sites relating to service buildings;quarters for enslaved Africans;kitchens;smokehouses, livestock buildings;gr anaries;offices;overseer's houses,and potentially;,as you get a little further from the dwelling,cemeteries. The Foundation stated that they will have Archaeologist Ben Ford/Rivanna Archaeology on site monitoring excavation at critical points. We are comfortable with this approach. Adrienne and I discussed the design of the parking lot after the conference call and we propose a possible design consideration; the parking lot could be surfaced in grasscrete(plastic or concrete).The grasscrete would have positive visual enhancements and would be cooler than asphalt(less likely an impact on new and retained trees). Overall,we were satisfied that the new construction would not impose itself significantly to alter the historic feeling of Birdwood. We believe that if the practice facility is built as planned,it will not trigger our need to • reconsider the eligibility of the Birdwood listing. Western Region Office Northern Region Office Eastern Region Office 962 Kline Lane 5357 Main Street 2801 Kensington Avenue Salem,VA 24153 FO Box 519 Richmond,VA 23221 Tel:(540).387-5443 Stephens City,VA 22655 Tel:(804).367-2323 Fax:(540)387-5446 Tel:(540)868-7029 Fax:(804)367-2391 Fax:(540)868-7033 • 3 . Please feel free to follow up with me as needed. We appreciate the Foundation's interest in our opinion and • our technical advice. Sincerely, It C.Wagner Architectural Historian,Eastern Region Office • • • • • Western Region Office Northern Region Office Eastern Region Office 962 Kline Lane 5357 Main Street 2801 Kensington Avenue Salem,VA 24153 PO Box 519 Richmond,VA 23221 • Tel:(540)387-5443 Stephens City,VA 22655 Tel:(804)367-2323 Fax:(540)387-5446 Tel:(540)868-7029 Fax:(804)367-2391 Fax:(540)868-7033 ---. •� ��;1 Attachment A M �� GO _ -. _•` •�_ 414 West Franklin Street Richmond.Virginia 23220 Range - .� �: 804-344-4405 • �_•- — n:604 344 44os from Public ; • - . •� — power _ A FOUNDATION 1s' i �• '3' „� f •— _ — GOLF FACILITY Golf Bel' i `; s Rca - I I F'�"! — ,_�•� • c rswTwn 1 ng-e `I an \•�__a� � '�j • -10 I lrurrsgl OF ..r' .•� DEWBERRY from tWA Te-., /� " t4 S3 r a `� 4805 Lake Brook Drive �k. 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P . lir ----1 ,, 3'`' y` ° goo' vi VC"gi CON • i!1 � �bairn erinAaii • ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name: SP201700009 UVA Indoor Golf Staff: Tim Padalino, Senior Planner Practice Facility—Amendment Planning Commission Hearing: July 25, 2017 Board of Supervisors Hearing: to be determined Owner: University of Virginia Foundation (UVAF) Applicant: same Acreage: 544 acres Special Use Permit for: Swim, golf,tennis or similar athletic facilities (Section 13.2.2 of zoning ordinance) TMP: 07500-00-00-06300 Zoning/by-right use: R-1 Residential (1 unit/acre). Location: 480 Birdwood Drive, Charlottesville, VA Magisterial District: Samuel Miller Conditions: Yes Development Area: Western Neighborhoods Requested#of Dwelling Units/Lots: N/A Proposal: Amend SP2015-19 to move the Comp. Plan Designation: Institutional—schools, previously approved indoor golf practice facility libraries, parks, utilities, hospitals, universities, and associated parking and infrastructure colleges and other developed and undeveloped approximately 400 feet to the west to a site publicly owned property; and Parks and Green adjacent to the current Birdwood Golf Course, for Systems—parks, playgrounds, play fields, greenways, use by University of Virginia golf teams, Birdwood trails, paths, recreational facilities and equipment, members, and Boar's Head guests. natural areas, and preservation of stream buffers, floodplains, and steep slopes adjacent to rivers and streams. Character of Property: Site of Birdwood Golf Use of Surrounding Properties: Residential Course and historic Birdwood Pavilion estate, listed neighborhoods of Ednam, Ednam Village, Ednam on the National Register of Historic Places and Forest, Bellair, Kenridge, and White Gables; Boar's Virginia Landmarks Register. Head Resort; Ragged Mountain Reservoir. Factors Favorable: Factors Unfavorable: 1. The expanded use of the existing golf course 1. Staff believe the proposed parking lot location would be consistent with the Comprehensive would adversely impact the integrity of an intact Plan. I historic landscape listed on the National Register of 2. The use would involve the rehabilitation, adaptive Historic Places and Virginia Landmarks Register. . reuse, and preservation of historic structures. 2. County staff and HPC members do not know if or 3. The facility is not expected to adversely impact how the proposed project would compromise the views from the Entrance Corridor(Route 250/ property's eligibility for listing on the National Ivy Road). Register of Historic Places or Virginia Landmarks 4. As with the previously approved SP,the facility is Register. not anticipated to generate additional traffic. • 3. Because a master plan for the Birdwood property has not been provided to PACC or the County, staff cannot evaluate or verify the applicants claims that the proposed location is the most suitable for future development. Recommendation: Based on the findings described in this report and factors identified as unfavorable, staff cannot recommend approval of the special use permit until historic preservation impacts have been resolved. SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission: July 25, 2017 Page'1 • STAFF CONTACT: Tim Padalino, Senior Planner PLANNING COMMISSION: • : July 25, 2017 BOARD OF SUPERVISORS: TBD` PETITION: PROJECT: SP201700009 UVa Indoor Golf.Practice Facility-Amendment MAGISTERIAL DISTRICT: Samuel Miller TAX MAP/PARCEL(S): 07500-00-00-06300 . LOCATION: 480 Birdwood Dr., Charlottesville, VA 22903 PROPOSAL: Amend SP2015-19 to establish a new location (approx. 400 feet to the west)within the current Birdwood Golf Course for the construction of a previously approved 6,710 square foot indoor golf practice facility and associated parking and infrastructure, for use by University of Virginia golf teams and Birdwood members. PETITION: Swim, golf, tennis, or similar athletic facilities under Section 13.2.2.4 of the zoning ordinance. No new dwellings proposed on this 544-acre parcel. ZONING: R1 Residential, which allows residential use by right(1 unit per acre). OVERLAY DISTRICT(S): Entrance Corridor; Airport Impact Area; and Steep Slopes—Managed and— Preserved. COMPREHENSIVE PLAN: Institutional use which allows for schools, libraries, parks, major utilities, hospitals, universities, colleges, ancillary facilities, and undeveloped publicly owned property; and Parks and Green Systems which allows for parks, playgrounds, play fields, greenways, trails, paths, recreational facilities and equipment, plazas, outdoor sitting areas, natural areas, and preservation of stream buffers, floodplains, and steep slopes adjacent to rivers and streams in Neighborhood 6 of the Southern and Western Urban Neighborhoods. CHARACTER OF THE AREA: The Birdwood Golf Course property is a 544 acre parcel which contains an 18-hole golf course, clubhouse, driving range, parking area, and various maintenance and storage structures. The course and associated structures are on the northern portion of the parcel and the remainder of the parcel is mostly wooded. Birdwood is the home golf course for the University of Virginia Men's and Women's Golf Teams and is also open to the public. The golf course facility is accessed from Route 250 West(Ivy Road)via Golf Course Drive, a private street. The Birdwood Pavilion is also on the northern portion of the property and is accessed by a private drive off of Route 250 called Birdwood Drive. The Birdwood Pavilion complex includes the historic mansion, and several outbuildings, three of which are currently being rented for residential use. A 12-acre portion of the Birdwood property is listed on the National Register of Historic Places as well as the Virginia Landmarks Register. Neighboring properties are mostly residential. Bellair neighborhood is to the east. To the north across Ivy Road are the neighborhoods of Kenridge and White Gables. To the west of the golf course are the neighborhoods of Ednam, Ednam Village, and Ednam Forest. The Boar's Head Resort property is also located to the west, and includes the Boar's Head Sports Club which, like Birdwood, is used for University of Virginia varsity sports. To the south is the Ragged Mountain Reservoir property and several large wooded parcels. (Please see Attachments Al, AZ A3) The Birdwood property is zoned R-1 Residential. Most adjacent parcels are also zoned residential, with the exceptions of the Boar's Head Resort(zoned Highway Commercial) and Kenridge and White Gables (zoned Commercial Office with approved special use permits for residential uses). • SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission: July 25, 2017 Page 2 PLANNING AND ZONING HISTORY: ' • • Birdwood Golf Course was constructed in 1984; as a property zoned R-1 and owned by a state ° institution, the University of Virginia (UVA)was not required to have a special use permit for a golf course. In 1989 UVA transferred the property to the University of Virginia Foundation (UVAF). • • SP1996-53'—Special Use Permit approved with conditions for the continued golf course use on., property zoned R-1 and to allow the construction of an enclosed golf cart storage facility. • SUB201500070 — Boundary line adjustment plat to combine Birdwood Pavilion parcels with the Birdwood Golf Course parcel; approved 5/6/2015. . :. .SP201500019—Amendment to SP1996-53 to allow for the construction of an indoor golf practice facility to the southeast of the Birdwood Pavilion; approved with four conditions on 9/2/2015. (Please see Attachment 8) • SDP201500022— Initial site plan for proposed indoor golf practice facility; approved 6/17/2015. • SDP201600010 — Final site plan for proposed indoor golf practice facility; second comment letter sent 11/23/2016 (application now considered voluntarily withdrawn). • SDP201700019— Initial Site Plan for proposed indoor golf facility at location corresponding with this Special Use Permit—Amendment request (SP201700009); first comment letter(requesting changes) sent 5/16/2017. • DETAILS OF THE PROPOSAL: The applicant proposes to amend the previous special use permit(SP2015-19)to allow for the construction of an indoor golf practice facility at a different location (approximately 400 feet to the west of the previously-approved location). The previous special use permit was approved in 2016 with a condition that required an SP amendment for new construction or any expansion outside of the current boundaries of the existing golf course. This SP amendment is a proposal for new construction outside of the boundaries of the existing golf course. The proposed,UVA indoor Golf Practice Facility would be located to the southwest of the Birdwood Pavilion. The facility would be a new two-story building consisting of eight indoor hitting bays which would open to the existing driving range, and would also contain locker rooms, coaches' offices, and a meeting space. The facility would include the rehabilitation and adaptive reuse of the historic Stone Carriage House, which would function as an entrance foyer for the new building. The project would also stabilize, preserve, and physically integrate with other historic agricultural outbuildings identified as the Silo,.Granary, and Brick Barn. Users of the facility would be limited to members of UVA Men's and Women's Golf Teams; Birdwood Golf Course members, and Boar's Head Resort guests. Access to the facility would be via a new access drive connecting to Golf Course Drive. Access to the facility from Birdwood Drive would be restricted to emergency and maintenance vehicles only. Parking . would consist of approximately 20-24 new parking spaces located to the north of the facility. A removable bollard would prevent non-emergency traffic from exiting via Birdwood Drive. (Please see Attachment C — "Illustrative Site Plan"provided as part of SP2017-09 resubmittal package) ANALYSIS OF THE SPECIAL USE PERMIT REQUEST • Section33.8 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors shall reasonably consider the following factors when reviewing and acting upon an application for a special use permit: No substantial detriment. The proposed special use will not be a substantial detriment to adjacent lots. The new building and parking area would be sited in a location that is closest to the Ednam Village subdivision. Although the facility would be visible from some adjacent lots in Ednam Village, it would SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission: July 25, 2017 Page 3 • be partially screened from view by existing trees, existing structures, and topography. As such, the visual impacts are not expected to have an adverse impact on the adjacent properties. A Community Meeting was conducted on Monday, July 10 at Boar's Head. Approximately twenty five (25) members of the public were in attendance. After a detailed presentation by the applicants, members of the audience shared questions about the following topics (below); a brief summary of the applicants' responses are provided following each question: - Will the facility have a food& beverage component?The University provides "grab and go" food and beverage items,for student-athletes, and some food and beverage offerings may be available in conjunction with tournaments. Otherwise, there is no plan to publicly offer food or beverages. - Can you explain the parking location?The Foundation has spent a lot of time trying to determine the least invasive location, particularly with regards to historic sensitivity, to the entrance sequence along Golf Course Drive, and to concerns for the safety of student-athletes.We have also intentionally minimized the number of parking spaces to reduce the parking lot footprint. All exterior lighting will be full-cutoff, dark sky compliant and will go "above and beyond" County regulations. Is the parking screened from view from Route 250?The parking lot is eleven hundred (1,100)feet away—it will be barely visible. We are proposing a place-appropriate design, and will attempt to build in a way that adds value, not detracts. This includes dropping the grade down four(4)feet, saving existing trees, and providing new trees and extending the existing hedge. - Will this project involve a traffic light at Route 250?The full buildout of Birdwood — including the connection between Golf Course Drive and Berwick Road [on Boar's Head property]—will include careful evaluation of possible transportation improvements. But this current project creates no new traffic, and involves no new traffic light. - Will this project include the use of Birdwood Drive? Birdwood Drive would not be used for access to or from this facility, and will continue to be used only by the residents in the existing dwellings. - Which neighborhood would be most impacted by this project? Ednam Village is the closest, and this project will be within the viewshed of some Ednam Village properties. The existing hedgerow in between the dwellings and the proposed facility will remain. - Does thisproject include the construction of the garden design shown on the 1928 plan for Birdwood by Charles Gillette?The proposed screening includes a hedge that is similar to what is shown on the Gillette plan. Character of district unchanged. The character of the district will not t be changed by the proposed special use. The district is primarily residential with some low intensity institutional uses and open space. The character of the zoning district would remain unchanged with this proposal. Harmony. The proposed special use will be in harmony with the purpose and intent of this chapters The intent of the R-1 Residential zoning district is to provide for low density residential and appropriate amenities. Golf facilities are permitted by special use permit, and this property has been permitted.for such uses for over 20 years. No conflict has been found between this request and the intent of'the Zoning Ordinance. ...with the uses permitted by right,in the district, This,facility is not anticipated to negatively impact adjacent residential uses. Impacts to traffic are not ' anticipated since the facility will be used by existing golf.course patrons. SP2017-09 UVA Indoor Golf Practice Facility-Amendment Planning Commission: July25, 2017 • Page 4 ...with the regulations provided in section 5 as applicable, Section 5.1.16 of the zoning ordinance lists.additional regulations relating to golf courses. This section allows the Board to require additional conditions it deems necessary for the protection of the community including, but not limited to provisions for additional fencing and/or planting or other landscaping, additional setback from property lines, additional parking space, location and arrangement of lighting, and other reasonable requirements. The relationship of.the proposed facility would not create issues of incompatibility with adjacent residential neighborhoods. However, staff do have a significant level of concern regarding the location of the proposed parking lot in between the.Birdwood Pavilion and the proposed facility, as described in more detail below. ...and with the public health, safetrand general welfare. Traffic safety is the primary concern with the addition of the indoor golf practice facility. Virginia Department of Transportation (VDOT) has stated that the existing Birdwood Drive entrance onto Route 250 is unsafe and does not meet commercial entrance requirements. For that reason, the special use permit currently in effect for this property (SP2015-19) included a condition that "Ingress and egress along Birdwood Drive shall be restricted, to the satisfaction of the Zoning Administrator, to only those residences served by Birdwood Drive and shall not be used as an access to the indoor golf practice facility." County Staff recommend the continuation of this condition so that the ingress/egress for the new facility would be exclusively provided via Golf Course Drive. Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive Plan. The Southern and Western Neighborhoods.Master Plan future land use plan designates the Birdwood property for Institutional land uses and Parks and Green Systems. Institutional uses include areas and uses which serve a public function and include parks, schools, universities, and ancillary facilities. The plan calls for the historic mansion•and important dependencies to be retained.with future development. Areas designated.as Parks and Green Systems are at the southwestern portions of the parcel, and are not affected by this proposal. However, future development of the Birdwood property should recognize and accommodate the many features of ecological and biological importance that exist within the southwestern portions of this property—an area which adjoins Ragged Mountain Natural Area and which is identified as an "Important Site" by the Albemarle County Natural Heritage Committee and'in the 2004 Albemarle County Biodiversity report. Additionally, the Master Plan identifies Birdwood property as an "Area of Importance"that has "significant development potential." Specifically, the Plan notes that"this large property may serve a more intensive function than it does presently. ... Before further development of the property occurs, an amendment to the Future Land Use Plan for the Southern and Western Neighborhoods will be needed." (Please see Attachment D) The previously approved SP was found to be consistent with the Master Plan, and staff continue to believe that the changes associated with this proposed project are. not of a level of intensity that requires an amendment to the Master Plan. A 12-acre portion of the Birdwood property is listed on the.National Register of Historic Places and the Virginia Landmarks Register. Because preservation and maintenance of the County's historic properties is important to the County, staff look carefully at changes that may affect the integrity of., those resources. , The Historic and Cultural'Resources section of the Comprehensive Plan includes the following overriding goal for historic preservation: "Albemarle's historic, cultural, and scenic resources will be preserved. Attractive entrance corridors will welcome visitors and residents to and within the County." SP2017=09 UVA Indoor Golf Practice Facility—Amendment, Planning Commission:July 25, 2017 Page 5 Additionally, Objective 1.says: "Continue to identify and recognize the value of buildings, structures, landscapes, sites, and districts that have historical, architectural, archaeological, or cultural significance." The County also supports adaptive reuse as a preservation method. This proposed facility would adaptively reuse the Stone Carriage House, and would also physically integrate the Silo, Granary, and Brick Barn. However, as described in detail below, staff and the Historic Preservation Committee (HPC).have significant concerns over the proposed configuration of the facility and the resulting impacts to the historic structures and cultural landscape. As mentioned previously,a 12-acre portion of the Birdwood property is listed on the National Register of Historic Places as well as the Virginia Landmarks Register. County staff are concerned that the proposed location of the new parking lot would adversely impact a highly-designed, intact historic landscape with layered periods of significance. More specifically, County staff believe the location would create adverse visual impacts— particularly as viewed from the historic Birdwood Pavilion structure—that would be detrimental to the integrity of the site's historic character. One of Birdwood's periods of historical significance'is the Hollis Rinehart Era (1909-1921), which entailed the transformation of the 19th century plantation into an ornamental farm (in French, ferme ornee). The broad intent of this landscape design was to aestheticize a working farm. One notable characteristic of this landscape design typology is the direct visual connection between the mansion and its vernacular agricultural outbuildings, which were valued as much for their aesthetic appearance as for their productive agricultural use..Because of this importance of the visual connection across the designed landscape, the proposed landscape screening would actually be counter-productive: although it would reduce visibility of the parking lot and vehicles from the mansion and its curtilage, it would further sever the visual connection between the mansion and the agricultural outbuildings. Because of these concerns, staff took the resubmittal materials to the HPC for review and comment on June 26, 2017. The HPC agreed with Historic Preservation staff and voted unanimously to make the following comments and recommendations: 1. The HPC is concerned that the proposed development will compromise the site's eligibility and current individual listing on the National Register of Historic Places and would like confirmation from the Virginia Department of Historic Resources (VDHR)that it does not. 2. The HPC would like the applicant to provide a detailed explanation of why the previously approved location for the facility was deemed undesirable. 3. The HPC believes the proposed parking area should be relegated outside of the historic core.. Preferably, the proposed parking should be relocated adjacent to Golf Course Drive. Should the Planning Commission choose to accept the current location, then the applicant should implement a combination of sensitive site grading and screening through vegetation that will ' mitigate the parking's visual impact on the historic site. 4. The Visual impacts of exterior lighting on the historic site shall be limited. 5. The applicant must exercise due diligence in undertaking thorough archaeological investigation of the entire area proposed for ground disturbance. For additional information,please see Attachment E-1 which contains comments (dated July 7, 2017) from the HPC and County staff regarding the resubmittal materials; Attachment E-2 which contains the draft meeting minutes from the June 26, 2017 meeting of the HPC; and Attachment F titled "Staff Summary of Historic Preservation Issues" (dated July 12, 2017). At present, impacts to the site's historic resources are not yet fully known or understood. County staff initially communicated with Virginia Department of Historic Resources (DHR) staff in May, but were SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission: July 25, 2017 Page 6 not given any comments by DHR on the proposed facility's impacts to the Birdwood Pavilion, the site's contributing structures, or to the associated cultural landscape. Neither has the applicant provided any documentation.from DHR as to whether the proposed facility might compromise the property's eligibility for listing on the National Register of Historic Places or Virginia Landmarks Register. Because this property is owned by the University of Virginia Real Estate Foundation and not publicly owned by the University of Virginia, DHR has indicated that the private property owner will have to • request an evaluation of the proposed project's potential impacts to the historic resources. The applicants stated at the community meeting on July 10 that they were communicating with DHR, and anticipated receiving comments from DHR in the near future. The applicants are aware of concerns expressed by the HPC and County staff, and have articulated their shared concerns regarding the critical importance of historic preservation as well as their intent to "ensure sensitive development of this historic resource." Specifically, the project narrative provided in the June 19,resubmittal contains a detailed summary of the applicants' site planning and design process, and contains their rationale for siting the parking lot between Birdwood Pavilion and the - historic outbuildings. (Please see Attachment G) That rationale relies heavily on a planning document titled "Birdwood Landscape—Site Protection and Sustainable Stewardship Strategies Plan,'' authored by AECOM, a consultancy commissioned by the University of Virginia Real Estate Foundation in 2015. This document contains detailed analysis of the property's historic resources, as well as specific strategies and guidelines for historic preservation and context-sensitive design. (Please see Attachment H) While the applicants' site planning rationale includes valid concerns such as the safety of student-athletes,'relegating parking away from Golf Course Drive, and avoiding areas which may be exposed to incoming golf balls, Historic Preservation staff remain concerned that the proposal inappropriately prioritizes the aesthetics of the private entrance road over the historic cultural landscape of the Birdwood Pavilion, the core of which has remained intact(with minimal intrusion)for the past half-century. The project narrative also references a Birdwood property master planning effort conducted in 2016 which led to this proposed relocation of the UVA Golf facility. (Please see Attachment G). However, that master planning information has not been shared with County staff; and although Birdwood is part of"Area B" that master planning information has not been shared with the Planning and Coordination Council (PACC) made up of the City, UVA, and the County: Without knowing what additional development may be planned, and where, it is difficult to accurately or holistically assess whether this proposed new location is appropriate relative to the overall use(s)of the historic property. Based on available information, County staff is of the opinion that the previously approved location may be a more appropriate site for new development on this historic property. The proposed building and parking lot would be partially visible from the Route 250'Entrance Corridor (EC) during winter months, and would be minimally visible during summer months. As noted previously in the "Planning and Zoning History" section, a site development plan has been submitted with this application. Staff are reviewing the proposal to determine compatibility with the EC design guidelines. Comments have been provided to the applicant. In addition to designating appropriate future land uses, the Southern and.Western Neighborhoods Master Plan also calls for vehicular interconnectivity between the Birdwood Golf Course and the Boar's Head property (as well as pedestrian connections to nearby residential neighborhoods). . Because the location of the proposed indoor practice facility is not in the immediate vicinity of the Boar's Head property, and because there is little or no additional traffic generated by this new use, this proposal does not seem to warrant a new vehicular connection at this time. However, the applicants have stated that UVAF is actively considering additional future projects for the Birdwood SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission: July 25, 2017 Page 7 property, including the redesign.and reconstruction of Birdwood Golf Course, the possible relocation • of UVA Tennis facilities to the Birdwood property, and the potential rehabilitation and adaptive reuse of Birdwood Pavilion as an event venue. These potential future projects, and/or any other potential future projects which may be a part of the previously mentioned UVAF master planning effort, should include careful consideration with regards to the construction of a vehicular connection between Golf Course Drive and Berwick Road, as well as establishing or expanding multi-use paths or othernon- vehicular connections. SUMMARY: p After review of this request, staff have identified factors of this proposal which are favorable and unfavorable: Factors favorable to this,request include: 1. The expanded use of the existing golf course would be consistent with the Comprehensive Plan designation ('Institutional") as articulated in the Southern•and Western Urban Neighborhoods Master Plan. 2. The use would involve the rehabilitation, adaptive reuse, and preservation of historic structures. 3. The facility is not expected to adversely impact the views from the Entrance Corridor(Route 250 / Ivy Road). 4. As with the previously approved SP, the facility is not anticipated to generate additional traffic. Factors unfavorable to this request include: 1. The proposed parking lot location is believed to adversely impact the integrity of an intact historic landscape listed on the National Register of Historic Places and Virginia Landmarks Register— particularly as viewed from the Birdwood Pavilion.Specifically, it inappropriately prioritizes the aesthetics of the private entrance road over the historic cultural landscape of the Birdwood Pavilion. 2. County staff and HPC members do not know if or how the proposed project would compromise the property's eligibility for listing on the National Register of Historic Places or Virginia Landmarks Register. 3. Because a master plan for the Birdwood property has not been provided to PACC or the County, staff cannot evaluate or verify the applicant's claims that the proposed location is the most suitable for future development. RECOMMENDED ACTION: Based on the findings described in this staff report and factors identified as unfavorable, staff cannot recommend approval of the special use permit until historic preservation impacts have been resolved. However; if the Planning Commission wishes to recommend approval of the SP amendment, staff recommends the following amended conditions: 1. Development shall be in general accord with the plan titled "UVA Foundation Golf Facility— Illustrative Site Plan" prepared by Bartzen + Ball dated June 14, 2017 (hereafter"Illustrative Site Plan") as determined by the Director of Planning and the Zoning Administrator. To be in general accord with the Illustrative Site Plan, development and use shall reflect the following major elements as shown on the plan: a. Building location, orientation, and mass • b. Elevation of parking lot approximately 4' below grade on eastern edge c. Preservation of all existing canopy trees . d. Installation of new landscaping for screening purposes Minor modifications to the plan that do not otherwise conflict with the elements listed above may SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission: July 25, 2017 Page 8 be made to ensure compliance with the Zoning Ordinance. ' 2. New development within historically sensitive areas of the property shall be subject to the following landscape requirements, as determined by the Planning Director or his designee: a. Approved landscape plan which, at minimum, includes: i. Mitigation of the visual impact(s)of the parking lot and parked cars without completely severing the visual connection between the Birdwood Pavilion and the historic farm complex; ii. Consistency and compatibility with the existing historic landscaping in terms of character, density, and species (to include the use of trees, shrubs, and hedges); and iii. Consideration of the use of native plant materials to the greatest extent possible and practicable. • b. Conservation checklist(as described in Zoning Ordinance 32.7.9.4.b:2)to ensure the successful preservation of existing trees, including the treatment of ash trees (species Fraxinus)for protection against the emerald ash borer(Agrilus planipennis)! 3. Ingress and egress along Birdwood Drive shall be restricted, to the satisfaction of the Zoning Administrator, to only those residences served by Birdwood Drive and shall not be used as an access to the indoor golf practice facility. 4. Any new construction at the existing golf course facility and site other than the site improvements shown on the Illustrative Site Plan, except for minor changes (such as additional practice tees, modifications of greens and other changes that do not require a site plan), shall require an amended special use permit. 5. The owner shall continue to implement an Integrated Pest Management/Nutrient Management Plan to reduce adverse water quality impacts. 6. Prior to any issuance of any grading permit(WPO plan approval), a landscape plan and corresponding conservation checklist shall be approved. The approved plan shall be part of, and incorporated into, the WPO plan submittal. MOTIONS: A. Should the Planning Commission choose to recommend approval of this special use permit: I move to recommend approval of SP 201700009 UVA Indoor Golf Facility with the conditions outlined in the staff report. B. Should the Planning Commission choose to recommend denial of this special use permit: I move to recommend denial of SP 201700009 UVA Indoor Golf Facility(state reasons for denial). ATTACHMENTS: Al — Location map (1" = 1200') A2— Location Map (1" = 500') A3— Location Map (1" = 100') - B— SP2015-19 BOS Resolution (conditions of approval) C—SP2017-09 Illustrative Site Plan D— Southern and Western Urban Neighborhoods Master Plan (excerpt: pp. 44-45) El —Review Comments (Historic Preservation Committee and Historic Preservation Planner) E2—Draft Meeting Minutes (Historic Preservation Committee June 26 meeting) F—Staff Summary of Historic Preservation Issues ' G —SP2017-09 Project Narrative H —Birdwood Landscape—Site Protection and Sustainable Stewardship Strategies Plan SP2017-09 UVA Indoor Golf Practice Facility—Amendment Planning Commission: July 25, 2017 Page 9 Attachment A-1 Birdwood Vicinit Ma. (1"=1200') s' X �.` 9 " !+. �% ('- IQ,' ri�`601 Le/�end �a �`4,;•• I (Note Some gems on map may not appear in legend) ... .e.:;k7z,g,:If . QLD'B'ALL"ARD:RD00, y _.,,. IVYRO- �,� ..y., f�r•.•��� � ��:N DR'�.- ♦try �'ee ®���, KY"STAT. f✓ - ..}-^-A �. r � sor if� '-+..+r�. _. _ - ._7 .. � N�, a �w-N4w ° --� ..Q'i'j ,�w,wwwa: 0 04.,,i-fir,..- 1,14 „... _ . ., , .1.t., A' , '44," (4..b. c4. � ® . �7; R ova . � W�4 � e ea,•...* : ,, :404C-21R- 1,0“<61 407 e. '- , - * ..it ''- , 49ta,p,..'' ON-- 1,,,,,,....1.k.7.-,•- i 0 vo t4-40.44 A ) . ('jj Ve t: 1 '' ' ' c ,,\ ./ i .11 ; ea.."a„„._ - v.,...,,..k>.a..0.1?a NA.,,,,,<P.AGeN . ,. - . N, .0 ... 44,..- 40, .• e, ,A. c-i---m-Aw4okkv,p ..7y\Nr - . •,.\ At, p4R ��QO t ,� L , ,erg.... A492r ., ‘,A011 '4 ..-.4. s ICci .s0*.4 Ni•A ,,,,. , .‘ -41tp,:eilto 6,. ,.7,- • : ' t j&. b. '". 'L CO ,O, ,,r <>, ,..tP t-\\--, 4, i. 146,, , {I �QD:1:3eingQ� `emsV051 %. 1% ` 809' .. �« DyA‹,-- 3 .,_„kiiits . *- 4 ► , - kV D gi► ..., e iir.)Atorzegm 67 inz It y" '=f �O De . � ` l 4i-e .glr- • �K # ice_ ►r ,N.,I?•.* `a4. e.. ' ass'. tat SOQQ'' katilljtill -4‘11k•-•• .-- ' 1$+11-..OP : . WI ?Illi‘' . 'IS/ Iror,Vii•4, 41:41111 . "*.r. '.41' al GrtA pR til e iii .., , . -,_„,r .,.... i .... 1::::::: .-- L ✓... . 'WA... , .. Fr) T� �Q • 820 -A(; P, , f. :ESERVo _ -r r'#v \� 1200 ft }ry. ¢^ Q�QGo1 a, Zi 4J( ©� , 2 t1�, GIswee GO GDSe_ .• 1:13N 034)296-5832 Map is for Display Purposes Only•Aerial Imagery from the Commonweahh of Virginia and Other Sources July 10,2017 Attachment A-2 y ` Birdwood 1' =500') p /c k \ '�. 70\ - !Ky _ ; i'1 "Ir- 9 t ` ./"I`�"1• i ��0`101",41r-Ilitk a s aCii`� '6 a -f .. 1 J tf- - (MassSafleialr an nota ar in ntl �/ a�.��RR r f! �.''-\ ffw�may PCo ia9a • ," 4- e. 4 � S•re- a� _ ct, .L �� . i `►', > Ste.ww.w..wn' " cr3� �-`'~= ' NW it_, W hi te� ,. :, .. '6 a _ + ;i x---;1 9 Gables o --,-- - 1 ....4%, cr.. _ ...._,:-bo,,I . „....„, -../,:-. .,., ;,,, . . :..,. -,-.„„ , - Ro 3,.. -, , ---P:it ee, se,,,, ,..orpo• ••tar - %., to A • ,it.,_ • • •s ik. ,. ----1,, 0,0. ----- >fr,fil :,--;er: le, 1 ._._,,,'')0;" ,:f*o,V,),c,-;')7• -r t'l j 4 / 6' ' . '`g 6; :'• 'to It( 4. /ly,, .� �`-. ' w Birdwood r; ,r jr Boa ems, Head ' • io, ;a ( 4 Resort ' ` io .>� .l V .7 t�"� i a 4 t� fF !f '; R4�' proposed site �//] r n `Alhf f �` 15 • A y ' ` �4,.V k= ► . j' �. �, previous site Itw t2Fti: a.41. ). existing f _- , 1jti . � +� '-{'` ,41 iiBoarv's Head �"' driving t ` \ -. Spo"r s�Club ` = > range . : * ',t----------_,.. 1 m t. �, 1 �� G - _ 809 fli Aid �' ,.., tsit - fir '- 1 "� .. As____, • %Ednam - Ai , f S0 I. Bellair. rAirdiiik.... i • illift4 _ J.-I. - ,A4 , „ , ,.... ili. / - 14. fo--v- --, f.,4 if 4 qpi. . / _ , ....... ,. ).-.....,, : ,,,,,. ?,i/4 4-4,-, -v t. 16Fo 9 ,311 ok ¢fir i‘\ i6ellr 1. 504 ft �. ►��, f .�y-. B dr`W; ood� •� "�►a',. 4 �c.�` _litso �*��,._ �i` /_S -,.� . • _ `�5. ` .�R ? , Golf Course N ,, .4. •' aC._. �'�1'y�^ fe °"4.' i,.__ 1 (74%,.- Geagra G'''Oaara' E rt ` :: �Q \ —„•.}.{' � if ww,ellsemane.or 1. f a; m .'�4 - ({ Clubhouse # ' ` ► L._ � li �" ,3z° Map is for Display Purposes Only•Aerial Imagery from the Commonwealth of Virginia and Other Sources July 10 2017 Attachment A-3 _ Birdwood Site Map (1"=100') . .?. / \ ‘ Legend t r (Note:Some aem on snap may not appear onlegend) `'J r .na P., ♦t A. ; ' .ii?':* -el 11' - ar. " 'Nts Wri1 ........ ,,,,,,... 1,,, i ; . , ,.:„ . ... X ‘S P. 'r ,,,,„ .,,,,,,,,, , ... . •.o.. ... , , r. ,' -` -• ; •.y; s- . !/ r ti ` 1 r ]0l :0 V, ')- i CIII ,� ® pBairvilion dwood _ L - 500 s0244, 4 g proposed • . . i facility :• © , - ED proposed . ', w`• Y�, ,. . o parking lot / , ..i. e s..* / , . 4..*-4. - ..,..„ 41,44.4,':, i 1 \ f It /// ., 480 r er w . s 1 -'`, ...4.11f. ••••.• 'lb:: . , :7,'"•-• — '1 rit.:Nk '''' — .--- UR _, 7 474 , i irk I Jilk ii,..... ... — :1.4 dedrill- a ._' 'cite 1e ......,,11464 .., ., ,,,.,.. . ,,.... ,....,.. . .. 3 r 1111:1111111t?.‘*.• ..%1 , \ 470? 0-4k -,... I ' S `� • 4.. ,� r� GIS-web s i I . oeograp 4, y l.c Data SenaceS 1 \• L . ., rem,a xone°erg Map es far Display Purposes Only•Awat imagery from the Commonwealth o1 Virginia and Other Sources July 10.2017 Attachment B RESOLUTION TO APPROVE SP 2015-19 UVA INDOOR GOLF PRACTICE FACILITY WHEREAS,the University of Virginia Real Estate Foundation is the record owner of Tax Map and Parcel Number 07500-00-00-06300 and the University of Virginia.Foundation is the record owner of Tax Map and Parcel Numbers 06000-00-00-028B0 and 06000-00-00-028C0 (collectively the "Owner'); and WHEREAS, a special use permit to allow the existing golf course in R-1 zoning and to allow the enclosure of a golf cart storage area on the property (SP 1996-53)was approved in 1997 with a condition that required an amendment to the special use permit to allow new construction or any expansion outside of the current boundaries of the existing golf course; and WHEREAS, the Owner has submitted an application to construct an indoor golf practice facility consisting of eight indoor hitting bays, which will open to the existing driving range, as well as locker rooms, coaches' offices and a meeting space; and the application is identified as Special Use Permit 2015-00019 UVA Indoor Golf Practice Facility("SP 2015-19"); and WHEREAS, on July 14, 2015, after a duly noticed public hearing, the Albemarle County Planning Commission recommended approval of SP 2015-19 with the conditions recommended by County staff; and WHEREAS,on September 2, 2015, the Albemarle County Board of Supervisors held a duly noticed public hearing on SP 2015-19. - NOW, THEREFORE, BE IT RESOLVED that, upon consideration of the foregoing, the staff report prepared for SP 2015-19 and all of its attachments, the information presented at the public hearing, and the factors relevant to a special use permit in Albemarle County Code § 18-33.8, the Albemarle County Board of Supervisors hereby approves SP 2015-19, subject to the conditions attached hereto. *0 I, Ella W. Jordan, do hereby certify that the foregoing writing is a true and correct copy of a Resolution duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of six to zero as recorded below; at a meeting held on September 2. 2015. L�. Cle , Board C unty Supervisors Mr. Boyd Y • Ms. Dittmar Y Ms. Mallek Y Ms. McKee' Y Ms. Palmer Y - Mr. Sheffield Y SP-;01§-0019 UVA lndoorGoll Practleefacjlity GondMane Development shall be in general accord with the plan titled 'OVA Golf indoor Practice Facility; Site Plan Diagram"prepared:by Dewberry dated Apri1:36, 2015:(hereafter'Layout Plan") as:determined:by the Director:Of Planning:and the:Zoning Administrator.To bein :general-accord with the Layout Plan; development-and use shall reflect the following major elements as shown on the Plan: — Building legation;orientation and mass — Access:to the:site via new roadlabeled:"Access Drive" •Minor:modifications:to'the Plan that do:notothemiseconflict with the elements:listed:above maybe made to ensure compliance with the Zoning Ordinance. Ingress and egress along Birdwood Drive shall be restricted;to the satisfaction Of the ZoningAdminiatrator, to only those-residences served:by i3irdwood:Drive-and shell-not be: used es-an aesstotheindoorgolfpracticefacility 3,1 Any new construction at the existing golf course facility and site ether than hie site improvements shown on the.Layout Plan;except for minor changes(such as additional practice:tees; modifloatiOns:of greens and other changes that do not require:a site plan); shall:require an amended special use permit. 4. The Owner ghat':continue*, implement an'Integrated Pest Management/Nutnent Management Plan to redUce,adverse water quality impacts • ____ _ ATCHLINE-SEE SHE-Er-C3,-0 ,.., - ------ -i•- ---- 6- (7"" -1'077---.C .--- lr- bartien+hall - - r'0'R P-RAP,E' =k-,, .. ---- ---Fi ....:;_,-LI i' DEEP eV r cEp Attachment C , Attachment r , ,,.. f:: 1.„...___ , ..::_:-- • ' 53q ''°;" • , _____;,... , I , 1 , , . • :. ___ _.._, SF SF - 17- , —-77--—57• ..-.,/,--..7-E,-.•,...,-,-•,• •711 ,. -7"--T, .307,-,--,.....- __••• • N2 -3 -.."..'-'"" --e..;/•,----7.--,-3._77-,_,_=.----7'....- mY .• / / r _ _ A __ _ A A .__F - , -,r-' !---,-- - , . — tiar ' c' ,-...- ..s ••. .x--- - E • Richmond,Virginia 23220 ---'` -:-..- --: . , I 11 ' ....,,,„OP_....---..._ , ‘, / I 1 SF ,.., i I II SF ., ', ' \\ ''71-111Witi, r :, CIP fr 804444-4406 R910"ON - 1 t I 14.,,Z40' ill':44171 k 10,000" u) _1)" 0 , • 4,2 )4, , y . 7_, . .'. . 1 ...---.,.- . .', k...N.tra,%.4 - M 1 ii PINUECTTME `-, ..--L\ k i ..f2'.'• i',/,/./../' IA-.--_, IF ---1 — ,UVA FOUNDATION — I c I ' 7-2 '''' '' V.Zik "le .. • rn--- GOLF FACILITY '-..- .,,'4-_-,-%. // .,•- 7/ ._, 4111' 1 MM 1 11 1 1 1111 II V _,,,,-V45 z r CONSULTANTS id / .. A,k,.- F,..--' •41014\ n Me.4=t0Fi.r .l.• 7• , ) }, //‘;'":;),/,/ , & • / .,// ) • 1 ,///// -4' 1 il . . 1 - ./ -,-..-..-., -_,,, .....„: .7,,,..:5///' \ .7,., •..1•.:' 7 CNA DEWBERRY i I . .z,.,//xi, ..76•04/) - \ 4805 Lake Brook Drive I <3 1 i Suite 200 I /64_S 666 I/ . Glen Allen,VA 23060 . .; , 'th_.- -- — SF i ph 834 290.7957 ,..,„, LA.::,,..::.-_-;,--77-,z:-i---: ! i .... _Thrai 5.4.4 1 L___ (141' tr-i c.o. i"L4 C.°.I / 54•Pr '1_56 , - Ix 804 290.7928 1_ STRUCTINAL . : 1 /' ' - /C< ni‘ - a I I 1 ' I p7D2hOMW804MoorP43:e3fie06.561c1Rark Drive, / ' / 1;1,1,i- . : -1- -7 Suite 301 ri/' .i '7/ ' ./..5.61- , 0 , . --,_,--._ 4 I. Brick Barn I I , . ---t- ' - ------_ ' ' / --561 7' I i II i i i i 1 I I • Proposed Building : r..•; • • , • f , . ilico . 9 ..,!,:,. 1 .. .%In l Ix 804 272 3916 — — . 101 Nu I - - . • . , . . '.. kV. LEI+SMITH 11508 Allecingie Parkway ; ; ! i.-i-L;7'; : .--• ._, „ , ,_,,,„111 Ill siamtnalle r •_ ---- Rdimond,VA 23235 , --Limits-of existing--; -- ---,-=-•,-:--- -\569 l'i.":!,:;2 !.."--. ph 84)4-423-6444 .., • ----.... 13 car parking lot „ fx 804-423-6445 l ' • ' 1 : ; . ; ! x 1',. -9i:) .. '''' _,-- - 72 - ' 455 Second Street SE • , ' ' . . ' 1' anary fi..._; ' ---- -- .9- r <21 I '\,•,::',:..,,:,,,,i,..•---..?::..,-..:-.:.,..,-, , Suile 100 , • ' .72- , - ,-, 1 ! : i ' ; ; r ; ,k ; 64 - -- •--- ----- ElOPS'EVLO\ I Charlottesville,VA 22902 45 • i ---T T_! ! A'• EX:Ng A• , ph:(703)682-4965 I Li,- . , ,. , ... , . ; . ; , , . ; , : ; - ,. .. .........„. - . 1 ' ! • ; ' ! I ! ; N. , -/ , ! ; ; ' ; I 1 ' I ; • ? t Stone Carriage / - il . _,A, 1-----, I //),:2k '10 li i House : - , . :-,,._ I 739c eit i 4 1 , \ . , •-.1-1-, ! . , - 142?___._ .- : • : : • 1 ' : . 4!--.•:. " . . I ____„11 . 5 59z, 6949 1 -------- 7474. 74'. -....7.....t9-4 II SEE COOS FOR ENLARGE UT N T • !).P1•4: ! I ! I 4,.,......L. ...,,5.2,1,ri !_crg, ,!i .r... ___ ---.70_ ..,:_. , , ,,, /7, 1 . ,,s,,, . • , 0 , 11.11111:: n.r"TT/1 7741-'/.'i sm. I;6?1,.. 0 9% /// 1 UAL I 111 !. .(3.1, .. • - . ,z ----__ • -.V . ..:1 - -!T .!1‘- /-\74 --_, .___,7-7- -.\ '' . . . I i ' 74 DEVIN M.KEELER .7. 1-y.N9.46506 : , ,,, ,,,, , , -, • • "< ' •-,,k-k- _ i , • • . .._ SHED'CS.03) • i I I 1 i --- -- --- gp_e_:_do NALE 1 ; k . ,...._. r . • F' 1, • i.. • 4'Privet Hedge 11111U10112 t4\ •.- , • ,. . NMI mat mums. 1 iii 1 03/31/11 100%11•Ym•411 L S / ' _.4.1.,_ , : / • e i . • , / • .. e . . , • i e / ..''' I '• ."/ ill ilt ' 1 / . _____, - I____ 170077NuNBER 1 - - ------ .- .. .;, , .,,ps e / i. . , , . . . . . . . , .‘44,, III.un / / I ;- . / 1 , ---- _._ June 14,2017 , . '•--_- / ' Illustrative -, •- -,. , 10111 re / June - . 1., I i Site Plan Ili ill tor .. 1111r. I ,• ' / ______ , ....- ,.., ._ , / .. • II Proposed landscaping in dark green; 1 Birdwood Mansion • --. , r.. •- --.. ma al and locations may be altered during , • - ' all landscaping shown conceptually • • • - ' LINE-SEE SHEET C3.07 II - . Site Plan process. , — • ---- ------- —--i ---i--- _ _ _ RECEIVED JUN 1 9 7017 COMMUNITY DEVELOPMENT Attachment ll Residential use of a portion of the historic former mill buildings as part of a r._.____. ___ _ _ _ _,_ may be appropriate if the buildings are removed from the floodplain and provided that at least 45% of the total built square footage and leased outdoor area of the mill property is used non- residentially in employment-generating and commercial uses. Although formerly recommended for industrial use, several residential parcels near the center on Market Street are now recommended as Neighborhood Density Residential. These properties provide homes to Albemarle County residents and the depth of the lots would not easily support redevelopment to industrial uses. Continued residential use is expected; however, in the future the houses could be redeveloped for non-residential uses, such as offices. It is the County's intent that the development of this area should respect its historic designation— including the City of Charlottesville's local designation—and should maintain its identity as both a historic link between the City and the County and as a cultural and historic link between the community and the Rivanna River. A primary consideration in the review of proposed development will be a commitment to the preservation and adaptive reuse of the historic structures and site. This includes attention to both the architectural and the archeological integrity of the site, specifically the documentation and protection of identified cultural and historic resources. Other Areas of Importance In addition to specific Centers, there are several areas within the Southern and Western Neighborhoods that are important due to significant development potential. These areas are described on the following pages. Figure 27: Birdwood Golf Course Property 1. The Birdwood property (Figure 27), currently owned by the UVA Foundation, is 4,4 Or goiew \ the University's golf course. It is shown for \,, .�__�'� x�, Institutional uses. It is affiliated with the ��illt sa►4�ilr�!�7 1 adjacent Boar's Head Resort, which is also ♦ 4. 250 � •'��s�ti�'�` owned bythe UVA Foundation. ,••,�..,�., Bypas ' •'si3 �� Encompassing over 500 acres, the ,�����•�.��•�: �`� property is in Area B and includes an 18- i`�`:�� ��:, hole golf course as well as a historic �� .�0mansion. De Dependencies are present near IIIC p - �a�,� -4 • the entrance to the property. The golf irdwood 41 ; Golf Course i�'•�� course is available to students,faculty,and �Ne 4411 N the general public. The mansion provides •�, - a venue for small University related �,_, '� ` events. •, illtaim -�� In the future,this large property may serve �r�• a more intensive function than it does ���m- presently. Possible considerations include, 47,..�:•�� 144��, �r ' 4T but are not limited to, a mixed-use area .�� near the entrance and residential uses for �,i„�r� 1` other parts of the property not designated "'fir al as a part of the Parks and Green Systems. Before further development of the property occurs, an amendment to the Future Land Use Plan for the Southern and Western Neighborhoods will be needed. Albemarle Comprehensive Plan ADOPTED June 10, 2015 Amended September 23,2015 S+W. 44 Back to top The historic mansion and important dependencies should be retained in any future development. An interconnection to the Boar's Head property should be provided. Pedestrian connections to nearby residential developments should also be considered. 2. The area between Rt. 20 South and Figure 28: Rt. 20 South & Avon St. Ext. Avon Street Extended (Figure 28),just north .s . AIL �` * ,,� of where the two roadways intersect is near • iririf���ii 1+� °'� the southern boundary with the Rural Area. ;,1/" �� ��� Astir 4r A large area of land designated for G0 Office/R&D/Flex/Light Industrial use is •;1111A all° • 407 No.S bounded on the north by Urban Density rt11I�O.-•,.AO Residentially designated land. The IN ja, zilp 400' Mr a+ +� '' 411114110, Office/R&D/Flex/Light Industrial �� r ' designated land is expected to be an area ■ Alp .44 -� �r�1► �I f r ther for development,liht industrialsp useslly to and I�a1,,��•`�` provideg employment. South of that area is land , designated for Community Mixed Use �, Spring Hil a �� 4 Village lip, (Spring Hill Village), which will help provide 49 a transition between the Office/R&D/Flex/ NW Light Industrial area and the residential ' l,',�� designations to the south. Residential, retail, , , , service, office, and light industrial �� employment uses are appropriate in this .i / area of Community Mixed Use. 0 Figure 29: Mosby Mountain & Whittington Development should include a pedestrian orientation, building and spaces of human scale, vi, 444,,s."' W relegated parking, and site planning that respects Aiii,‘ ��A� A , terrain. It is especially important that adjacent +�) � , residential parcels be used when developing this � fit♦ • r' . -'4,17• +;� , parcel. Attention must be paid to building massing, Iv ,,• •��. I, scale, lighting, location of loading bays, and other r, ��.� ♦� cthihhthtiit-' (A.4 � �.� , adjoining properties and properties in the area. ; Architectural features, screening, and landscaping :44116techniques should be used to help mitigate impacts. � 4100 � ifidi dl► 3. The southern portion of the Mosby Mountain subdivision and the approved Whittington 40 +�, r.�, (Figure 29) development are located in the I , ,l:.'S southwestern part of the Southern . �, ����� Neighborhood. These properties were *� recentlyadded to the Development Area to ,~ %�� reflect existing zoning and the status in the ;�'` Biscuit Run State Park Jurisdictional Area where water and sewer `r. `� •• are provided. While the land use designation Ala is for Neighborhood Density residential, development of the property should be kept at a density of 1 unit per 2 acres. Albemarle Comprehensive Plan ADOPTED June 10, 2015 Amended September 23,2015 S+W. 45 Back to top OF A ,oil�Ii r Attachment E-1 COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville,Virginia. 22902-4596 Phone (434)296-5832 Fax(434)972-4126 MEMORANDUM TO: Tim Padalino, Senior Planner; Rachel Falkenstein,Senior Planner FROM: Heather McMahon, Senior Planner RE: SP2017-9:Birdwood,Proposed Indoor Golf Facility DATE: July 7,2017 On June 26,2017,the Historic Preservation Committee(HPC)voted unanimously to forward the following comments and recommendations in regard to the application for an Amendment to Special Use Permit(SP2017-9)for the UVA Indoor Golf Facility at Birdwood to the Planning Commission for consideration: 1. The HPC is concerned that the proposed development will compromise the site's eligibility and current individual listing on the National Register of Historic Places and would like confirmation from the Virginia Department of Historic Resources(VDHR)that it does not. 2. The HPC would like the applicant to provide a detailed explanation of why the previously approved location for the facility was deemed undesirable. 3. The HPC believes the proposed parking area should be relegated outside of the historic core. Preferably,the proposed parking should be relocated adjacent to Golf Course Drive. Should the Planning Commission choose to accept the current location,then thcapplicant should implement a combination of sensitive site grading and screening through vegetation that will mitigate the parking's visual impact on the historic site. 4. The visual impacts of exterior lighting on the historic site shall be limited. 5. The applicant must exercise due diligence in undertaking thorough archaeological investigation of the entire area proposed for ground disturbance. In addition, staff raises the following concerns: 1. The proposal inappropriately prioritizes the pastoral aesthetic of a 1984 private road over a cultural landscape whose period of significance dates from 1819 through 1953. 2. There is a discrepancy between the number of parking spaces requested in the memo (written narrative submitted with the application),which is 24, and the number of parking spaces illustrated on the conceptual site plan,which is 20. 3. The proposal(written narrative submitted with the application)indicates that the existing asphalt parking area north of the carriage house holds 12 vehicles and that the size of the UVA golf team fluctuates between 8 and 14 members annually. If additional parking is necessary which cannot be accommodated by the existing asphalt parking area,then that additional parking should be relegated outside of the historic core. Attachment E-Z.. ALBEMARLE COUNTY HISTORIC PRESERVATION COMMITTEE June 26, 2017: County Office Building, McIntire Rd., Room 241, 4:30 PM _ _ _ MINUTES Committee Member Name Present Absent 1. Betsy Baten X f\ 2. Erika Castillo X /l 7 3. Ed Lay X / : C 4. Jared Loewenstein X! ,./\; 6. Crystal Ptacek tr../ 7. Liz Russell / .,X \ \ 8. Ross Stevens re- / X \ \ 9. Jeff Werner \\ X \ \ 10. Peter Wiley \ X\ /; ' \ \ Liaison Name \ Ann Mallek, BOS \ANN.: X \ Jennie More, PC \ \ " ~X. \ .`, \ 1 Visitor Name/Contactolnformation \ / Fred Missel, UVA Foundation \ \ N. JX '2 1. Call meeting to orde:J Werner called the meefing to order at 4:41 PM with a quorum. 2. Annou" ements \f` \ • \Neex meeting: July24, 2017. 4:30 PM,room 241 in the County Building 3. Approval,of'Minutes \-\\ • Minutes\from April were approved (Motion by Ed Lay, second by Peter Wiley, vote unanimous) 4. Discussion Items\// • Birdwood: UVA Indoor Golf Practice Facility-Amendment o Fred Missel was introduced as a visitor from The UVA Foundation. o Heather McMahon told HPC about the house and property at Birdwood. The house was built between 1819 and 1834 and was owned by William Garth. It was possibly constructed as the same builders as those working at UVA. The house's curtilage includes the main house and four dependencies that are contemporary with the house. The circular water tower to the east is early 20th century. A consultant from a Cultural Resource Management firm, AECom, who prepared Birdwood Landscape: Site Protection and Stewardship Strategies Plan in 2015, called this area the "historic core". The "outer precinct" is most significant for its vernacular design with outbuildings and farm lanes. McMahon said that there may be features that remain below ground. The core and outer precinct are topographically higher than what were the former agricultural area. Other later-dating outbuildings include a brick stable, a framed auto garage, a silo, and two brick ranch tenant houses. o H. McMahon said that the property is located on 250 West near entrance to the Boar's Head. o H. McMahon reported that Charles Edgar purchased the property in 1903 and installed aferme ornee, put in a granary, and doubled the size of the main house. Hollis Rinehart, who purchased the property in1909, added colonial revival detailing inside and also added the water tower. The property was nominated in 2003 for the National Register of Historic Places. /) o H. McMahon continued that in 2015,the UVA, oundation applied for a special use permit for the construction of an indoor golfing,fa ity The Foundation has submitted .. an amendment with a new driving range. T.he:tiew facikty would directly impact four significant early 20'h-century structures(The plan is to rel b Qie carriage house and reuse it as the entrance lobby to themfacility. A new prbl1g�osed parking lot would bisect the historic core and would alt r the relationship betwe� the historic core and the outer precinct and impact the historic cultural setting. H. Mc as ion asked that HPC discuss the level of impact on historic\reso es?and make a recommendation to the Planning Commissiorf(PC).The PC meet g is scheduled for July'2'5. The PC will make a recommendation to th�Board of Supervises. o J. Loewenstein asked if the new f cility would be v sibie from Route 250. H. McMahon replied that using sightline analysis, it wilt.be minimally visible from Ivy Road, and tr,,e�e creenmg will shi ld`it er. J:I oewenslem asked if the screening trees would berdrdtl'as: H. Mc l abe�lied tha he was unsure what trees are being propoc�sed, and the lanting plat\is.�just a concept. o L. Russell asked"if Bird ood was mdi .rdually listed [on the NRHP]. H. McMahon replied yes and its period of sig'nificanc r'nges between 1819 and 1953. <41,Wiley @stied if tee Gillett g rden wpuldibe unaffected. H. McMahon replied yes. J. �Loewenstemka'rd tha''not rnch ethts Ofwhat was originally installed in the garden. L. Russell askeliif'DHR"had'weighed in. H. McMahon replied no, because the property is privately owne`k.,Russell said that there are no federal funds to support fr cther�work there. \,� o F. Misel'said that the purposes of HPC and The UVA Foundation are aligned. The Foundation-took on took ownkrghip in 2012 from the University and assumed one property boundary around ghat the UVA Foundation previously owned and the newly acquired Birdwood. Smee tliey've acquired that parcel, the UVA Foundation has spent close to $600,000 doing structural improvements to the main building and outbuildings. Missel said that they've engaged the Facilities Management Department at UVA to help with repairs. The Foundation has acted with historical sensitivity. They've undertaken massive cleaning and mowing. They contracted AECom to produce a historic landscape plan. o F. Missel said that the Gillette Garden was never actually implemented. He said that last year, a professor at the A-school did GPR and looked at outbuildings and used Birdwood as a learning laboratory. , 2 o F. Missel said that UVA has needed a golf practice facility for nearly twenty years. Both the men's and women's.golf teams have gotten really good. In planning a clubhouse, architects need to be aware of prevailing winds and the sun. Missel said that The Virginia Athletics Foundation and UVA Athletics wanted to have a building of significance for the golf teams. o F. Missel said the Foundation has thought about what viewshed they should focus on from the historic mansion. Two magnolias define the view from the mansion. The Foundation is using Mark Permar, a landscape architect from NC. The.Foundation has wondered how the University can restore historic structures. Missel lsaid that they have glong plan is to restore the main house. term to run this as a business with a finding source that has=to be identified. Their o L. Russell asked if the Foundation has looked a_.any'other parking alternatives to N. relegate it more. F. Missel said that the further away the lot is placed from the building, the less safe it is for the student athlete. They've really focused on Golf Course Drive to Ednam. The connection f9emergency\vefiicles only has one access point on 250,,so the eventual plan il(o reate a connector arje between Golf Course Drive and Berwick. The focus on mahritaining the bucolic entry(arr,ival sequence has been foremost in the Foundation's mind.'The prop ged parking 11 out of main viewshed and is safe for students. \ �� o B. Baten said she was con�fused why parkmg�n proximity to a building for safety is an issue. F. Missel replied that hghtkg is an issue>b cause if students have to park far away, they will have to wal\fiirther, lus, if spaceskare handicap accessible, they must be located closer to the buildingg\E La}tasked,if th ree was any way to put parking on the other side fo the building. F`ktissel replied,that some-folkks can hit 300 to 350 yards, and a t ei list�aice of the proposed lot is-safee A:Mallek said that neighbors in Bell-Air are�too far sou{h'to get hit th"golf balls.U o F. Missel said'that the intent is to m eithe building look like a barn. The same architects,are working/on the°[UVA] squash complex. L. Russell asked if balls would actually_lie leaving`the building. Misseel�replied yes. o' (Loewe to n askedif they could rr ev uate the parking level, because relatively minimal gradiig�would as`t.a.great deal. R. Stevens asked about the idea of a ha-ha w`th.a hedgerow and'asked about the elevation on the house to the car in feet. F. Missel`i plied abou%tenfeet id up to sixteen or eighteen feet. o L. R>asellaasked abol t adverse effects to the contributing structures. She said that sometimes„additions[[not looking historic is a good thing. She also noted that the proposed parking jai:is rn close proximity to the historic core and the contributing farm building`.� e ens asked if the new parking lot surface would be standard asphalt. F. Missel`sd that the material is to be determined. He replied to L. Russell and said that the addition material would probably be wood sided like board &batten rather than stone, because they don't want it to match too much. J. Loewenstein pointed out that the fenestration design would be worth keeping in mind and asked about keeping the stylistic trait from the older buildings separate. E. Lay asked if the UVA Foundation had thought about a modem building. F. Missel replied that Baitsen and Ball from Richmond is"the other architect. He continued that they don't want to be traditional but rather transitional, so they looked to materials. They like the idea of the golf clubhouse looking like a farm building in the natural landscape in keeping with 3 the history of Birdwood.'The idea is to tie back the building to the vernacular.L. Russell asked if The UVA Foundation ever looked into replacing the existing driving range as a facility that could function as both. F. Missel replied yes. o C. Ptacek asked if any archaeology had been conducted on the property. She said that any grading for a new lot would be detrimental to any historic, unknown outbuildings. F. Missel replied yes, a Phase I survey was completed, and if additional construction takes place, they would do another pass. o R. Stevens said that lighting would be bad. F. Missel said that this will be the home for UVA golf, and you can't hit golf balls,in the dark. He said that there are no plans for big flood lights. o F. Missel said that they've held four neighborhood meetings and the proposed spot for the building makes the least impact to neighbors. He said"that UVA has said they won't hit in the dark. (,'/ • Review of demolition statistics by Demolitio Subcommittee; what constitutes significance o J. Loewenstein said that this item wilt be+held for a future date:. • Committee field trips: Ideas for future tr s�� o J.Loewenstein asked for idea submisssoni\He pointed out it would helpful for additional property owner .t' work with the iPC: • Continuation of historic resource hotos on Co ty_'s website \ `\ y o J. Loewenstein said that the County s�websrte ill be rebuilt. The HPC used to have a '- presence on the front page,but in tfie.f fture version C may not,but that on HPC's own page, we can-feature some h, g diffe ent•on a m�tt ly basis. He said that B. aten has • Manual for I-kor eowne sNAdtditional `ase'st�udies o J. Loewenst masked for additional ideas and suggestions for case studies for homeowners • Preservat oi Week o J Loewensem,,saiet abin the disc nq_t past HPC has contributed to Preservation Week, ( abut in recent p t�HPCi as�not. • B 'dw,od \ \\ o M M liszewski pointed out t iat'the Committee did not take a formal action on the Birdwood issue. Sh asked for recommendations on issues for the Planning \ ia>, i t- Comm ssion to cons der. She reiterated that comments were needed by July 7. ' tt o J. Loewen�sttei�i said ha the points in contention are the proposed parking and the design of th'ecbuildIirigritself. L. Russell asked if these changes would compromise the listing of this rsgnrce or if the changes put the property at risk. H. McMahon said that DHR hasn't been asked to comment because Birdwood is privately owned. J. Loewenstein said that HPC's concerns include parking, lighting, and the elevation of the building. o A. Mallek said that downlights are required. H. McMahon said that there are eleven proposed freestanding poles around the parking lot and access drive with none of the lumens exceeding 3000. She also pointed out that the landscape plan is conceptual. P. Wiley said that lighting can have a bigger impact than the buildings in terms of severing the land. 4 o J. More said that the Planning Commission doesn't get;a huge level of detail in plantings, for instance. The PC moves forward with things that they are told will happen. , o. E. Lay asked about the UVA professor who went out to research the landscape. H. McMahon replied she was not sure,but E. Lay suggested Will Rieley. P. Wiley pointed out that it is not HPC's job to pick a location but rather provide comments on the existing spot. J. Loewenstein said that no one has submitted any plans to do anything with the empty mansion which has been sitting empty for decades. P. Wiley said that the parking lot won't matter if the house falls down. L. Russell asked if HPC could ask for more information on why the original site was moved and that the original location seems to have less4impact on the historic core. She asked if the view on the entrance road or the/historic view from the house was more important. o M. Maliszewski listed HPC's points: o The HPC is concerned thathe prbposed develo ,ment will compromise the site's eligibility and current.individual listing on'tle'N,�ational Register of Historic Places and would'dikkeconfirmation from the Virginia Department of Historic Resources (VDIi-R .that it does>not. o The HPC would like the applicant t to,,prfovide a detailed explanation of why the previously(ppmved location for the�facility was deemed undesirable. o The HPC believes eproposed parking area should be relegated outside of the historic core. P fe ably)he proposed parking should be relocated adjace t to Golf Co rse Drry . hould the P�la�nning Commission choose to ace* current location,,theen'the pplicantsbould implement a comlimat10 of sensitive site'grading and creening through vegetation that w 11"mitigate the parking's visual impact on the historic site. o Th visual impacts of exteri relighting on the historic site shall be limited. o The pplicant mus �cerci se a'ediligence in undertaking thorough archaeological investig Lion ofthe entire area proposed for ground disturbance. o' J. Loewenste p t up`f oil__at ote forwarding the five points to the Planning voommission prior to the`Board of Supervisors. B. Baten moved to accept the motion, and P. *ley seconded. Vote unanimous. 5.. Work Group Updates • Demolition and\iDocumenttation o R. Stevens loo `ed:at the Demolition list. He suggested starting at the bottom of the list in looking for newp operties added to the list. He also said he took photos and documented the Crickenberger house.. 6. Questions • none Other: • L. Russell said that she joined the AHIP board and will be working with historic preservation and affordable housing. 5 • B.Baten passed around a picture of a house labeled"Peter Jefferson Farm, Albemarle County" from the 1930s and wondered if anybody knew anything about it. 7. Adjourn: The meeting adjourned at 6:18 PM. 6 Attachment F UVA Foundation Golf Facility: Staff Summary of Historic Preservation Issues Heather McMahon July 12, 2017 • Birdwood should be considered as a cultural landscape in which the parts comprise a greater whole. As such,more than just the Birdwood Pavilion is important; it is the whole assemblage of primary and secondary buildings, structures, and landscape features that embodies the historic landscape. • Birdwood is a cultural landscape of historic significance that has remained intact for nearly 200 years. This proposal will intrude upon that landscape's integrity and the integrity of a historic site may be at least diminished if not lost; in conjunction,the historic site's significance may be diminished by the intrusion.The parking lot will be built atop undeveloped ground;potential,undiscovered archaeological resources might be lost. And,at the same time that this proposed development will impact previously undisturbed ground at the heart of a historic complex,it also will sever the visual connection between the house and its curtilage with the nearby historic farm complex. • Birdwood is a layered landscape with different periods of.significance.However, each period of significance is equally important and should not be compared or contrasted hierarchically. • The historic faun complex,which this'proposal affects,is composed of vernacular,utilitarian buildings.However,it is very much an integral element within the designed landscape, and those buildings exhibit a deliberate aesthetic intention and spatial relationship(between each other and vis- a-vis Birdwood Pavilion).Birdwood was a plantation that was lightly transformed,in the Country Estate era of the early 20th century, into an Ornamental Farm.This designed landscape trope was derived from the 18t century English Landscape Garden tradition;ornamental farms attempted to aestheticize working agricultural landscapes,and as such barns, sheds,and stables were designed purposefully within sight of the manor house to create reciprocal vistas(visual connections)and a picturesque backdrop for the gentleman's estate. • The placement of the proposed parking lot lies within 115 feet of Birdwood Pavilion's southwestern dependency(built between 1819-1830),thus encroaching upon and potentially impacting the heart of this historic plantation.Furthermore,it will disrupt the visual connection between Birdwood Pavilion and the historic farm complex and vegetative screening may sever further that visual connection. • Over the course of the project,UVAF representatives have expressed multiple reasons for wishing to relocate the proposed facility to the present location.These reasons range from respecting the integrity of the historic precinct to conformity with the UVAF's master plan for Birdwood. County staff has not been given access to the master plan and can neither substantiate nor verify the legitimacy of the reasons for the request to move the facility from its previously approved location. • County staff have offered alternative locations for the proposed parking along Golf Course Drive, which UVAF representatives have stated have been exhaustively considered and rejected in their master planning process.One reason given for not positioning the parking so that it abuts Golf Course Drive(which would remove the need for an access drive or parking on the historic precinct)is that the UVAF wishes to keep,the bucolic,agrarian character of Golf Course Drive intact.This inappropriately prioritizes a 1984 private road over an 1819-1953 landscape that has remained largely intact for the last half-century. • UVAF representatives have stated that the existing asphalt parking pad north of the Carriage House can hold 12 vehicles,and that the UVA golf teams fluctuate between 8-14 members annually.Non- impervious,temporary or over-flow parking that would not expand the imperviousness of the existing parking pad could reduce impacts.If there is a desire to keep the infrastructure agrarian in character, other materials besides asphalt should be considered. • UVA Indoor Golf Practice Facility Attachment G Parking Locations Consideration for the Indoor Golf Practice Facility has been ongoing with the University of Virginia since 1999. During this time, several locations have been considered, including the southern end of the driving range and the southeast of the Birdwood Mansion. It was this southeast location that was approved by Special Use Permit (SUP) in 2015. The 2015 Special Use Permit approved a plan that provided 34 parking spaces, some as close as forty feet from the Slave Quarters. The view of the parking from the Birdwood Mansion site was considered during the SUP process and additional screening was added to the plan. Whereas there is existing vegetation between the proposed parking in that location and the Birdwood Mansion rear yard,there was no commitment required through the SUP process. The parking lot was found to be acceptable because of proposed vegetative screening and an overall integration into the Birdwood historic landscape—both of which are critical and of absolute importance to the Foundation. EXISTING PM 4 y BIRDWOOD MANSION S COMPLEX HEY: I)UVA GOLF-INDOOR PRACTICE FACILITY F 2)OUTDOOR HITTING MATS AND GRASS TEES 3)PARKING AND DROP-OFF 0 4)EXTERIOR COURTYARD ,1 51 ACCESS DRIVE 61 SLAVE QUARTERS TO REMAIN 7)EXISTING CONSTRUCTION TO REMAIN nc 8)CART PATH 9)DIORETENTION J�4J % ACCESS DRIVE 1 9r )01 e,nent I,water e � . PARKING 1111 Southeast Site, SUP Approved 2015 0 In 2016, as the UVA Foundation was undertaking an effort to master plan the entire Boar's Head/Birdwood property, it was decided that the Indoor Golf Practice Facility would be better suited in the proposed location southwest of the Birdwood Mansion. This location was appealing in that it required less access road bisecting the Birdwood precinct and it became a catalyst for the renovation of the existing Stone Carriage House and more focused preservation of the Brick Barn, the Granary and the Silo. 4vt;..—** .;*-V.:. . '- -AP:' '- :TP7 40. ..4'.i; , ,17* :4"-...4'..,--I 4 . ,... , -.; -, : •-• , *lir .,' Ifr . r 1w /Ibi ;•. .71 Stone Carriage House, Granary and Silo However, it was clearly understood by UVA,the UVA Foundation and the design teams working on the project that the parking would need to be delicately sited as it lay between the Mansion and the farm buildings. In 2014-15, Rachel Evans Lloyd of AECOM was recommended to the UVA Foundation as a landscape architect highly capable of documenting the historic aspects of the Birdwood Precinct. The Birdwood Landscape—Site Protection and Stewardship Strategies Plan has been included in this SUP resubmittal for reference and is one of the guiding documents the Foundation uses to ensure sensitive development of this historic resource. AECOM's plan identified three Management Zones:the Historic Core,the Outer Precinct and the Former Agricultural Landscape. The proposed parking falls within the Outer Precinct. The plan states that this area is"moderately sensitive to change" and that"plans should be undertaken in a manner that mitigates any visual impacts on the Historic Core and generally respects the agricultural heritage of the landscape." With consult from the Senior Historic Preservation Planner L"'' I in the Office of the Architects office at UVA as well as I ,r . / 0 ° AECOM, multiple parking strategies were considered. Any r' parking south of building would not be safe from golf balls r ' i BARN BUILDINGS i� being hit from the proposed building or the public end of ' [ '( the driving range to the far south end of the driving range. 1 yvgst 1 Parking: ‘) '.--) ,/-" Parking to the west of the Brick Barn was not feasible due to t.Ocatlon I � .� A` the greater than 10%slopes. Also,any parking to the west •Kt *'"' of the existing structures would conflict with Albemarle j '?. County's stated desire to relegate parking behind buildings , from public roads. Golf Course Drive will soon be connected $ , .� I- _ .. to Berwick Road, creating more public visibility on Golf -1 C „w Course Drive than is currently observed. ,- `` .. UVA GOLF FACILITY , Currently,there is an existing parking lot that can park up to twelve cars to the north of the Stone Carriage House. Utilizing this precedent and the lack of other feasible options, it was determined parking should be located north of the Stone Carriage House. If parking is to be located between the Birdwood Mansion and the farm buildings, site studies then focused on the manner in which parking should relate to the existing structures. Initially, a driveway access on axis with the Stone Carriage House entrance was considered but it was noted that the buildings were subservient structures to the Birdwood Mansion and an axial entrance would be inappropriate. Parking was also studied next to the Brick Barn to provide the most distance from the Mansion. However, it was determined that the preference for the farm buildings was to preserve the relationship between Stone Carriage House—Silo—Granary—Brick Barn. It was determined that protecting the space between the buildings and simplifying the landscape to be agrarian in nature would be most appropriate. Removing the existing parking lot north of the Carriage House would allow the farm buildings to be preserved in their setting. This would help to "respect the agricultural heritage of the landscape," as requested by AECOM's Birdwood Landscape study. �Y Fftt • 1:t4;(41.4ii$t) .4;" . - j. : 14. .'Y..a ° ..{ 'fie r A . - The large ash tree north of the Stone Carriage House helped to site the parking. It was determined that preserving the tree would be beneficial to making the parking feel a part of the existing landscape. It was also determined that by siting the parking east of the large tree,the access drive from Golf Course Drive should have the width minimized to represent the characteristics of a farm drive to the barn. The proximity of the parking the Birdwood Mansion was not preferable, but the visual impact could be mitigated by a few strategies. First, it was important to minimize the amount of parking. The 34 parking spots of the southeast site were reduced to 24 parking spaces with the rationale that the team could park at the Birdwood Clubhouse in overflow conditions if necessary. The first year students do not typically have cars and the team sizes flex every year between 8 and 14 players. Twenty-four parking spots seems appropriate and was approved the UVA Golf Coaches. Secondly,the gently sloping yard would need to be graded for the parking lot. A four-foot slope was created between the Mansion and the parking lot, minimizing the view of the parking. The privet hedge on site could also establish the landscape language for the site and be extended at the top of the four- foot slope to further increase the height of the visual buffer. Finally, the adjacent magnolia tree also establishes the landscape language that can be continued along the eastern boundary of the parking to provide more screening from the Mansion. The existing landscape, consisting of four large pecan trees, a magnolia tree, a walnut,a dogwood and spruce establish some screening from the Birdwood Mansion and will be preserved. ,1I ss pt/ 1 1 I y 2k � , l ^ � 4,, 1 u O r ts ?: 3� i / loll - / Ai // 0 Proposed landscape shown darker .'i Parking for this facility has been a challenge. Highlighted herein is the extensive process the UVA Foundation has followed to go above and beyond typical industry standards of care which lead to the proposed parking strategy. Other options were considered and the concern of parking adjacent to the Birdwood Mansion lawn is acknowledged. We believe the proposed plan mitigates visual impacts from the Mansion and respects the agricultural heritage,as outlined as a goal in the Birdwood Landscape study. View of parking lot from Birdwood Mansion - • • . , : . , -,1..\ , ,. z6,7 :.. : -;! ...,., -, . ,i, -.4.,,.:t . - -73i,- ,t. :p.t . •,,v_, - . ,...•-..• '••••.••-•1.‘SiiA-... .,....4. • ': ,','••'‘,.`-••,' *-„c .'ri •• '•• • ' ,: • ./.• •‘.,,,(.••4 ;$ - c:..4. :,l'i , -P•.T7;,,•.. ,',c,.',;.,.:,4.-,...*„...„., •' ..,;(.:.--4,•,.7,••.,/1. 1,•aA•'.' . ,,,,,t,,, -1.4.4; ,... r ..y., ii. „„,,, Vo..., .. ,..,i. .. . .,, ‘,1,46„ ...:1.4. ` :.};•• ,• .4,4_-.,,,„ - ,s . ,, To. a„,-*,Ate 4 ,-.' - „ Nlitc 44. ,, -"`. : ". - 4A, • ',',4.•'' A *: lis.':- •••• ' ..y. . -.'i . 1 • 1. t; „ ' ‘it ...„ ....') f, ..,:ii ''' •-,' :41' .- ',11r.• ,•1' • 1 ' il'Ikti.;VS. *-, % • ' Jit `• 4t..• : ,., ‘'A''' ' .' ' ' - . 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Allow..... • •••10/*••••••••••.----..-...,,,,,,,,,, .., ,..,..,, ••••••-• l,1151121"'"aill .— •---,, • - ,,,-,:. - .:, ....tai$r . ' ...,.-•.`"-- 1,11.. ..'"-- -411% NIIIPPow' _ ,-.• - ....._ , .4.46. .•••“ . ••041,-*',06,--,,-- . ' - . .. . .. • = . , • • . ' . '4 '•:•-• , ',-; . :14 t- • '••" . . , •,...? . -_ . .. . i -4 • ... — • - . . . Attachment H BIRDWOOD LANDSCAPE . . _ ., „,.. . . .:-.*-:,-- - --,-- - -- -- ' ' -• ---;., - - -- - '4P;....*;:-..' ..' `Is- ft . ' .' 0''''',',...'*:,;,Elj:kTe '17:A. '.:i'c'' ' - ' ---:171.17 .C7 ., :1..?!.r.! . .4 ?' :i 41. :11:ipti,4 .4.el. •1- •Z^$7.....`.:1::' .;:..1, .4., .. 4.,- ,..,s--I. ' PV- .,:,1$';':,.4.*17.`,:l / • ..4) .V.•. f42.* `,.'",*:; :',%'; -, 'eAlpty. ,,:. 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SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN UNIVERSITY OF VIRGINIA FOUNDATION /2015 EVOLUTION OF THE BIRDWOOD LANDSCAPE Holsinger in 1917-1918.Holsinger's photographs documented the formal the ornamental garden with enclosure hedges and gateways,the water entry drive and looped access at the pavilion's front portico;the gardens; tower,the hedges near the front portico,and possibly the three-tiered marble The Birdwood landscape represents several periods of development, swimming pool and pool pavilion;garden pergola;garden statuary,urns,and fountain and the four thematic statues. each with a significant contribution to the historic character and function fountain;and views into the surrounding landscape.By that time,many of the of the property.Today,the physical remnants of these different periods trees surrounding the buildings and gardens were mature,suggesting that Working Landscape.Era(1920-1967) are intertwined,creating an eclectic landscape in.the central portion of the previous:owners had planted them.These include the tree allee along the The property changed ownership at least three times.During this era a property.This historic core containsthe.highest concentration of designed entrance drive and the pecan trees south of thepavilion. bam,a garage,several lakes,and a Caretaker's Cottage were built Charles landscape features on the properly.During the historic period,the.designed Gillette created a new design for the ornamental gardens during this era, landscape precinct was surrounded by an equally important vernacular . The year 1921 ushered in a new owner and additional structures.Henry • although it is unclear if the design was ever built.(See more information •agricultural landscape.This rolling agricultural landscape—downhill from the Fonda constructed the brick barn and wood garage,suggesting that the about Charles Gillette at the end of this report.) designed landscape and house built on the high ground—was both a working Property was still used for active farming and that its owner likely owned a farm and a pastoral scene visible from the house and gardens.While the car.James be Witt purchased the core property in 1936,although by this EXTANT HISTORIC FEATURES outer landscape is no longer fanned;it retains some of the scenic quality of time the Birdwood land holdings had diminished to 560 acres.Cornelius - the historic conditions. . Middleton bought Birdwood in 1940 and undertook renovations to the main - . - pavilion and also constructed Middleton House,the Caretaker's Cottage, The Bndscap Landscape Report identifies the following historic buildings . . .The documented history of what would come to be known as Birdwood several lakes;and a show barn for his Hereford cattle. and landscape features: ., .: began in the early 18th century,when David Lewis acquired the,property in a • Birdwood Pavilion,c.1819-1830 ' 3,000 acre land grant from the Crown:Four other owners purchased several In 1967,the University of Virginia purchased the first of several portions of Slave Quarters,c.1819-1830 hundred acres of this grant over the next 150 years,including John Dabney the Birdwood property.The University built a golf course at Birdwood with a Ice House,c.1830 in 1759,John Kerr in 1793,Hoare Browse Trtst in 1800,and William Garth in separate entry drive and features related to the sport,thus maintaining the Northwest Storage Builtling c.1830 1810. - open quality of the former agricultural fields.Several of the buildings near the Southeast Storage Building,'c 1819-I830 mansion currently used for housing.In general,and aside from the golf • Southwest Storage Building,a 1819-1830.- Garth built the Birdwood pavilion and four surrounding dependencies course,the University,has maintained the property with few major alterations. Agricultural Landscape .. .. between 1819 and 1830;the entrance drive was also built at that time It has As a result,many historic features have survived. - Approach Drive with Circle near Pavilion been suggested that Thomas Jefferson's workmen may have assisted with Pavilion Addition the construction of the buildings due to the shared classical characteristics HISTORIC PERIODS - - • Trees In Front Lawn . of the Birdwood structures and the contemporaneous University of Virginia Allee of Trees along Approach Drive pavilions.The farm was likely a thriving plantation,as Garth shared an -_The Birdwood Landscape Report documents four historic ownership eras • Pecan Trees in Rear Lawn Interest in scientific agricultural practices with the local elite farming before the University purchased the property In 1967.The report states that • Ornamental Gardens community.Garth produced tobacco,corn,wheat,wool,and butter with the these eras include: • Water Tower,c.1909 - ' help of 52 enslaved workers by 1850.The plantation was the site of horse Stone Shed,c 1909 • races run by the Birdwood Jockey Club.During the Civil War,it was also the William Garth Era(1819-1878) • Hedges near Front Portico subject of a raid by General Custer in 1865. Extant landscape features from this era include the mansion,four • Marble Fountain • -dependencies,the spatial arrangement between these buildings,the • Wood Garage,c.1920 Samuel Buck purchased the Birdwood property in 1879.The Bucks only establishment of the early agricultural landscape worked with slave labor, • Barn,c.1925 owned the property for eleven'years,but they appeared to have been active and the approach drive with its'direct alignment and oval layout near the • Silo,c.1930 farmers.A description of the property at that time includes a mention of- mansion. . Stone Garage,a.1940 - quarters for enslaved workers,a gardeners cottage,orchards,berry patches, Middleton House,a 1940 � ' a roof cistern,wine cellar,apple room,a multitude of trees representing Samuel Buck-William Chamberlain En(1879-1908)- • • Caretaker Cottage,1945 different geographies of the U.S.,a poultry yard walnut trees,and a The memoirs of a former resident document an agricultural landscape,but • Lake stocked fish pond.Buck's ownership of the property was followed by William do not confirm the creation of orchards,berries,ponds with fish,walnut trees, • Chamberlain's in 1891,although no information has come to light about his and agricultural pursuits with poultry and a stable.The memoirs do state that Other important historic landscape characteristics of the property include the ..'activities.Charles Edgar purchased Birdwood in 1903,and constructed a the Bucks purchased trees from every state and planted them in the front distinctive landscape'rooms'created by the assemblage of buildings,trees, new underground piping system to provide water to the house and also the lawn.The allee of trees along the approach drive and the pecan trees in.the topography,and hedges;fields on the rolling terrain;and the residential • large building addition on the southern side of the pavilion. rear lawn may date to this period.During this era,land,the stable,and the development on the property's high ground. -garage were added to the property. : . Hollis Rinehart,Birdwood owner from 1909 to 1921,undertook many Important plantings includes a collection of trees,hedges,and garden alterations tothe property:during his tenure to create the country estate Hollis•Rinehart Era(1909-1920) - vegetation.The tree allees,specimen trees,fruit and nut trees,and ''character that still remains.Rinehart was a wealthy businessman and a The use of the property changed from a working agricultural landscape to a hedgerows helped shape both the residential precinct within the former member of the University's Board of Visitors.His alterations of the property gentleman's farm with ornamental gardens and related site improvements for agricultural landscape.Hedges,shrubbery,and perennial garden plantings included the construction of the stone shed and the water tower:He also display,recreation,and social activity.Extant features from this era include 'formed the backbone of the designed gardens.Lawn carpets the core of the. Installed the omamental gardens that were later photographed by Rufus , , BIRDWOOD LANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 2 • • historic landscape:Other important components of the landscape include the INTEGRITY " 111 , ":` s Q4 g+., +" :y circulation features such as the entry drive,remnant garden paths,gates, >,U5..F 'v`Y l ..'b�." t{.� '' k • �`+ and gateways.Views to and from the pavilion were critical elements of the The designed landscape appears to retain integrity from all + t p r't 4' 'ka�rt r+9 P pP 9 tY periods,in that it YA a � "e landscape design. retains many of the historic structures,features,and characteristics created s g.. 2 " _ a b s Y 7x h v s „ e. „ILkx`- , there over time. r ,t,n .r,ey 2•.re i, '•i "ts ^ x- � 414 HISTORIC SIGNIFICANCE Missing features include the swimming pool,the pool pavilion,garden v d� ti + re Li ' e% a v ,Ji: t• 4.-7 The Birdwood property is considered significant because it"embodies plantings,garden walkways,pergola,orchards,other farm gardens,bams, . vl ° a� I},-- 4Oj`h t k '- a''- the characteristics of a type,period,or method of construction'according fences,name signs on the entrance gates,the gates at the stone pillars,. "'r - ,r45,'"a , s Tt' .n t I to its National Register nomination(2003).The property contains many garden benches and other site furnishings,and garden statuary. r in '_ v °�3'"sty0 s. ti" .'z. ma- �*f contributing buildings within a distinctive landscape.The historic buildings +t Ci c',. NcII 't.44 'i ec `{,;}:in include the main Birdwood pavilion,slave quarters,an ice house,barns, 4 ad A` -zr1 it.' t Y 4E 2+ '"a'j a silo,other dependencies,a water tower,and dwelfings representing SOURCES ' I '$, i *"' ''.£ lit k c ¢'1'3 a ,'s Early Republic,Classical Revival,vernacular,and pre-World War II styles. + r-.7„'lP , - -.e '>' .r . r : ,< Although the National Register nomination does not include Middleton House • Birdwood,National Register of Historic Places nomination,2003 !' �+'f a �+,ez.> '" Es > ,^'r i ° r r� R 'S'' or t the CartkereoitaCottage as contributing ti buildings, and helped these resuncrsthewere • ,Architects for Cultural UCnveer.preparedo bya Mitchell/Matthews `• �' �` '., or •rv. II aeza.: G `to . periodsignificanceP PP ty e � „, ..v ,t function of the fans. • Birdwood Ice House,Historic American Building Survey,1982 �,'�,=1.4.'�. N • �4 ' ��"A>�".>� / • ; I , • "Birdwood Landscape Report,"prepared by the University of . .''a,�"t * • "';i ti/.{,-' As the Birdwood Landscape Report suggests: Virginia,n.d. rT , .�; r x' ' • < on h r A zer ' L`* • Birdwood Mothball Report,prepared by Frazier Associates for the t p T " ', I y Ct. ,r.n 4,,. n. 'Birdwood exemplifies the emergence and evolution of an antebellumUniversity of Virginia,2014 s;* �'^"a„ rr, plantation,displaying changes in the needs and tastes of successive Boar's• Head Intangible Qualities,prepared by 3 North for the Y sx . '%ti+ � .� k. s4,3.V^ ' ' owners.This eclectic landscape incorporates design features ranging "n4 �°s- 'Ya"* "`kt,2`�,,..'`r,. in date from the early19th centuryto thepresent.Notable amongUniversity of Virginia Foundation,2011 *.�+. y, 7riy,�I , ' r+ -`htw �; University of Vi wa Historic Preservation Framework Plan, n .,�. ,,.-yr1z max. narI rw4,1 �' `"t" }.tee'r.'r` • the earlier elements are the first-period dwelling,the slave quarter, tI' " w a v ' and four of its dependencies,all of which were present by ca. prepared by the University of Virginia,2007 • " ate• ��£�; ' l uk kt a: 1830.Agriculture and slavery built what was at this time a working • Watertower at Birdwood Pavilion,Historic American Building Zits `:"''�"�� ,:"; `�, tf.. landscape.The outbuildings created a formal precinct around the Survey,1993 .t i,'K r wr+`s• Lq'"` ,s,_ dwelling while removing domestic functions from this main structure. `a 1 er"*k t)`.t'p x - The remote situation of the quarter reflected the social relation of '?u+ ', A 1 * 4 m,., t �,'}� z master and slave >�" �'4n2 v , '�M 4 � By-the late 19th and early 20th centuries purely agricultural pursuits • I ' x:.y ' , �•, , t .g 'r�" ' x�.� were giving way to the social concept of a gentleman's fawn or fit.obi' ,.,} ! r� "-' • d, country estate.The present extension of the house,the water tower, / ,,% L „/jµ + equestrian-related outbuildings,garages;and garden all date from - ;?8. -y r this later period.The 20th-century transformation of Birdwood'sfunction and physical � x At, „ A s*+,y�+ r ;I the reclamation of Virginia's o d haracter esta es parts the Colonialef a broader vival era,9 is-`x 'i•yn ;zui�, t + +7 5s -, .,*e m- t s S11 S a• r fr,s ems' r ' .. y+.R z ' beginning about 1900 and reaching its climax during the period w ,� s P. ,p ,r. ,,i, 73r . 1 between World Wars I and II.' IsrA'?. I * ' `S p ate f, x , Stewardship of this historic landscape may involve a variety of site protection ''� r s, rb. _, � 3 '5• ' strategies that are grounded in an understanding of the historic conditions p i x''ti ii•°' Vet", -",: , , and context of the property. c t " s I`i" ` �' "a b ., ,� j°i i `u 'G.lkp,.'� r 'I'` L' •1 vc of 't ,e ! t,9. ' •?3 i t'i-. -t ,�." � 3F S:rem' s `�.-.Si-- ".F� 94 l e.+�a 1937 aerial photograph of Birdwood showing the buildings,ornamental garden areas,orchards,fields,roads,and trees • - - - BIRDWOOD LANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 3 BIRDWOOD SITE PLAN: EXTANT HISTORIC LANDSCAPE FEATURES EXTANT HISTORIC STRUCTURES AND LANDSCAPE FEATURES Y ■ Features from the William Garth Era(1819-1878) t 1 t < ,� �`' + Birdwood Pavilion,c.1819-1830 I fi " 'F EN;wrwoe fir. *r Slave Quarters,c.18131830 7, '�'p- -----A. • '��^^^^��....���_ ... Northwest Storage Building,c.1830 r .Y •J st _ \ Southeast Storage Building,c 1819-1830 °may, Southwest Storage Buildin g,c.1619-1830 Agricultural Landscape �'`, Approach Drive with Circle near Pavilion Features from the Samuel Buck-William Chamberlain Era(1879-1908) f.`e, s ■ Agricultural Fields INIIIIIIIIIIIIIIIIIIIIIIIIIIII - 1�/ sN11111 Pavilion Addition -EGEN. .J f %,. , Trees in Front Lawn t Ec£rn^�, r Mee of Trees along Approach Drive(?) li a f J Pecan Trees in Rear Lawn(?) �� � 71 "=' c„ Features from the Hollis Rinehart Era (1909-1920) 1 Ornamental Gardens ! 1 I ' F=--_i✓ Water Tower,c 1909 ~. fr t1 'ti. Stone Shed,C.1909 . Hedges near Front Portico 'J/ " . '' t V -S , i 4►.- Marble Fountain(?) • rt 1. • , l -; F, , "*x+"', Features from the Working Landscape era(1920.1967) (.. f`` r \ Wood Garage,C.1920 / 1 y '_ '' ' ,' ECENr Barn,c 1925 FA nk N r L-. ` �� 4 Chafes Gillette Garden,a 1928(?) J r`t t \ �, Silo c.1930 R,�N } Stone Garage.c-1940 i ° q J ;' � ,_ % _ Middleton House,c.1940 �, C'`+; \ /% j �� Caretaker Cottage,1945 r 3.t'ti /, `� / ; Lake 4 'S'IX2nGE 5• _ • / II '.' 6e} . n HISTORIC LANDSCAPE CHARACTERISTICS st6RAG4 K .IT e,,,, i r! r- - Spatial Organization and Topography �,,,,\ j .� t -- _ Landscape"Rooms-:Lawns,Gardens r "-" \' '; c. I _ .. Agricultural Fields on Rolling Terrain y. '` ;,.; /oRn� J r'+ �-� Development on High Ground G—AiAN,�` Yi .j + C� Vegetation (( Hedgerows « �� . ( f-, li Specimen Trees sao aloe¢ '"`°+c _ r 2f Hedges / sL vE f- /`.4'-' a, l" / Shrubbery WARTERS ,l / ( j N,.-OLEI JN l _ . Allees `�. / .. / -- r ousE _-- Fruit and Nut Trees �` �.; . lila. �, Circulation r'rs�i \ - • , , (0 Entry Drive r''-`"`" Remnant Garden Paths mnimasi�— •— �r Gates and Gateways vEG£ranoN -GAMER �I rs°E Views Along Entry Drive to and From Pavilion To and From Golf Course _ ^ Into Fields _ ^ To Lewis Mountain BIRDWOOD LANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 4 i BIRDWOOD LANDSCAPE MANAGEMENT ZONES MANAGEMENT ZONES ., I'L�� y / . , "� The Historic Core retains a high level of historic integrity to the full historic ..... . „ . /, , , R y .„. ` period(c. 1819-1953),with a high density of contributing structures, . , ...: ... �% L r character-defining features and high design significance.This zone contains r .' •, 1 _ _ essential garden and landscape features and the main residential building f/ .• �j� p r r - and outbuildings that exemplify the historic context for which the property is�.; Jj f r �� significant Creating the major entrance axis and located on high ground it + :--f is the most visually prominent portion of the landscape.Although it contains , .„.„; .„. / /, `" ;+h r+ r ��____ w an assemblage of features that date to several of the historic periods,it also U. I + +r - contains the oldest collection of buildings and landscape features on the /r �/ r rr I + property. It is likely that historic features,or evidence of historic features, /j I I ;f remain hidden below the surface of the ground.Changes to the landscape f Li' I r+ within this zone must be undertaken with great sensitivity and appropriate jy t /, , r r --� study. • _ r I I ;' >Z, -=�.�� I rr "\ r---./ The Outer Precinct retains a moderate density of character-defining f ( �'� f rr II \, I I features and is most significant for its vernacular design.It exemplifies the j/ s I I + I �` L L workingportion of the"gentleman's farm"with outbuildings,fences and farm i i i / I \ I. Cl9 9 , ;',' r+ 1 �` ` \___- • lanes Clustered buildings outside—but within sight—of the Birdwood pavilion y i ✓ �,',' help shape the agricultural landscape that complements the designed f 1 ', i. 7 I i i t J � �`. landscaped within the Historic Core.The historic features remaining in this /! ( i /(, I I zone were constructed at the late end of the period of significance.It is likely ; s /z I I 'i that historic features,or evidence of historic features,remain hidden below t I '. r't the surface of the ground.The Outer Precinct contains the topographic edge (. l i i Ir 1 \` t •7`• I I • of the high ground that forms the Historic Core;while not as prominent as the 1 r / +�: �� I r Historic Core,the Outer Precinct is still easily visible from surrounding areas. r ^ _ (� 111 j The landscape within this zone is moderately sensitive to change.Plans for r i •/ , /,r-, Q-,_ `. . ) I t i r ( this zone should be undertaken in a manner that mitigates any visual impacts / .� ' , f ' i ; I on the Historic Core and generally respects the agricultural heritage of the r r / rE n` CI' �r+ . landscape. r ', `/ rr ` i�• '': ` I Together,the Historic Core and Outer Precinct encompass the land identified ! ; i�O • ;; .; . • as the National Register property. /+ I . ---+ The Former Agricultural Landscape retains a lower level of integrity,with / „/ I`S l'rf; r/ ; j I a lower density of character-defining features and lower design significance. r .r' c� 9 ' ""r+ + r Trees have overgrown portions of the agricultural fields duringthe last half rr . ,;, r6 + I __ a of the twentieth century,which has affected the spatial and scenic quality of r `�: `• ``•�� `' " !Jr// • + r , 1 / some of the former agricultural landscape.By contrast,the golf course,with �N, ��; •' �. :1'� J / ' •+ its rolling topography and open character,has helped preserve a sense of% ♦ �` tea. s'` r - / r / ` { "/ I r the scenic character of the former farm.The landscape within this zone has a j � � lower sensitivity to change.Any proposals for this zone should be undertaken ?., �.� areas with consideration for visibilityfrom the Historic .____ and for the historically open characterof the agricultural odladsocapei.. ' ' • . / _ - - -/� BLRDWOOD LANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 5 HISTORIC LANDSCAPE PROTECTION AND • undertaken in such a manner that,if removed in the future,the essential may be undertaken to preserve contributing resources.The basic process STEWARDSHIP STRATEGIES form and integrity of the historic property and its environment would be includes the following possible actions,in order of priority: unimpaired. •The Secretary of the Interior's Standards for the Treatment of Historic ' Identify:Investigations,studies and reports are critical for identifying Properties with Guidelines for Cultural Landscapes(Standards)provides the According to the Standards,'when alterations to a cultural landscape. the features in a historic landscape that contribute to its significance primary guidance for-the protection and stewardship of National Register- are needed to ensure its continued use,it is most important that such and to its historic character.Research and field documentation also help listed-landscapes.Two treatment approaches outlined in the Standards alterations do not radically change,obscure,or destroy character-defining determine the condition of the property and its individual features. are partidularly appropriate for the Birdwood landscape:preservation spatial relationships and land patterns,or features and materials...if,after a - • Retain and preserve:Retaining and preserving character-defining rehabilitation:Preservation focuses on achieving stabilization,repair,and thorough evaluation of alternative solutions,a new addition is still judged to features are a priority for historic landscape stewardship and are critical maintenance of historic features and systems.Rehabilitation provides a be the only viable alternative,it should be planned,designed,and installed for maintaining the integrity of the property. - - : framework for enhanced repairs,alterations,or additions that make new uses to be clearly differentiated from the character-defining features so that these • Protect antl maintain:These actions describe the measures that compatible with the historic landscape,while preserving the historic character --features are not radically changed,obscured,damaged,or destroyed.' - should be undertaken to protect and maintain the identified character- for which the property is significant. . . defining features.Short-and long-term maintenance of historic features The goal of stewardship at the Birdwood property is to manage change can mitigate the need for costly repairs and replacements,and should In general,the standards for rehabilitation provide a strong foundation for Within the landscape in a way that preserves historic character and- be accomplished in a manner that is sensitive to historic materials and all repair,maintenance,andnew design within the Birdwood landscape. : character-defining features while permitting new uses,alterations,and workmanship. According to the Standards - additions that may be required in the future.Stewardship of the landscape ' Repair,When character-defining features are in poor condition,repair is is proposed througha rehabilitation framework that incorporates principles recommended.Repair of historic features should be accomplished with . • of sustainability and accessibility,in cases where small modifications to the sensitive to the character,materials,and workmanshipbf the original • • A property will be used as it was historically or will be given a new use ty P that requires minimal change to its distinctive materials,features,spaces, landscape conditions or proposed maintenance activities can support these and undertaken by tradespeople experienced with historic features and and spatial relationships. -- principles while also supporting the integrity of the historic landscape. fabric. • The historic character of a property will be retained and preserved.• The • Replace:If a feature's condition is too poor to repair,then replacement, removal of distinctive materials or alteration of features,spaces,and Stewardship focuses on the retention,-maintenance,and repair of historic usually in-kind,is recommended. spatial relationships that characterize a property will be avoided. features and the preservation of overall landscape patterns and relationships • Compatible alterations and additions:Alterations may,be required • Each property will be recognized asaphysical record of its time,place, that characterize the design.These patterns and relationships include the for a historic feature or property in order to ensure its continued use; and use. primary spatial organization of the building clusters;the organization of alterations to a historic feature often include modifications to support - •- Changes hat create a false sense of historical development.such as major circulation features and vegetation;the topography;and the views. accessibility or enhanced sustainability.Additions in the landscape .adding conjectural features or elements from other historic properties,will Rehabilitation will also protect the general aesthetic character of the property may be required to provide new functions or uses of the property.New not be undertaken. ... as it was designed during the period of significance. additions must be undertaken to ensure their compatibility with the' ' • Changes to a property that have acquired historic significance in their . . character of the historic landscape. - own right will be retained and preserved. • .. OTHER TECHNICAL RESOURCES • .. • Distinctive materials,teatimes,finishes;and construction techniques or • STEWARDSHIP GUIDELINES AND examples of craftsmanship that characterize a property will be preserved. See the National Park Service Technical Preservation Services website for • RECOMMENDATIONS • Deteriorated historic features will be repaired rather than replaced. ' more information.(http://www.nps.gowlpsfindexhtmjincluding information - ' . . . Where the severity of deterioration requires replacement of a distinctive on cultural landscapes(http:/hvuwr.nps.gov/lps/how-to-preserve/cultural- - See the following feature,the new feature will match the old in design,color,texture;and, landscapes.htm.Also refer W the National Center for Preservation page for itemized guidelines type,and recommendations, 9 ) organizedoes. dy lineards rep activities,c feature ando cultural amlandscape; where possible,materials.-Replacemenl of missing features will be.. Technology and Training(NCPTi at httplfncpttnps.govq for technical. zones.Guidelines and recommendations create a possible framework for substantiated by documentary and physical evidence, resources and the Heritage Documentation Programs website(http://www. managing the evolution of the historic landscape,which may result from a • Chemical or physical treatments,if appropriate,will be undertaken using crnps.gov/hdp/standardsfindex.htm)for information on the documentation of •range of processes such as aging vegetation,the deterioration of historic the gentlest means possible.Treatments that cause damage to historic historic buildings and landscapes,such as the Historic American Landscape 'materials,simple weathering,or more substantial changesuch as the materials will not be used. Survey. addition of buildings and other facilities to support new uses. • Archaeological resources will be protected and preserved in place. - ,. If such resources must be disturbed,mitigation measures will be APPROPRIATE STEWARDSHIP ACTIVITIES Guidelines describe how to accomplish necessary changes in the landscape undertaken. without compromising its historic character.The guidelines are intended • New additions,exterior alterations,or related new construction will Landscape stewardship recommendations are intended toto complement the suggestedprovide a general not destroyhistoric materials,features,ands spatial relationships that P P (1)preserve the Pery recommendationsond to P P character-defining features of the property that convey its significance as a method for landscape preservation without prescribing a specific agenda characterize the properly.Thekill bedifferentiated y. new work w from the designed and vernacular landscape;(2)provide viable approaches for future of activities.The following guidelines and recommendations are offered for old and will be compatible with the historic materials,'features,size,scale. management and maintenance of the property,and(3)enable necessary . consideration: " and proportion,and massing to protect the integrity of the property and its -design updates without compromising the integrity of the historic design. environment. - These recommendations are intended to be part of the long-term planning for - • New additions and adjacent or related new construction will be the historic landscape.Stewardship recommendations identify actions that - -. - 6IRDWOOD LANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 6 - GUIDELINES AND RECOMMENDATIONS FEATURE TYPE ZONE Identify Undertake a historic structures report for the property,including condition assessments for buildings and structures;or a HistoricAmerican Building Survey Buildings and Structures All (HABS),especially for any buildings planned for removal Undertake a cultural landscape report for the historic property,including condition assessments for landscape features;or a Historic American Landscape Landscape All Survey(HALS),especially for any landscape areas planned for removal Undertake detailed research to confirm if the Charles Gillette garden design was implemented/support archival research with archaeology as necessary Landscape Historic Core Maintain a"record of treatment"for all landscape management activities Landscape All Undertake Phase 1 archaeological investigations to identify undocumented features or activities on the property Archaeology Historic Core and Outer Precinct Undertake detailed Phase 2 archaeological investigations for high value locations Archaeology Historic Core and Outer Precinct Undertake archaeological investigations before commencing any major ground-disturbing activities Archaeology Historic Core and Outer Precinct Update the tree inventory with tree condition assessments Vegetation Historic Core and Outer Precinct Develop a removal plan for hazardous trees and trees in poor condition,using the services of a certified arborist experienced with historic trees and gardens Vegetation Historic Core and Outer Precinct /before removal,document all historic features with photographs and on plans Undertake a viewshed protection plan for the property to document critical historic views and establish methods for protecting them Views Former Agricultural Landscape and beyond Retain and Preserve Undertake all preservation work in compliance with the Standards whenever possible Landscape All Preserve the character of the historic designed landscape by protecting individual elements as well as the overall landscape Landscape All Base all preservation on historic documentation whenever possible Landscape All Preserve historic buildings and structures Buildings and Structures Historic Core and Outer Precinct Minimize destructive activities such as excavation Archaeology Historic Core and Outer Precinct Preserve the spatial relationships of the historic buildings and structures in the landscape Spatial Organization Historic Core and Outer Precinct Preserve general historic vegetation patterns of the property Vegetation All Preserve character-defining trees,shrubs,and hedges,with certain exceptions listed below Vegetation Historic Core and Outer Precinct Preserve character-defining lawn areas Vegetation Historic Core and Outer Precinct Preserve the general topographic configuration of the landscape Topography All Preserve historic circulation features and systems Circulation Historic Core and Outer Precinct Retain the historic alignment and width of the historic roads Circulation Historic Core and Outer Precinct Preserve character-defining small-scale features in the landscape Small-scale Features Historic Core and Outer Precinct , • . Complete Complete mothballing the unused historic buildings according to the 2014 Birdwood Mothball Report Buildings and Structures Historic Core and Outer Precinct Minimize trenching or digging and minimize ground disturbance near historic resources Landscape Historic Core and Outer Precinct If soil disturbance is required to improve drainage or for other subsurface interventions,minimize the negative effects on adjacent historic features such as Landscape Historic Core trees by using hand digging or other methods that reduce impacts to these features Engage a qualified professional to develop a historic landscape maintenance plan for the detailed stewardship of historic landscape features once the Landscape Historic Core and Outer Precinct rehabilitation of the landscape has commenced Monitor tree health I follow tree maintenance recommendations developed by certified arborists to protect the long-term health of mature trees Vegetation Historic Core and Outer Precinct BIRDWOOD LANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 7 GUIDELINES AND RECOMMENDATIONS FEATURE TYPE ZONE Consider new maintenance practices for mature trees in fair or poor condition;revise pruning regimens or other horticultural practices based on best Vegetation Historic Core and Outer Precinct arboriculture management to upgrade the condition of these trees Remove any invasive vegetation using ecologically sound removal practices that minimize ground disturbance and will not damage other resources Vegetation All Renovate and maintain lawn areas as needed,using sound horticultural practices to create a healthy lawn/consider options such as core aeration,thatching, Vegetation Historic Core or weed control Consider removing or pruning trees and other vegetation that abut and potentially damage the historic buildings through falling limbs,biological growth or Vegetation Historic Core and Outer Precinct excessive shade and moisture Continue to dip hedges to maintain their form/replace missing hedge shrubs in-kind to fill gaps not associated with circulation or views Vegetation Historic Core and Outer Precinct Consider salvaging the small-scale garden features such as the marble fountain,mounting block,and statuary(if documented to be historic),and store these Small-scale Features Historic Core features in a protected location until they can be repaired and restored to their original location in the landscape Repair stone structures throughout the landscape,such as the stone entrance walls and pillars/repoint the mortar as necessary,matching the historic/ Buildings and Structures Historic Core and Outer Precinct rebuild these features if necessary to ensure they are structurally sound Clear the building's foundation of debris and other materials or water that may accumulate through soil displacement or water collection Buildings and Structures Historic Core Remove debris and trash if it accumulates in landscape areas Landscape All Match existing historic materials during replacement,duplication,or repair to the extent possible Landscape Historic Core and Outer Precinct Remove climbing vines and other invasive vegetation from buildings,structures,and trees Vegetation Historic Core and Outer Precinct Repair locations exhibiting soil erosion by controlling storm water Topography All Consider adding drainage improvements or soil stabilization in areas where erosion is a problem using materials and methods that do not damage the historic Topography All character of the landscape Repair roads and walkways that are in poor condition/when the number of repairs and patches on a particular walkway negatively affects the character of the Circulation Historic Core and Outer Precinct feature,replace the material altogether with new material that matches the existing material in its historic location Repair asphalt paving determined to be in poor condition/undertake repairs or replacement in larger sections to avoid unsightly spot patching Circulation Historic Core and Outer Precinct Repair the marble fountain and re-place it in its historical location/reconstruct missing components of the fountain if necessary Small-scale Features Historic Core Repair culverts and drainages to maintain proper drainage and reduce erosion Small-scale Features All Repair handrails and guard rails at the buildings or replace if necessary with historically appropriate railings meeting current safety codes Small-scale Features Historic Core and Outer Precinct Repair fences,using materials similar to the historic materials/clear invasive or weedy vegetation from fence lines Small-scale Features Historic Core and Outer Precinct Repair iron gates and re-place in their historic location Small-scale Features Historic Core Consider replacing the wood garage in-kind if it is deemed unrepairable Buildings and Structures Outer Precinct Remove hazardous trees,using a method that minimizes potential impacts on known cultural landscape resources,under the guidance of a historical Vegetation All landscape architect and/or an archaeologist/replace removed trees in-kind,with certain exceptions identified below When replacing character-defining vegetation,attempt to match the species or cultivars currently on the site,or consider using native species or drought Vegetation Historic Core and Outer Precinct resistant species with similar characteristics to the missing historic plants Replace over-mature,misshapen boxwoods in-kind Vegetation Historic Core and Outer Precinct _ Replace black plastic downspout pipes currently draining into lawn areas with functional drainage systems that are compatible with the historic character of Small-scale Features Historic Core the property Consider reconstructing the missing iron gates at the stone pillars Small-scale Features Historic Core Consider replacing the name signs on the stone entrance walls Small-scale Features Historic Core Consider replacing the top stone on the mounting block located north of the pavilion Small-scale Features Historic Core BIRDWOOD LANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 8 GUIDELINES AND RECOMMENDATIONS FEATURE TYPE ZONE Consider removing the accumulated layers of asphalt paving during replacement to re-establish the historic grades of the roads and to promote positive Circulation Historic Core and Outer Precinct drainage off the roads and away from historic buildings Minimize new additions or modifications to historic buildings and structures Buildings and Structures Historic Core and Outer Precinct Plan for any required additions or modifications to the historic building and structures in consultation with preservation specialists and in a manner that is Buildings and Structures Historic Core and Outer Precinct compatible with the historic character and scale of the features If additional buildings or structures are required,consider placing them outside the Historic Core Buildings and Structures Outer Precinct and Former Agricultural Area Undertake accessibility improvements to building exteriors if required,using a palette of materials and design that is compatible with the historic character of Buildings and Structures Historic Core and Outer Precinct the building and site Consider removing the asphalt play court Buildings and Structures Outer Precinct If a new building or other facilities are required,mitigate their appearance by placing them in low areas out of sight from the Birdwood pavilion and its Views Outer Precinct and Former environs,screening them with appropriate vegetation that is compatible with the character of historic vegetation,and/or screening them with topographic Agricultural Area modifications that are compatible with the historic condition Plan any future use of the historic buildings and landscape to be compatible with the historic context and character of the property Landscape Historic Core and Outer Precinct Wien adding new features,carefully consider the potential impact of the development on the patterns of spatial organization and the cultural landscape, Landscape All natural features and systems,health of the environment,and historic character of the site as a whole/new or altered facilities should be as unobtrusive as possible while allowing for utility,accessibility,and safety Consider restoring ornamental gardens/restore the Gillette plan if it can be established that the plan was implemented historically/or,implement the Gillette Landscape Historic Core design as a new garden Install new plants in areas of known or sensitive cultural resources using minimally damaging planting techniques/recommended techniques include Vegetation Historic Core and Outer Precinct minimizing ground disturbance by installing small plants and saplings when possible and installing plants by hand Consider removing the two southern magnolias located on the north side of the Birdwood pavilion and water tower in order to re-establish the historic view to Vegetation Historic Core and from these buildings Develop a historically appropriate planting palette for garden and landscape areas based on known historic conditions Vegetation _ Historic Core and Outer Precinct Avoid adding new trees within the Historic Core unless undertaking a tree replacement plan Vegetation Historic Core If necessary in the future,design new pathways or other pedestrian circulation systems that are compatible in character with the historic circulation systems/ Circulation Historic Core and Outer Precinct construct new paths to meet Americans with Disabilities Act Accessibility Guidelines standards for accessibility Minimize the addition of new roads and other paved areas near the pavilion Circulation Historic Core Minimize the introduction of visually obtrusive new interventions within paved vehicular areas,such as brightly painted curbs,bollards,or ramps/attempt to Circulation Historic Core and Outer Precinct resolve safety requirements with features that have a minimal visual impact on the historic landscape Consider using historic materials,such as buried brick pavers,for new landscape design elements Circulation Historic Core and Outer Precinct If grade changes are required,attempt to resolve grading through fill rather than cut to protect original topography and any potential subsurface features Topography Historic Core and Outer Precinct Screen undesirable views from the property or views of new features through the use of vegetation or topography I ensure that new screening vegetation or Views Outer Precinct and Former topography is compatible with the historic character of the property Agricultural Area Consider removing new small-scale features such as the Edgewater lights and replacing them with compatible features if required Small-scale Features Historic Core Minimize the addition of new small-scale features to the landscape,and ensure that new features are compatible with the site's historic character Small-scale Features Historic Core and Outer Precinct If new utilities,storm water management features,or other site systems are required for the property in the future,consider placing them below ground in Small-scale Features Historic Core and Outer Precinct previously-disturbed areas(for example,under asphalt pavement)to minimize their appearance Develop a historically appropriate palette of site furnishings and lights for landscape areas Small-scale Features Historic Core and Outer Precinct Undertake archaeological monitoring during construction activities to protect undocumented features encountered during excavation Archaeology All BIRDWOOD LANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 9 NOTES ON CHARLES GILLETTE tr , Charles Freeman Gillette(1886-1969)was a pioneer of American garden I design.He first practiced landscape architecture as an apprentice in the office of Warren Manning.Overseeing the construction of the offices campus plan for the University of Richmond in 1913 brought Gillette to Virginia,where he eventually established a practice and resided for the rest of his life. Gillette had a prolific 56-year career that generated over 2,500 projects. Designing for a wide variety of clients such as churches.hospitals, 7 campuses,and private residences,Gillette had a remarkably eclectic style. r I European travels influenced his formal designs,which were often blended 1 I with Colonial Revival,pastoral and even modernist themes.He practiced I � `^ throughout Virginia and North Carolina.A small sampling of his regional work }• includes landscape designs for: Virginia House,Richmond 1' l._._ _.J .# , - ' Tuckahoe Plantation, Richmond ' Altria Headquarters,Richmond .:,{ £ fi ' `— 1 ' Agecroft Hall,Richmond L-^�^ •--••-w 14 ( `— 1 Executive Mansion,Richmond sixii;L• ', q t f3 � ' Kenmore,Fredericksburg r �, ,' Midway,near Charlottesville f. ,:,,....,,../ Although Gillette created a plan for the Birdwood property,it is unclear if the r design was ever implemented. t r :17,�Y a , it �. R 7 1111 irE.,% - • �j •4ur; ! DOD `Y -.. 1Js� .'' p D CIS L5© R - t -• f t1'ywyj � t � '', t _ Comparison photograph showing a similar eclectic style at Agecroft Hall "A Presentation Plan for'Birdwoods'[sic]Miss M.G.McCleery,Charlottesville VA"dated 1928 by Charles Gillette gardens.designed by Charles Gillette BIRDWOOD LANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 10