HomeMy WebLinkAboutZMA201800014 Staff Report 2019-06-04 COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: Staff:
ZMA201800014 Birdwood Mansion and Grounds Tim Padalino, AICP
Planning Commission Public Hearing: Board of Supervisors Public Hearing:
June 4, 2019 July 17, 2019
Owner: University of Virginia Foundation Applicant: University of Virginia Foundation
TMP: 07500000006300 Current Zoning: Residential R-1
Acreage: parcel = 544 ac; prop. district= 15.2 ac By-right use(s): Residential dwellings— 1 unit/acre
Location: 500 Birdwood Drive, Charlottesville, VA Rezone(portion): From R-1 to HC •
Magisterial District: Samuel Miller Proffers: Yes
DA(Development Area): Neighborhood 6— Comp. Plan Designation: "Institutional"—schools,
Western Urban Neighborhood; in the Southern and libraries, parks, utilities, hospitals, universities, colleges,
Western Urban Neighborhoods Comp Plan Area. other developed or undeveloped publicly owned property.
Character of Property: Birdwood Golf Course; Use of Surrounding Properties: Boar's Head Resort;
UVA Golf and UVA Tennis facilities; and historic residential neighborhoods of Ednam, Ednam Village,
Birdwood Mansion, a 14-acre site listed on the Ednam Forest, Bellair, Kenridge, and White Gables;
National Register of Historic Places and Virginia Ragged Mountain Reservoir and Natural Area.
Landmarks Register.
Proposal: Rezone an approximately 15.2-acre portion of the 544-acre Requested#of
property from Residential R-1 which allows residential uses (1 dwelling Dwelling Units: 0 (none)
unit/acre)to Highway Commercial (HC), with proffers, to allow for the
renovation of the Birdwood Mansion, dependencies, and grounds for use as a
special events venue that includes overnight lodging.
Factors Favorable: Factors Unfavorable:
(see pages 10-12 for details) (see pages 10-12 for details)
1. The proposal is consistent with the Future Land Use recommendations in the 1. Proposed implementation of
Southern and Western Urban Neighborhoods Master Plan. new improvements inherently
2. The proposal includes proffers to mitigate reasonably anticipated impacts. creates some amount of risk
3. The proposed uses would be subject to an Event Management Plan. to the site's historic integrity.
4. The proposal creates no notable transportation issues, and the proffers 2. The is would weekend
ev
include commitments to conduct future traffic analysis and provide pro rata noen would introduce a
in
financial contributions are any necessary transportation improvements. notable amount of sound
general proximity to existing
5. The proposal is shaped by historic preservation and context-sensitive design dwellings in a residential
principles, and includes commitments to rehabilitate and reuse the historic site zoning district.
in ways that will not compromise the site's state or national historic listing. 3. The proffers do not contain
6. The proposal has been shaped by an archaeological survey and includes any commitments to limit the
plans for an archaeologist to monitor construction activity in the historic core. duration or timing of
7. The proposal has been shaped by a sound study, and the proffers include amplified music during
commitments to limit the maximum sound level output. weekend events.
RECOMMENDATION: Staff recommend approval of ZMA201800014 as presented and as proffered.
ZMA 2018-00014 Birdwood Mansion and Grounds
PC Public Hearing:June 4,2019
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STAFF PERSON: Tim Padalino, AICP
PLANNING COMMISSION: June 4, 2019
BOARD OF SUPERVISORS: July 17, 2019
ZMA201800014 Birdwood Mansion and Grounds
PETITION:
PROJECT: ZMA201800014 Birdwood Mansion and Grounds
MAGISTERIAL DISTRICT: Samuel Miller
TAX MAP/PARCEL(S): 07500000006300
LOCATION: 500 Birdwood Drive, Charlottesville, VA 22903
PROPOSAL: Rezone a portion of the property from Residential R-1 to Highway Commercial (HC).
PETITION: Rezone an approximately 15.2-acre portion of the 544-acre property from Residential R-1
which allows residential uses (1 dwelling unit/acre) to Highway Commercial (HC), with proffers, to allow for
the renovation of the Birdwood Mansion, dependencies, and grounds for use as a special events venue
that includes overnight lodging.
OVERLAY DISTRICT(S): ENTRANCE CORRIDOR, AIRPORT IMPACT AREA, and STEEP SLOPES—
MANAGED and— PRESERVED.
ENTRANCE CORRIDOR (EC): Yes
PROFFERS: Yes
COMPREHENSIVE PLAN: "Institutional"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 property, owned by the University of Virginia Foundation (UVAF/ Foundation), is a 544-
acre parcel which contains the 18-hole Birdwood Golf Course, including a driving range and short game
practice area, clubhouse, 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 largely
the forested foothills of the Ragged Mountains. Birdwood is the home golf course for the University of
Virginia (UVA) Men's and Women's Golf Teams and is also open to the public, including guests of
adjacent Boar's Head Inn. The golf course is accessed from U.S. 250 (Ivy Road) via Boar's Head Drive.
A 14-acre portion of the Birdwood property is listed on the National Register of Historic Places as well as
the Virginia Landmarks Register. The historic site (which includes Birdwood Mansion, the historic
landscape, and several outbuildings) is located on the northern portion of the property and is accessed by
a private drive off of Ivy Road called Boar's Head Drive.
Additionally, Birdwood contains facilities for two UVA varsity sports programs. The UVA Golf Indoor
Practice Facility has recently been constructed and opened for use immediately southwest of the
Birdwood Mansion historic site; and the proposed UVA Tennis Facility has been approved for a site just
south of the Boar's Head Drive interconnection to the Boar's Head Resort, and in close proximity to the
existing Boar's Head Sports Club (which is located on the adjoining property).
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 the Birdwood Golf Course, is
used for University of Virginia varsity sports. To the south is the Ragged Mountain Reservoir property,
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Ragged Mountain Natural Area, and several large wooded parcels. (Att. 1)
The Birdwood property is zoned R-1 Residential. Most adjacent parcels are also zoned residential, with
the exceptions of the Boar's Head Sports Club (zoned HC Highway Commercial), the Ednam Business
District (zoned CO Commercial Office), and Kenridge and White Gables which are located across U.S.
250/ Ivy Road from Birdwood (zoned CO Commercial Office with approved special use permits for
residential uses). (Att. 1)
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/
Foundation).
• SP199600053—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 B)
• SP201700009—Amendment to SP201500019 to allow for the construction of the UVA Golf Indoor
Practice Facility to the southwest of the Birdwood Pavilion; approved with seven conditions on
9/13/2017.
• SP201700023 —Amendment to SP20170009 to allow for the construction and restricted (temporary) use
of a new private street (or"connector road") that establishes vehicular interparcel connection with the
Boar's Head properties; approved with conditions on 12/13/2017.
• SP201700032—Amendment to SP201700023 to allow for the permanent unrestricted use of the
connector road, the addition of a 6-hole short course to the existing Birdwood Golf Course, and the
construction of a facility for UVA Tennis; approved with conditions on 8/1/2018.
• CPA201800006—Amendments to the Southern and Western Urban Neighborhoods Master Plan(S+W
Master Plan) subsection titled "Future Land Use: Other Areas of Importance— 1. Birdwood." This CPA
updated the Birdwood-specific section regarding existing land uses as well as recommendations about
appropriate future land uses, but the future land use designations were not amended. CPA201800006
was adopted/approved on 3/20/2019. See "Comprehensive Plan" section (pp. 5-6)for more detailed
information.
SPECIFICS OF THE PROPOSAL:
The University of Virginia Foundation (UVAF/ Foundation), applicant and property owner, proposes to
rezone an approximately 15-acre portion of the Birdwood property (TMP#75-63)from R1 Residential to HC
Highway Commercial, with proffers. The location and boundaries of the proposed district are identified on an
exhibit titled "Map Showing Proposed Area for Rezoning," prepared by Brian S. Ray, LS on behalf of Roger
W. Ray &Assoc., Inc. (Att. 2)
The purpose of this request is to allow for the use of the Birdwood Mansion and Grounds as an event venue
with overnight lodging accommodations. The proposal includes the rehabilitation and reuse of the historic
Birdwood Mansion; the rehabilitation, reuse, and repurposing of existing outbuildings and accessory
structures; the reuse and improvement of existing infrastructure; and the addition of new infrastructure (such
as roads and parking).
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The mansion would be used for small and medium events, and larger events would require the use of one or
more temporary structures and/or new permanent structures. The Project Narrative Materials (Att. 3) explain
that the proposal is to initially use one or more tents or other temporary structures to accommodate larger
events, and that"no permanent accessory structures are planned in the initial phase of the project." The
proposal does include the right to construct new permanent accessory structures in the future—provided that
certain "treatment guidelines" are followed as'described on the Concept Plan (Att. 4), and provided that other
measures are employed, including consultation with the Virginia Department of Historic Resources and
others as described in the Project Narrative Materials (Att. 3).
The Project Narrative Materials (Att. 3), including the Project Proposal dated 4/1/19 and the Comment
Response Letter dated 5/10/19, provide detailed descriptions of the proposed uses as well as the
considerable efforts being made to ensure the project is planned, designed, implemented, and operated with
high sensitivity to historic preservation issues. The following is an overview of proposed event uses:
- Approximately 24 weekend events per year(for wedding and reception activities), with an estimated
average of 100-120 attendees; and
- Approximately 96 weekday events per year(such as business-related gatherings), with an estimated
average attendance of 25-30 attendees.
- Event operations would be conducted in accordance with an updated Event Management Plan, which
establishes protocols for managing event traffic, managing on-site and off-site parking including the use
of shuttling as needed, and notifying nearby residents of upcoming events and any associated travel
restrictions or other advisory information.
- Event operations would also be subject to proffers that would require all events using amplified sound to
use a venue-installed "house" sound system which would have a maximum sound level output of 85 dBA,
as measured at fifty (50) feet from the speaker.
As noted above, this proposal includes proffered commitments by the applicant, as described in the
"PROFFERS" section of this staff report (p. 9), and as contained in the Draft Proffer Statement (Att. 5).
APPLICANT'S JUSTIFICATION FOR THE REQUEST:
The Project Narrative Materials (Att. 3) provide a thorough explanation of the proposed rehabilitation and
reuse of the Birdwood Mansion and Grounds. These Project Narrative documents also articulate the
extensive amount of planning and design expertise being applied to this proposal, with particular
consideration being given to the challenges associated with bringing a new era of utility to this historic site
without compromising the historic integrity.
COMMUNITY MEETING:
The Community Meeting for this proposed project was held on December 17, 2018 during the monthly
Boar's Head / Birdwood update meeting at the Boar's Head Pavilion. Attendees representing Albemarle
County included County Supervisor Liz Palmer and Tim Padalino (Senior Planner). Approximately 20
interested members of the public were in attendance. Mr. Fred Missel provided an overview of the
application and project proposal on behalf of UVAF.
The issues and concerns addressed during the meeting included the following:
• the potential noise/sound impacts associated with events, and the Foundation's coordination with
an acoustic engineer to evaluate potential impacts and develop recommendations for mitigation of
any such impacts;
• the Foundation's efforts to preserve a "buffer" of existing landscaping along the edges of Birdwood
Golf Course while reconstruction of the course is underway;
• concerns about increased traffic— particularly safety concerns arising from the existing conditions at
the Boar's Head Drive intersection with US 250, which was described as "quite a dangerous
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scenario," an "accident waiting to happen," and a "situation [that] is scary." Several attendees
explained that these concerns are in regard to observed unsafe turning movements, low nighttime
visibility due to insufficient roadway lighting levels, and a perceived risk of head-on collisions due to
dual left-turn lanes occupying the center lane.
In response to the community meeting discussion, the applicant asserted that the road safety concerns
are shared by the Foundation, and that they will continue to work on the issues identified above at VDOT's
direction and in conjunction with the County. The applicant also explained that the Foundation is focused
on issues relating to sound levels and sound duration, and would continue working with a sound engineer
to address these concerns.
COMPREHENSIVE PLAN:
The property is located on Tax Map Parcel #75-63, which is within Neighborhood 6 Comprehensive Plan
Area (Western Urban Neighborhood) within the Development Area. The majority of the Birdwood property,
including the site and vicinity involved in this proposal, is designated for"Institutional" uses on the Future
Land Use Map in the Southern and Western Urban Neighborhoods Master Plan (S+W Master Plan). The
Institutional future land use designation (shown in blue on the Future Land Use map, below) represents
areas and uses which serve a public function. Primary uses include "universities" and "ancillary facilities,"
and also other developed or undeveloped publicly owned property. The Birdwood Mansion and Grounds
proposal is consistent with this designation.
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Master Plan (March 20, 2019). This portion of Birdwood is designated for"Institutional"future land uses.
ZMA 2018-00014 Birdwood Mansion and Grounds
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A Comprehensive Plan Amendment (CPA201800006) was adopted on 3/20/2019 to amend the S+W Master
Plan's Future Land Use section relating specifically to the Birdwood property, which has long been identified
as an "Other Area of Importance:" Birdwood has also long been located in "Area B," which makes the use
and development of the property subject to a three-party collaborative planning agreement with the
University of Virginia, County of Albemarle, and City of Charlottesville (Planning and Coordination
Council/PACC). Accordingly, this recent CPA was preceded by the Birdwood Area B Study, which was
subject to review by and consultation with PACC. The Area B Study was itself preceded by the Birdwood
Master Plan, which was prepared by UVAF. After the Foundation presented the Birdwood Master Plan to
Community Development Department (CDD) staff, CDD staff coordinated with the Foundation on the
preparation of the Area B Study. PACC endorsed the Birdwood Area B Study on 9/20/2018.
This Birdwood Mansion and Grounds proposal is consistent with the recent amendments to the S+W Master
Plan, which established the following language in the "Future Land Use: Other Areas of Importance— 1.
Birdwood" section:
"The Birdwood property also includes the historic Birdwood Mansion, which is listed on the
National Register of Historic Places and the Virginia Landmarks Register. This 14-acre historic
site includes the Birdwood Mansion, several contributing dependencies, and the surrounding
historic landscape. In the past, the mansion has provided a venue for small University related
events. The historic mansion, the surrounding historic landscape, and important dependencies
should be carefully retained in any future development.
The PACC-endorsed Birdwood Area B Study includes near-future plans for the Birdwood
Mansion, dependencies, and surrounding grounds to be rehabilitated and repurposed for
University-related events, other special events associated with the adjoining Boar's Head Resort,
and other hospitality and short-term lodging uses. Such planned reuse of the Birdwood Mansion
would bring a new era of utility and vitality to this historic site that is currently vacant, provided that
it is done in a context-sensitive way that does not compromise the historic integrity of the buildings
or landscape, and does not jeopardize it's listing on the state or national register."
Please note that this "Birdwood Mansion and Grounds" proposal is the only development or land use project
contained in the Birdwood Master Plan and in the PACC-endorsed Area B Study that has not already
received County zoning approval(s), or which has not been either partially or fully constructed. (Such projects
include the Boar's Head Drive permanent connector road, the reconstruction of Birdwood Golf Course and
addition of a 6-hole short course, the UVA Golf facility, and the UVA Tennis Facility). Although the approval
and implementation of this proposed project would appear to represent a "build out" of the Foundation's
current and near-future plans for new uses and new improvements at the Birdwood property, additional
future development remains a hypothetical possibility for the long-range future of this 544-acre property in
the Development Area. For that reason, CPA201800006 included the following language:
"In the long-range future, portions of this large property could potentially serve a more intensive
function than it does presently. Possible considerations include, but are not limited to, a mixed-
use area near the entrance; additional University-related institutional, athletic, and/or hospitality
uses; and/or residential uses for other parts of the property not designated as a part of the Parks
and Green Systems. Before Birdwood could be further developed in ways that are not
contemplated in this Master Plan or contained in the PACC-endorsed Birdwood Area B Study, an
amen an amendment to the Southern and Western Urban Neighborhoods Master Plan would be
needed."
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The Neighborhood Model:
Staff has reviewed this proposal against the Neighborhood Model principles and has found no notable
deficiencies with any of the applicable principles. A detailed analysis of Neighborhood Model Principles is
provided as a separate attachment (Att. 6).
Relationship between the application and the intent and purposes of the requested zoning district:
The intentions of the requested Highway Commercial zoning district are contained in Zoning Ordinance (ZO)
Section 24.1, and include the following:
"HC districts are hereby created and may hereafter be established by amendment to the zoning
map to permit development of commercial establishments, other than shopping centers, primarily
oriented to highway locations rather than to central business concentrations. It is intended that HC
districts be established on major highways within the urban area and communities in the
comprehensive plan. It is further intended that this district shall be for the purpose of limiting
sprawling strip commercial development by providing sites with adequate frontage and depth to
permit controlled access to public streets."
Staff has identified no issues or concerns with this proffered proposal relative to the intent and purposes of
the proposed district.
The proposed combination of event uses and overnight lodging uses limited the potential types of requests
that could be made by the applicants. CDD staff coordinated closely with the applicants to identify potential
permit applications or other potential zoning requests, and to evaluate the advantages and disadvantages
of each potential option. Highway Commercial is one of the few zoning districts which can (potentially)
accommodate both types of uses.
After extensive pre-application communication, UVAF representatives and CDD staff concluded that a
proposal to request a zoning map amendment from R-1 Residential to Highway Commercial for a carefully-
defined portion of the overall Birdwood property was the most appropriate available option. This mutual
conclusion was largely predicated on the applicant's voluntary suggestion that such a proposal could be
proffered in ways that would significantly limit future uses of the property and which would also closely
resemble the zoning of the nearby Boar's Head Resort.
Anticipated impact on public facilities and services:
Streets:
The Traffic Memo (Att. 7) conducted by VHB, Inc. was reviewed by County staff and VDOT staff; this
review lead to no objections or requested revisions to the proposal. The anticipated increases in traffic
volume and vehicle trips associated with this proposal are projected to occur primarily outside of"peak
hours"—and as a result, no discernible negative impacts to safety or levels of service are anticipated on
Boar's Head Drive intersection with US 250 or to other nearby public roads.
However, some amount of uncertainty about the Boar's Head Drive intersection with US 250 exists due the
aggregate amount of recent development and redevelopment that has been occurring at both Birdwood
and Boar's Head, and also due to the (potential) changes to traffic patterns and volumes following the
permanent opening and unrestricted use of the new Boar's Head Drive interparcel connection. Additionally,
members of the public have articulated safety concerns arising from the existing conditions at the Boar's
Head Drive intersection with US 250, which was described during the community meeting as "quite a
dangerous scenario," an "accident waiting to happen," and a "situation [that] is scary." The same members
of the public also identified concerns about the potential for these problematic existing conditions to worsen
over time due to additional development, uses, and events at Birdwood.
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Regarding these uncertainties and concerns, the Foundation has committed to conducting multiple warrant
analyses at the Boar's Head Drive intersection with US 250 (first in 2019 and again in 2020) that will
analyze future traffic patterns and volumes and determine if any transportation improvements are
warranted. The Foundation has also committed to provide a pro rata financial contribution to future
transportation improvements (as may be warranted). Specifically, proffer#4 cross-references the existing
conditions of approval#8 and #9 for SP201700032 (approved 8/1/2018), which first established the
requirement for the Foundation to conduct such warrant analyses in both 2019 and 2020 at both the Boar's
Head Drive intersection with US 250 as well as the Ednam Drive intersection with US 250. The Resolution
to Approve SP201700032, including the conditions of approval, is provided as an attachment. (Att. 8)
The proposal also includes permanent closure of Birdwood Drive from the intersection with US 250 to a
point partway down the historic road where a new access road is proposed to connect Boar's Head Drive
to Birdwood Drive. Closure of this unsafe intersection (which is currently a restricted-use entrance that can
only be used by residents of dwellings located on Birdwood Drive) in effect provides a positive impact to
US 250, a public road, in the sense that a hazardous entrance will no longer be used.
Schools:
The proposal includes no dwelling units and therefore would create no impacts to, and require no services
from, Albemarle County Public Schools.
Fire & Rescue:
Albemarle County Fire & Rescue indicated "No Objection"to this proposal (11/28/2018).
Utilities:
This project is in the ACSA water and sewer service jurisdictional area and both services are available.
ACSA has not communicated any concerns or objections to the requested zoning map amendment or the
proposed uses. RWSA also reviewed the proposal and indicated "No Objection" (11/21/2018).
Anticipated impact on environmental, cultural and historic resources:
As articulated in the Project Narrative Materials (Att. 3), UVAF remains committed to stewardship at
Birdwood while simultaneously rehabilitating and reusing the historic site. The Project Narrative Materials
indicate that the Foundation has an uncompromising commitment to maintaining the historic site's listing
on the National Register of Historic Places as well as the Virginia Landmarks Register if this proposed
project is approved and implemented. To help achieve this, the Foundation has assembled a highly
capable project team comprised of various subject matter experts to inform and shape the proposal, as
explained in the Project Narrative Materials (pp. 2-3 of the Project Proposal).
•
However, the proposed implementation of new improvements, such as the service road and/or potential
new permanent new accessory structures, inherently creates some amount of risk to the historic integrity
of the Birdwood historic site.
Regarding such potential impacts, the Project Narrative Materials document the applicant's "continued
commitment to maintaining the Property's historic listing" while planning, designing, and implementing all
aspects of this rehabilitation and reuse project. Such commitments identified by the applicant include
future consultation with the Virginia Department of Historic Resources; adherence to "treatment
guidelines" for the overall property (as described on the concept plan, and as informed by the Birdwood
Historic Landscape Report); collaboration with subject matter experts who have been assembled into the
Foundation's project team; and "the Foundation and University's demonstrated commitment to the
preservation of its historic resources both on and off Grounds."
Please reference the Landscape Preservation Memo (Att. 9) composed by Mrs. Rachel Lloyd of AECOM,
which provides important detailed information about the site analysis, planning, design, and construction
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of proposed improvements within the "historic core management zone," an area designated and described
on page 5 of the Birdwood Landscape Site Protection and Stewardship Strategies Plan (Att. 10).
Additionally, the development of this proposal included a Phase I Archaeological Survey (Att. 11)
conducted by Rivanna Archaeological Services, LLC, (RAS). This document identifies and describes
notable findings from the on-site archaeological survey, and also identifies recommended practices for
conducting land disturbing activities in historically sensitive ways. The also includes a corresponding
Construction Monitoring Plan (Att. 12)which would involve on-site archeological services by RAS during
construction activities that are proposed for sites within the historic core.
Anticipated impact on nearby and surrounding properties:
The proposed weekend events (approximately 24 weekend events per year) would introduce a notable
- amount of sound (such as amplified music and other event-related sounds) to a site that has general
proximity to existing dwellings within residential zoning districts. The closest residential properties are
approximately 850-900 feet away from proposed "temporary event tent" sites A and C. Temporary-event
tent site B is approximately 650 feet from the nearest residential property, and approximately 800 feet
from the nearest dwelling.
Regarding these potential impacts, the Sound Study (Att. 13) conducted by Acentech demonstrates to the
satisfaction of CDD staff that the proposed events could be conducted in ways that would meet the
applicant's programmatic needs without generating sounds that violate the applicable regulations
contained in the Noise Ordinance. Additionally, the applicant has proffered a commitment for the proposed
event operations to adhere to the findings and recommendations of the sound study; specifically, the
applicant proffers to require all events using amplified sound to use a venue-installed "house" sound
system which would have a maximum sound level output of 85 dBA, as measured at a distance of fifty
(50)feet from the speaker.
Public need and justification for the change:
The Birdwood Mansion is a unique architectural treasure and a special historic landscape which
contributes to the heritage, character, and sense of place of this portion of Albemarle County. Because of
the local, state, and national significance of this historic site, and because disuse of historic properties
often leads to damage to (or loss of) historic resources, the proposed rehabilitation and reuse of the
Birdwood Mansion and Grounds would create a unique public benefit. Without approval of this request,
the proposed uses would not be possible—a scenario which would limit the Foundation's ability to
properly and fully conduct the proposed rehabilitation.
PROFFERS:
Proffers are contained in the Draft Proffer Statement (Att. 5) and are summarized below. Staff comments
are provided in italics following a brief description of each proffer.
• Proffer 1. Concept Plan: This proffer is a commitment to develop the subject property in general
accord with the "Rezoning Conceptual Plan" dated 5/10/2019.
Staff have worked closely with the applicants to identify and discuss initial concerns related to previous
versions of the Concept Plan. The applicants have addressed those concerns through multiple
revisions, including the detailed note about "treatment guidelines"that must be utilized if UVAF
decides in the future that a new permanent accessory structure would be necessary to meet their
programmatic needs.
• Proffer 2. Permitted Uses: This proffer substantially restricts the potential permissible uses within the
proposed district. This proposal would result in a proffered HC zoning district that is very similar to the
proffered HC district established for the Boar's Head Sports Club.
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Staff has worked closely with the applicants to identify and discuss initial concerns with a small
number of uses that were not initially proffered away. However, the applicants have refined their
proffer commitment, and staff has no objections to or concerns with the uses that the applicant
proposes to retain as permissible.
• Proffer 3. Event Management Plan: This proffer is a commitment to update the previously-approved
Event Management Plan to the satisfaction and approval of the Zoning Administrator prior to issuance
of a Certificate of Occupancy for Birdwood Mansion and Grounds.
Staff has no objection to the Event Management Plan being finalized at a future date, closer to the
issuance of a Certificate of Occupancy, as this will allow the applicants to modify the Event
Management Plan in response to programmatic and operational details that have not yet been
finalized.
• Proffer 4. Transportation Analysis and Improvements: This proffer is a commitment to conduct
warrant analyses in 2019 and again in 2020 at both the Boar's Head Drive intersection with US 250 as
well as the Ednam Drive intersection with US 250.This proffer also includes a commitment to provide a
pro rata financial contribution for any future transportation improvements that are determined to be
necessary, based on the results of future warrant analyses.
Staff acknowledges these important commitments, which directly correlate with the previously-
established SP201700032 conditions of approval#8 and#9 (Att. 8), as described in the "Anticipated
impact on public facilities and services— Streets"section of this staff report.
• Proffer 5. Shared Parking Agreement: This proffer is a commitment to obtain Zoning Administrator
approval of a shared parking agreement with Boar's Head Resort.
Staff acknowledges UVAF's experience utilizing multiple parking areas at different locations on the
Birdwood and Boar's Head Resort properties to manage parking demands during events (and
occasionally during multiple events occurring simultaneously).
• Proffer 6. Maximum Sound Level: This proffer is.a commitment to install a "house" sound system that
must be used for all events involving amplified music, and which must be limited to a maximum sound
level output of 85 dBA, as measured at a distance of fifty (50)feet from the speaker.
Staff acknowledges the importance of this issue, as described in the "Anticipated impact on nearby and
surrounding properties"section of this staff report(p. 9). Staff also affirms the value of this commitment to
a maximum sound level output. The required use of an event-installed sound system will help ensure
compliance with this commitment.
However, staff believes reasonably anticipated impacts stemming from event operations could be further
mitigated if this maximum sound level output commitment was combined with a commitment to restrict
the hours of operation or restrict the use of amplified music to a specified time, to ensure that sounds
from events would discontinue at or before a certain time of night.
SUMMARY:
Staff has identified the following factors which are favorable to this request:
1. The proposal is consistent with the Future Land Use designations and recommendations in
the Southern and Western Urban Neighborhoods Master Plan, which states the following:
"The PACC-endorsed Birdwood Area B Study includes near-future plans for the Birdwood
Mansion, dependencies, and surrounding grounds to be rehabilitated and repurposed for
University-related events, other special events associated with the adjoining Boar's Head
Resort, and other hospitality and short-term lodging uses. Such planned reuse of the
Birdwood Mansion would bring a new era of utility and vitality to this historic site that is
ZMA 2018-00014 Birdwood Mansion and Grounds
PC Public Hearing:June 4,2019
10
currently vacant, provided that it is done in a context-sensitive way that does not compromise
the historic integrity of the buildings or landscape, and does not jeopardize it's listing on the
state or national register."
2. The proposal includes a Proffer Statement that includes proffers to develop the property in general
accord with the Concept Plan, to limit the permissible uses in the proposed HC district, and\to
commit to several other measures (as described below in relation to varying project-specific
issues) that would help mitigate reasonably anticipated impacts generated by the proposed uses.
3. The proposed uses would be conducted in accordance with the Event Management Plan, which
establishes protocols for managing event traffic, for providing on-site and off-site parking and
shuttling, and for notifying nearby residents of upcoming events and any associated travel
restrictions or other advisory information. The Proffer Statement provides a commitment to update
the (Current) Event Management Plan (Att. 14) (established with the approval of SP201700032 on
8/1/2018) prior to issuance of a Certificate of Occupancy for the Birdwood Mansion and Grounds.
4. The Traffic Memo prepared by.VHB, Inc. indicates that the estimated vehicle trips expected to be
generated by this proposal would generally occur outside of peak hour traffic patterns, and
therefore are not expected by VDOT or CDD Transportation Planners to create any notable
impacts. The Proffer Statement reconfirms the applicant's commitment to conduct future turn lane
warrant analyses at the Boar's Head Drive intersection with US 250,(as required by Special Use
Permit 201700032 condition of approval #8), which would identify any potential issues regarding
the safety and level of service of that intersection—including any corresponding infrastructure
improvements which might potentially be necessary.
5. The proposal, as shown and annotated on the Concept Plan and as described in the Project
Narrative materials, is strongly shaped by principles of historic preservation and context-sensitive
design. This includes the rehabilitation and reuse of existing historic structures and infrastructure,
as well as the careful planning and design of a relatively small number of proposed new
improvements. The proposal also includes assurances that the proposed rehabilitation and reuse
would occur in ways that maintain the historic integrity of the Birdwood Mansion and historic
landscape. Such commitments identified by the applicant include future consultation with the
Virginia Department of Historic Resources; adherence to "treatment guidelines" for the overall
property (as described on the concept plan, and as informed by the Birdwood Historic Landscape
Report); collaboration with subject matter experts who have been assembled into the Foundation's
project team; and continuation of"the Foundation and University's demonstrated commitment to
the preservation of its historic resources both on and off Grounds."
6. The development of this proposal included a Phase I Archaeological Survey conducted by Rivanna
Archaeological Services, LLC, which identifies and describes notable findings from the on-site
archaeological survey, and which identifies recommended practices for conducting land disturbing
activities in historically sensitive ways as specified in the corresponding Construction Monitoring
Plan.
7. The development of this proposal included a Sound Study conducted by Acentech which included
on-site testing as well as the development of a sound propagation model. The Sound Study
concluded that each of the three sites evaluated for suitability as an outdoor event space (marked
as A,-B, and C on the Concept Plan) "are predicted to meet the county's noise ordinance and be
below 60dBa at the property line."The Proffer Statement provides a commitment that all events
involving amplified music shall be required to use a venue-installed "house" sound system which
would have a maximum sound level output of 85 dBA, as measured at fifty (50) feet from the
speakers.
ZMA 2018-00014 Birdwood Mansion and Grounds
PC Public Hearing:June 4,2019
11
Staff has identified the following factors which are unfavorable to this request:
1. The proposed implementation of new improvements, such as the service road and/or potential new
permanent new accessory structures, inherently creates some amount of risk to the historic
integrity of the Birdwood historic site.
However, the application materials document the applicant's "continued commitment to
maintaining the Property's historic listing" while planning, designing, and implementing all aspects
of this rehabilitation and reuse project. Such commitments identified by the applicant include future
consultation with the Virginia Department of Historic Resources; adherence to "treatment
guidelines" for the overall property (as described on the concept plan, and as informed by the
Birdwood Historic Landscape Report); collaboration with subject matter experts who have been
assembled into the Foundation's project team; and "the Foundation and University's demonstrated
commitment to the preservation of its historic resources both on and off Grounds." The proposal
also includes a Construction Monitoring Plan which would involve on-site archeological services by
Rivanna Archaeological Services, LLC during construction activities that are proposed within the
• historic core.
2. The proposed weekend events (approximately 24 weekend events per year) would introduce a
notable amount of sound (such as amplified music and other event-related sounds) to a site that
has general proximity to existing dwellings within residential zoning districts.
However, the Sound Study demonstrates to the satisfaction of CDD staff that the proposed events
could be conducted in ways that would meet the applicant's programmatic needs without
generating sounds that violate the applicable regulations contained in the Noise Ordinance.
Additionally, the applicant has proffered a commitment for the proposed event operations to
adhere to the findings and recommendations of the sound study; specifically, the applicant proffers
to require all events using amplified sound to use a venue-installed "house" sound system which
would have a maximum sound level output of 85 dBA, as measured at fifty (50)feet from the
speaker.
3. Proffer#6 (involving commitments to mitigate reasonably anticipated impacts from amplified
music) do not include any commitments to restrict the hours of operation or restrict the use of
amplified music to a specified time, which could ensure that sounds from events would discontinue
at or before a certain time of night.
RECOMMENDATION —ZMA201800014:
In consideration of staff evaluation and analysis of this proposal relative to the factors contained in Zoning
Ordinance Section 33.27.B, and based on the favorable factors substantially outweighing the unfavorable
factors, staff recommends approval of ZMA201800014 "Birdwood Mansions and Grounds" provided
that a finalized and signed/notarized proffer statement is submitted prior to advertisement of a legal notice
of a Board of Supervisors public hearing (or no later than Monday, July 1, 2019).
PLANNING COMMISSION POSSIBLE MOTIONS —ZMA201800014:
A. If the ZMA is recommended for approval: Move to recommend approval of ZMA201800014 "Birdwood
Mansions and Grounds."
B. If the ZMA is recommended for denial: Move to recommend denial of ZMA201800014 "Birdwood
Mansions and Grounds."
ZMA 2018-00014 Birdwood Mansion and Grounds
PC Public Hearing:June 4,2019
12
SPECIAL EXCEPTION REQUESTS:
The applicant has requested four Special Exceptions (SE) as identified and described in the Special
Exhibit Application document. (Att. 15).
Specifically, the Special Exception Application contains one requested modification and three requested
waivers, all of which relate to setback requirements, buffer zone requirements, and screening
requirements. Such requirements would automatically take effect if this ZMA proposal is approved
because the requested Highway Commercial zoning district would adjoin a R-1 Residential zoning district.
However, in this scenario, both districts would be located on the same Tax Map Parcel, and would be
under common ownership (UVAF).
The following (below) is a summary of the requested Special Exceptions; please refer to Attachment 15 for
a complete description. Please also reference the "Exhibit Showing HC Setback Requirements" (Att. 16),
which shows the various requirements and regulations that would be in effect absent any waivers or
modifications being granted.
(Note: the first paragraph of the Special Exhibit Application contains outdated references to the acreage of
the proposed district and to the dates of certain documents; those details correspond to earlier submittal
materials which have since been replaces with revised resubmittal materials.)
1. Modify (reduce) the minimum side and rear setback from fifty (50)feet to zero (0)feet;
2. Waive (eliminate) the regulation that prohibits off-street parking within the side and rear setback areas;
3. Waive (eliminate) the regulation that prohibits any construction activity, grading, or clearing of
vegetation within a buffer zone extending twenty (20)feet from an adjoining residential district; and
4. Waive (eliminate) the regulation that requires screening within the buffer zone
When evaluating these requested Special Exceptions, staff recognizes the importance of the intent of the
Zoning Ordinance requirements and regulations; but staff concurs with the applicant that such
requirements and regulations are not essential in this particular scenario.
This concurrence is primarily based on the existing residential district and the proposed commercial
district being under common ownership, and also on the fact that the existing residential district contains
the Birdwood Golf Course and does not contain residential dwellings. Additionally, strict application of the
setback, buffer zone, and screening requirements and regulations would limit the ability of the property
owner to plan, design, and construct the proposed uses and improvements in ways that maximize historic
preservation and context-sensitive design.
In consideration of these site-specific factors, the increased spatial and programmatic flexibility that would
be provided through approval of these requested Special Exceptions is more of a priority than the strict
application of setback, buffer zone, and screening requirements between two districts proposed to be
located on one parcel under common ownership. The flexibility would allow the rehabilitation and reuse of
the historic site to occur in the most sensitive ways possible, which is an important way to allow for"an
improved site design" to be achieved without compromising public health, safety, or welfare.
RECOMMENDED ACTION:
Staff recommends approval of the requested Special Exceptions, as identified in the Special
Exception Application document (dated 10/29/2018, and provided as Attachment 15).
POSSIBLE PLANNING COMMISSION MOTIONS—SPECIAL EXCEPTION REQUEST:
In accordance with ZO Sections 33.47.E and 33.48.B, the Commission may include in its
recommendations for ZMA and/or SP applications containing special exceptions a recommendation on the
ZMA 2018-00014 Birdwood Mansion and Grounds
PC Public Hearing:June 4,2019
13
special exceptions and any recommended conditions.
A. Should the Planning Commission choose to recommend approval of the requested special
exceptions: I move to recommend approval of the requested special exceptions for the reasons
outlined in the staff report.
B. Should the Planning Commission choose to recommend denial of the requested special exceptions:
I move to recommend denial of the requested special exceptions (state reasons for recommending
, denial).
ATTACHMENTS:
1 — Location Maps
2 — Survey of Proposed HC District (3/21/19)
3— Project Narrative Materials (Project Proposal— 4/1/19 and Comment Response Letter—5/10/19)
4—Concept Plan (5/10/19)
5— Draft Proffer Statement (5/10/19)
6—Staff Analysis of Neighborhood Model Principles
7—Traffic Memo (10/26/18)
8—SP201700032 Resolution and Conditions of Approval (8/1/2018)
9— Landscape Preservation Memo (5/10/19)
10=Birdwood Landscape Site Protection and Stewardship Strategies Plan (2015)
11 — Phase 1 Archaeological Survey (3/20/19)
12 —Construction Monitoring Plan (5/9/19)
13—Sound-Study (3/28/19)
14— (Current) Event Management Plan (4/30/2018)
15—Special Exception Application (10/29/18)
16—Special Exception Exhibit Setback Requirements as Required by Ordinance (3/21/19)
ZMA 2018-00014 Birdwood Mansion and Grounds
PC Public Hearing:June 4,2019
14
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S+w• 1 1 ATTACHMENT 1
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NOTES:
1. TAX MAP 75 PARCEL 63 IS CURRENTLY ZONED R1 RESIDENTIAL.
2. THIS MAP IS FOR REZONING PURPOSES ONLY AND DOES NOT REPRESENT A SUBDIVISION OF THE
PROPERTY. THE BOUNDARY DATA SHOWN HEREON WAS CALCULATED BASED ON FIELD WORK
PERFORMED BY THIS FIRM IN 2014 AND A PLAT PREPARED BY THIS FIRM.LAST DATED REVISED
FEBRUARY 18.2015,ROTATED TO GRID NORTH,AND WAS NOT SURVEYED THIS DATE.
ALL BUILDINGS SHOWN HEREON WERE TAKEN FROM THE PLAT BY THIS FIRM,LAST DATED
FEBRUARY 18,2015.
(2014) DENOTES YEAR MONUMENTATION WAS PREVIOUSLY FOUND BY THIS FIRM.
3. NO TITLE REPORT FURNISHED. NO EASEMENTS SHOWN. THIS PROPERTY IS SUBJECT TO ANY
CONDITIONS.UTILITIES.EASEMENTS AND/OR COVENANTS THAT MAY EXIST.
MAP SHOWING
PROPOSED AREA FOR REZONING (15.21 ACRES) ON TAX MAP 75 PARCEL 63
THE PROPERTY OF UNIVERSITY OF VIRGINIA FOUNDATION
LOCATED ON U.S.ROUTE 250 (IVY ROAD)
SAMUEL MILLER MAGISTERIAL DISTRICT
ALBEMARLE COUNTY. VIRGINIA
SCALE: 1" = 200' DATE: OCTOBER 18. 2018
REVISED: MARCH 11, 2019
REVISED: MARCH 21, 2019
FOR
UNIVERSITY OF VIRGINIA FOUNDATION
ROGER W.RAY & ASSOC., INC.
663 BERKMAR COURT
CHARLOTTESVILLE, VIRGINIA 22901
TELEPHONE: (434) 293-3195
GL RAYSURVEYING.COM SHEET 1 OF 2 142568
ATTACHMENT 2
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0.8.4662-577 & 578 PLAT
0.8.4507-210 DATE: OCTOBER 18, 2018
0.8.2933-B5 PLAT REVISED: MARCH 11, 2019
0.8.2712-325 REVISED: MARCH 21, 2019
D.B.750-376 PLAT
D.8.567-199 PLAT
D.B.555-514 & 515 PLAT
D.8.419-541 PLAT
D.B.419-539 PLAT
ROGER W.RAY & ASSOC.. INC.
663 BERKMAR COURT
CHARLOTTESVILLE, VIRGINIA 22901
TELEPHONE: (434) 293-3195
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GL SHEET 2 OF 2 142568
ATTACHMENT 2
Birdwood Mansion and Grounds
Zoning Map Amendment
October 29,2018, updated April 1, 2019
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Project Proposal
On behalf of the University of Virginia Foundation(the"Foundation"),we hereby request the approval of a
Zoning Map Amendment("ZMA")for a portion of Tax Map Parcel 07500-00-00-06300(the"Property"). We
specifically request for 15.21 acres surrounding the Birdwood Mansion to be rezoned from R-1 Residential
to Highway Commercial ("HC")with proffers.The purpose of this ZMA is to allow for the renovation of the
Birdwood Mansion and grounds for use as a special events venue that includes overnight lodging.
Currently,the Property is governed by SP2017-00032, in which the existing approvals for the Birdwood Golf
Course Parcel were consolidated into one Special Use Permit approval. SP 2017-00032,approved by the
Board of Supervisors in August 2018, included an overall Conceptual Plan to be referenced, as well as detail
sheets for each of the previously approved elements of the Property such as the Indoor Golf Practice
Facility,the Outdoor UVA Tennis Facility and the Permanent Connector Road.
The use of the Birdwood Mansion and Grounds for new uses was specifically excluded from the approval of
5P2017-00032. Condition 5 of the approval reads, "No change in use of the Birdwood Mansion is permitted
through this Special Use Permit Amendment." In addition,Special Event Venues and Inns are not permitted
uses in the R-1 zoning district. Thus,the Foundation proposes the rezone a 15.21-acre portion of the
Property to HC, as shown on the attached Rezoning Boundary Exhibit prepared by Roger W. Ray&Assoc.,
Inc., dated October 18, 2018, last revised March 21,2019. The proposed HC zoning district and proffers
conform generally with the zoning and proffers that are associated with the adjacent Boar's Head Inn and
Sports Club property,which are owned and operated by an entity controlled by the Foundation.
1
ATTACHMENT 3
Existing Uses: :
: The entire Birdwood parcel consists of 544.078 acres, is zoned.R-1,and is designated for Institutional use in
' the Comprehensive Plan:.The Birdwood Golf Course consists of:the golf.course,numerous streams and
• ponds(partially wooded),the Birdwood Clubhouse,and:dependent Maintenance and storage structures as •
well as the Birdwood Mansion.and dependent structures,including four buildings:currently rented for .
residential purposes. The property also includes the Indoor Golf Practice Facility and Permanent.Connector
Road. An outdoor tennis facility for the UVA Tennis Team will soon be under construction and the golf
course is under construction for a complete redesign. • -
All portions of the property outside the 15.21-acre area that is the subject of this ZMA will remain R-1• :
• • Residential zoning and subject to.the conditions of approval for SP2017-00032.
Background:
• The Birdwood Mansion was constructed between 1819 and.1830.underthe ownership of.William:Garth;
• the entrance:drive was.also built at that time: It has been suggested that Thomas Jefferson's workmen may. . -
have assisted with the construction of.the buildings due to the shared classical characteristics of the ' '
Birdwood structures and the contemporaneous.University of Virginia pavilions: The historic core
surrounding.the House contained more designed landscape features,while the remainder of.the•property •
was an agricultural landscape. • .
In.1967,the University of•Virginia purchased the first of several portions of the Birdwood property.The .
• University built a golf course at Birdwood,thus maintaining the open quality of the former agricultural .
fields.The University has maintained the property eversince•with few.majo'r alterations. The Birdwood :
• Mansion and.Grounds,as the centerpiece of the Property,is listed on the National'Register of Historic
Places and Virginia Landmarks Register.
. : • Proposed Uses:
The.Foundation.proposes the renovation of the Birdwood Mansion to annually host approximately 24 •
: weekend events for wedding and reception activities with an estimated average of 100-120 attendees, and :
approximately 96 weekday business related gatherings within estimated average attendance of 25-30 ' ' •
attendees. The existing bedrooms of the Birdwood Mansion would be available for overnight lodging. . .
Parking'for the Birdwood Mansion events.willl be accommodated through select lots,both existing . .
: .and proposed,. The Conceptual Plan includes some proposed additional parking in the vicinity of.the
• • Birdwood Mansion and illustrates the new parking area for the Indoor Golf Practice Facility. Additional
: • • parking is also available at the Golf Clubhouse with the option to shuttle guests from that .parking lot to the
Birdwood Mansion. • • ••
The attached Proffer statement includes the requirement for the Foundation id Update the Event
: Management Plan for Birdwood and Boar.'s Head prior to a.Certificate of Occupancy for the Birdwood
• Mansion;to ensure management of this.newly renovated resource is well-integrated into the overall
• management of both properties by the Foundation:
The extensive project team for the proposed renovation of the:Birdwood Mansion.and=Grounds is a .
collection of experts. The team has been working together for years to study the property and assess the•
best strategies to ensure the success and preservation of this historic resource for future generations. The
proposed.landscape and site,enhancements will be guided by expert opinion and previous site studies such •
:• as the Birdwood Landscape:Site Protection and Stewardship:Strategies Plan (University of Virginia Foundation, .
- ATTACHMENT 3
2015), and ongoing guidance and input from the Department of Historic Resources. The Foundation may
pursue historic tax credits for the renovation of the Birdwood Mansion and thus will be adhering to
Secretary of the Interior Standards for Historic Renovations. : •
Birdwood Mansion and Grounds Project Team:
UVAF:Tim Rose, Fred Missel,Jim Wilson, Pat McCann, Dave Jefferson
UVA Office of the Architect: Brian Hogg(Senior Historic Preservation Planner), Mary Hughes(University
Landscape Architect),Torn Cantos(Senior Architect/Planner)
UVA Facilities Management:Jody Lehandro(Supervisory Historic Preservation Architect)
Landscape Design:Rachel Lloyd.Evans;AECOM : :
Architecture: Kathy Frazier, Frazier and Associates
Boar's Head: Russ Cronberg, General Manager
The property.surrounding.Birdwood and Boar's Head consists of multiple neighborhoods,such as Bel-Air to
the east,White Gables and Kenridge to the north, Ednam and Ednam Village to the west,and Ednam Forest
to the south. The Foundation meets regularly with representatives of the property owners'association for
each of these neighborhoods to update them on proposals involving the Boar's Head Inn,the Sports Club,
and Birdwood. A Community Meeting specific to this ZMA request w•as•conducted on December 17,2019.
Traffic Analysis:
As part of this submittal package,a memo regarding traffic generation was provided by Vanasse Hangen:
Brustlin,Inc.("VHB"),as an update to the previous study of the existing"conditions of the Boar's.Head and
Birdwood properties as well as any impact of the proposed uses included in this ZMA request. VHB
provided an extensive traffic impact analysis("TIA")that accompanied the'approval of SP201700032 for the
proposed UVA Outdoor Tennis Facility, Par 3 Golf Course and Permanent Connector Road. The TIA
concluded that the uses proposed with SP 201700032 would not significantly impact any of the surrounding
intersections. The VHB memo included with this ZMA accounts for all of the previous data collected
through the TIA,as well as new trips generated by the proposed special events use at the Birdwood
Mansion and Grounds. Both studies from VHB conclude that the proposed uses,:including those of this
ZMA,will not have any significant impact to the surrounding intersections. .
In addition,Conditions 8 and 9 of SP 201700032 require follow up analyses of intersections and traffic
patterns by the Foundation to ensure the accuracy:of the TIA..Specifically,the'TIA concluded that no new
signal is required at the intersection of Boar's Head Drive.and Route 250: Follow up analyses are to be .
provided at 12 and 24 months following the:opening of the Permanent Connector Road. Given the
additional trip generation of the uses proposed with this ZMA,the Foundation, in collaboration with County
staff, has agreed"to a proffer that instead performs follow up analysis at 12 and 36 months following the
issuance of a:Certificate of Occupancy.for the.Birdwood Mansion. This new proposal,supported by County
staff, ensures time for,traffic patterns associated with Birdwood and Boar's Head'to.assimilate with the
various proposed uses of the properties.
Consistency with the Comprehensive Plan
The Southern and Western Neighborhoods Master Plan (the"Master Plan")land use plan designates the
Property.for Institutional use. Institutional uses include areas and uses which serve a public function and
include parks,schools,universities and ancillary.facilities."The adjacent Boar's Head property with HC
ATTACHMENT 3
zoning is classified as Neighborhood Mixed Uses;which include neighborhood serving retail and service
uses for nearby residential neighborhoods and office uses.The Master Plan also calls for the historic
Birdwood Mansion and important dependencies to be retained with future development.
Until very recently,the text in the Master Plan describing the current and future land uses at the Property,
and the levels;of development-that are considered appropriate did not clearly contemplate the concept of
reusing the Birdwood Mansion and Grounds for events and hospitality uses.'.
Prior to the submittal of this ZMA proposal,the Foundation created an Area B Master Plan (the"Area B
Plan;")for the Property to guide future development. The Area B Plan was coordinated with.the University
• of Virginia,Albemarle County Staff,PACC Tech,and PACC,as well as members of the surrounding
community: The Area B Plan was officially endorsed by PACC on September 20,2018,and includes a
section With guidance regarding the Birdwood Mansion and Grounds that is consistent with this proposal.
Following PACC's endorsement of the Area B Plan,County staff began the process.to update the Master
Plan,utilizing the Area B Plan as;guidance,that would ensure;the proposed uses are harmonious with the
Master Plan. As mentioned,the primary goal for the Birdwood Mansion is protection:of the historic
resources. This proposed ZMA ensures that;protection through a renovation project that is coordinated
with the Virginia Department of.Historic Resources and a proposed use that sustains the long-term
maintenance needs of such a resource. .
On March 20, 2019,the Board of Supervisors adopted.CPA 2018-00006 which amends the.Master Plan text
to clearly establish the reuse of the Mansion and.Grounds for events and hospitality(as included in the
PACC-endorsed Area B Study)as an appropriate near-future land use, provided that any.such project IS
undertaken with a:commitment to historic:preservation, context sensitive design,and mitigation of
reasonably anticipated impacts.The proposed project would remain subject to all applicable legislative and
administrative permitting requirements,including approval of this ZMA proposal. As such,With the
adoption of CPA 2018=00006,'the ZMA proposal is now clearly consistent with the Comprehensive Plan,,
Impacts on Public Facilities &.Public Infrastructure.
No known.impacts. : . .
Impacts on Environmental Features
No known impacts. .
37197682 4
4
ATTACHMENT 3
WILLIAMS MULLEN
Direct Dial:434.951.5709
viong@williamsmullen.com .
May 10, 2019.
VIA EMAIL::tpadalino( albemarle:org
AND HAND DELIVERY
Tim Padalino, Senior Planner
County of Albemarle
Department of Community Development • '
401 McIntire Road
Charlottesville, Virginia 22902-4596
Re. ZMA-20.18-00014 (Birdwood:Mansion and :Grounds).—comment
response letter
Dear Tim.: •
Thank you for,your comment letter of May 1, 2019 in connection with ZMA 2018-00014.
This letter and the enclosed materials address the comments and suggestions
contained in your letter.
Conceptual Plan Revisions:
•
An updated Conceptual Plan dated May 10, 2019 is attached. All changes:are
contained on page 1 of 3. In response to comments about the proposed service drive
along the western side Of the property's historic core, and the location of event-related
structures, enclosed is a memorandum from Rachel Lloyd of AECOM addressing those
comments.
In addition, we also received feedback on the issue of the location of any permanent
event-related structures from one of the project architects at Glave and Holmes
Architecture, who notes that any future:permanent accessory structures would likely be
modeled after a garden pavilion or orangerie to serve the same role that the:temporary
structures would serve: provide shelter for larger outdoor events that cannot be
accommodated:in the house due to their size, limit the wear and tear on the historic
house from large crowds,and highlight the historic garden setting for those events.
As further clarification, we have labeled the areas where temporary structures may be
located, and added a note that permanent accessory structures are permitted subject to
certain treatment guidelines. 'No permanent accessory.structures are planned:in the
initial phase of the project, and as a result the project's architects and other consultants
have not yet undertaken the detailed study and analysis of the appropriate location for
any such structures that would be required to ensure that they would not impact the.
321 East Main Street.,Suite 400 Charlottesville,VA 22902 T 434.951:5700 F 434.817:0977
williamsmullen.com I A Professional Corporation
ATTACHMENT 3
WILLIAMS M U LLEN
May 10, 2019
Page 2
property's listing on the National Register of Historic Places. To demonstrate the
Foundation's continued commitment to maintaining the Property's historic listing, the
Conceptual Plan now includes a note with a description of the treatment guidelines.that
would be followed during the site design process for any future permanent structures, in
• consultation with the Virginia Department of Historic Resources. The project team felt
this is the more sensitive approach to addressing the potential future need for
permanent accessory structures,.rather.than identifying a specific location for such
structures on the Concept Plan prior to conducting the appropriate locational analysis
and study..
We also note that there are numerous references in the Birdwood Landscape Site
Protection and Stewardship Strategies.Plan to enabling"necessary design updates and •
"compatible alterations and additions',"with the explicit statement that"the goal,of
: stewardship at the Birdwood property is to manage change within the landscape in a
way.that preserves historic character and character-defining features while permitting
new uses, alteration,and additions that may be required in the future" (page 6). Page 9
of the Plan states that placing new permanent structures outside of the historic core :
should be"considered," but it does not prohibit their location within the historic core. We
contend that in the event that the Foundation elects in the future to include any new
permanent accessory structures within the Property, that the treatment guidelines,
• requirement for consultation with DHR,:expertise:of the Foundation's consultants, and
the Foundation and;University's demonstrated commitment to the preservation of its
historic resources both on and off Grounds (Carr's Hill, Morven Farm, The Rotunda and
• Academical Village,:among others).will ensure the protection of the Property's:historic
resources:and its status on the National Register:
Response to.Historic Preservation Staff Comments:
• 1. Regarding new permanent,accessory structures; please refer to the memo from
AECOM and the additional comments above.
2. All renovation:activities and additions will.continue to be closely coordinated with the
Virginia Department of Historic Resources to ensure that the Property's listing on the
National Register of Historic Places:willbe maintained.
3. As noted in our April 1 resubmittal-letter;re-use of existing historic outbuildings is
already being planned in advance of construction of new structures. However, none
of the existing accessory structures are sufficiently sized to accommodate outdoor
events of the size proposed.. The mansion will primarily host small to medium indoor
events and other events during inclement weather. As noted previously, any new
accessory structures, whether temporary or permanent, will serve to provide shelter
for larger outdoor events that cannot be accommodated in the house due to their
size, limit the wear and tear on the historic house from large crowds, and highlight
ATTACHMENT 3
WILLIAMS MULLEN
May 10, 2019
Page 3
•
the historic garden setting for those events. All existing accessory structures and
outbuildings shown on the Concept Plan will.be preserved, and some or all will be
renovated for uses such as:restrooms, guest cottages, and storage, as shown in
detail on page 3 of the Concept Plan,
4. Archaeological investigations have already been conducted by Rivanna
Archaeological Services, LLC. Enclosed is a Phase 1 Archeological Study prepared
for the project. •
•
5. An archaeological monitoring plan prepared by Rivanna Archaeological Services,
LLC is enclosed.
Proffer Revisions'
An updated proffer statement is attached, which incorporates the following revisions: ; •
: 1. In paragraph 1, we have updated the reference to the.updated Conceptual Plan.
2: In paragraph 2(a) and (b), we have corrected the noted discrepancies. '
3. . In paragraph 4 we have removed the text about the option to adjust the timing of
the warrant analysis.
4. We have added a new.paragraph 6 regarding the use of amplified music.
I have also included a blackline of the revised proffers, comparing the May 10th draft
against the April 1st'draft. Should you require anything further in connection with this
application, please do not hesitate to contact me:
• : : Sincerely,
• VitiA.ALLV-V--N-r
Valerie W. Long
• cc: Elise Cruz, University of Virginia Foundation
Fred Missel, University of Virginia Foundation
Enclosures:
1.. Updated Concept Plan dated May 10,.2019, containing three pages.
2. Updated Proffer Statement
3. Blackline of updated Proffer Statement •
4. Memorandum from Rachel Lloyd of AECOM
5. Phase 1 Archeological Study by Rivanna Archaeological Services, LLC.
. 6. Construction Monitoring Plan by Rivanna Archaeological.Services;:LLC
ATTACHMENT 3
Rezoning Conceptual Plan
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/ ", I `� %�✓�� y' l \\ / ��� �\\\\�—— �� Proposed area for rezoning,as shown by red dashed line and shown in
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15.21 Acres"on the
/ /_ 4 / , �� / �i�j///�/,;� \\ \\ more detail as"Proposed Area for Rezoning,
\� a 0 y l� �� iii� /����/�jam• \\ ) \\\ \ I 3 21 2019 exhibit prepared by Roger Ray&Associates,Inc.
l\\ \ /� I =J��i �/ / �// ��,� \1 Proposed vehicular circulation on site,as shown by
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1 �l Facility large parking lot.May be
/�j//i-� �// ° '/ �, ` 1 I ( �/ii; I11 11 ` c (� /, used to support Special Events.
r /�'// 0 l 11/f1 i1/ //// / III\ ` Historic Birdwood mansion and outbuildings
/ r ��� :-' / \ i 1/1 1 l/l \\\
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♦ ;` - /won Indoor Golf Practice Facility small parking lot.May be
'` I ' 'n + �� �r l
1, .1' /: - 7 B �. , )1� /f// g // / , used to support Special Events.
, , . / Proposed parking area for Birdwood events
/4.1(*Al --- — (� ( Il. / / l/
�� �\�' ` — �� �/ ///// I ll\� //i Temporary event tents may be erected in the general areas marked A,B,and C.
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-. _ �� `_ \\�/ .� // o //�, /% i/ ///l / (, Permanent accessory structures are permitted,in a location to be determined during the site design
\��l((( \ , / /� , II(/��//r'/ / / 11,I1 -)1) processfollowing guidelinesproperty
\\\ // / rir l / l�� treatment for the overallincludingthe retention of keyhistoric
ter-\\� \\� 111\; // / - /��,,� / I/ ll�tlj►)Il��( I/i spaces,qualities,and features,including views,vegetation,garden areas,and other historic landscape
\\ ,-1\�_ /i. ��`// / /��j/�, 1/�111(11�(l \ resources,and in consultation with the Virginia Department of Historic Resources to ensure that the
)V y IIV"�\ _ - v--i, .// % /�//(/ 111 AVA1� Property's listing on the National Register of Historic Places is maintained.
'if//�' \\,— „i i — �'N, �i / �# 4 / ; This plan is for illustrative purposes only and is subject to change. Prepared By:
/ ll ---\ \ ___ ��, �—_ ,! , ,/� / �i', I Elise Cruz
1 �_ (• ��,���;- // 4�---v , _/5/ /��� ,r/ UVA Foundation
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ATTACHMENT 4
Existing Conditions
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3 1994 Imagery Date:908/2015 38°03'05.71''N 78°32'12.92"W elev 643 ft eye alt 2548 ft
Elise Cruz, UVA Foundation
3/28/2019
Page 2
ATTACHMENT 4
Outbuildings Detail
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Existing floor plans with potential uses for Current site layout
outbuildings. All buildings will be preserved; some Prepared By:
may be renovated and reused. Elise Cruz
UVA Foundation
This plan is for illustrative purposes only and is subject 3/28/2019
to change. Page 3
ATTACHMENT 4
BIRDWOOD MANSION AND GROUNDS
ZMA:201&00014
PROFFFRSTATFIVIENT
Date: May 10, 2019
ZMA#: ZMA 2018-00014
Tax Map Parcel#: '07500-00-00-06300(portion of)
Owner of Record: University of Virginia:Foundation
• 15.2.1 acres to be rezoned from R-1:Residential("R-1")to Highway Commercial:("HC").
The following property is subject to rezoning application ZMA-2018-00014.(the"Application")and
thus to this proffer statement:a portion of Tax Map Parcel 07500-00-00-06300 shown as"Proposed
Area of Rezoning 15.21 acres"on.the Rezoning Boundary Exhibit,prepared by Roger W-.Ray&
Assoc.,Inc,dated October 18,.2018,last revised March'21,2019,and attached hereto as Exhibit A(the
"Property.").: The Applicant and owner of the Property is University.of Virginia Foundation(the
"Owner'.').
The Owner hereby voluntarily!proffers that if the Albemarle County Board of Supervisors acts
to approve the Application,as.requested,the Owner and its successors and assigns shall.develop the
Property.in accord with the following proffers pursuantto Section.15.2-2298 of the Code.of Virginia;
1950,as amended,and pursuant to..Section 33.22 of the Albemarle County Zoning Ordinance.These.
conditions are voluntarily proffered as part of the Application,and the Owner acknowledges that(1)the
rezoning itself gives rise to the need for the conditions;and(2)such conditions have a reasonable
relation to the rezoning requested. i ..' : .
In the event the Application is denied the,proffers shall immediately be null and void and
of no further force or effect.• - •
1: "; Development of theProperty shall be in general accord with the plan entitled
"Rezoning"Conceptual Plan"prepared by.Elise Cruz and dated May 10,2019,and attached hereto as
• Exhibit B(the."Conceptual Plan")::The Owner reserves the right to develop the Property in phases:
2. Within the Property, only the following:uses shall be permitted by right; subject
always to the express terms of this proffer statement:
a. Pursuant to subsection 24.2.1 of Section 24, HC Highway Commercial
zoning district, of the Albemarle County Zoning Ordinance,as those
regulations:exist on the date of approval of ZMA 201 a-00014;as set forth . •
below:.Section 24.2.1 numbers 20, 35,36, 37;41;.44,.and 45.
b. Pursuant to subsection 22.2,1 of Section 22, G 1 Commercial zoning
district, of the Albemarle County Zoning Ordinance, as those regulations
1 :
ATTACHMENT 5
•
exist on the date of approval of ZMA 2018-00014, as set forth below:
Section 22.2..1 numbers.b.17, b.18,b.19,b.26, and b.27.
The by-right uses of the Property that are permitted pursuant to sections 24.2.1 and 22.2.1
and pursuant to this Proffer Statement are shown below without strikethrough. Uses which will
not be permitted on the Property(subject always to the express terms of this proffer statement)
have been indicated by strikethrough.
24.2.1 BY RIGHT.
The following uses shall be permitted in any HC district,.subject to the applicable
requirements of this chapter. The zoning administrator, after consultation with the director of
planning and other appropriate officials,may permit, as a use by right, a.use,:not specifically
permitted;provided that such use shall be similar to uses;perinitted by right in general character,
and more specifically, similar in terms of locational requirements, operational characteristics,
visual impact and traffic generation. Appeals from the zoning administrator's decision.shall be as.
generally provided in section 34.
1.
3...
4.
6.. Clubs, lodges (reference 5.1.02):' .: .
9- aetet'fetltlet-saleslethiag-alld-fabge7
8.
10. Feed and seed stores(reference 5.1.22).
12:
13:
14. . .
.15
16: Feed-and-gr-oteres-ifieludifigc-sitett-spesialty-sheps-as-bak-eFyreatilk
,
17. : ,
19. (Repealed 6 3 81).
20. Hotels,motels and inns.
2, 1. . I ehousing .
22. . ;
23:
24. .. .
25. . v
26.
2 .
ATTACHMENT 5
27. Newspaper-publishing:
28,
29.
30. Eating-establishment,fast-feed its:
31.
32. .
33 . Waysidae stan s- vegeta _ nd a cultur. deference 5�9).
34. t .
35. Water,sewer,energy and communications distribution facilities.
36. Public uses(reference 5.1.12).
37. Temporary construction headquarters and temporary construction storage yards.
(reference 5.1.18) .
38. Indeer-theaters . . .
39.
40. rro,, .,,.......industr alizea build( gs (reference 5 8
41. Uses permitted by right pursuant to subsection 22.2.1 of section 22.1, commercial,
42. Indoor athletic facilities. (Added 9 15 93)..
43. Farmer's market(reference 5.1.17). (Added-10 11 95). .
44.. _ Stormwater management facilities shown on an approved final'site'plan or
subdivision plat. (Added 10-9-02)
45. Tier I and Tier II personal wireless services facilities (reference 5..1.40). (Added
10-13-04)
46. Storage yards.
47.
of the establit,.,,ent d es rote eed n nnn s e f of per site,p ,idea that the
48.
49: SterageAVafehousirleADIstFibutieThLTFansPelltatieleer-area-ef-t- he
tablis�... e t dos note eed � nnn s e f et per site. p ided that the R
, .
rdofs
50. Drive through windows (reference 5.1.60). (Added 3 2 16).
22.2.1'BY RIGHT
The following uses shall be permitted in any C-1 district, subject to the applicable
requirements of this chapter. The zoning administrator, after consultation with the director of '
planning and other appropriate officials, may permit, as a use by right, a use not specifically
permitted;provided that such use shall be similar to uses permitted by right in general character,
and more specifically, similar in terms of locational requirements, operational characteristics,
ATTACHMENT 5
visual impact and traffic generation. Appeals from the zoning administrator's decision shall be as.
generally provided in section 34.
a. The following retail sales and service.establishments:
3. Department-stere:
4. . Drug store,pharmacy.
5. Florist.
6. . . ,
7 ,
8.. Ha e-stet
9:
11.:: Optical good
12. Photographic-good
13.
14. o g goods
15. . .
16. : Farmers' markets.(reference:5.1.17). 17.
17: balaer-atefiesAesearett-and-Dewelepfnenti-Exper-imental—Testineer.
'
„fthe.establishment a es „ e eedn 000 . e feet r e,previded t at the
18. Manuf etur: g,Procss;ng/A csemblyil- '.,bricat on an,1 A ec)clin , n s floor a-
of the-esti shment-does not-exceed 1 000 s„u, a... ided that the
gross floor area of the establishment may exceed 1,000 square feet per site by
19. Drive through windows (reference 5.1.60). (Added 3 2 16)
b: :The following services and:public establishments:
1.
2. e .
3: . .
4. Clubs,lodges'(reference 5.1.02).
5.
6: . Fire and rescue squad stations(reference 5.1.09)..
8. Health spas.
9. Indoor eater .
10. . Laundries, dry cleaners. •
11. .
12.. . . .
13. Nurseries,day care centers(reference 5.1.06).
4
ATTACHMENT 5
14..
15. Tailor, seamstress.
16.
17. Water, sewer,energy and communications distribution facilities.
18. Public uses(reference 5'1:12).
19. Temporary construction headquarters and temporary construction storage yards
(reference 5.1.2). .
20. Dwellings(reference 5.1.21).
21. : (Repealed 1 3 .13).
23..
24. Indoor athletic facilities. (added 9 15 95)
25. : (Repealed 5 5 10). .
26. Stormwater management facilities'shown on an:approved final site plan or
subdivision plat..(Added 10-9-02)
27. Tier I and Tier II.personal wireless.service facilities(reference 5:1.40)...(Added
•Notwithstanding that the above-referenced uses will not:be permitted on the Property,.
this proffer statement shall not be interpreted to prohibit uses'accessory to a hotel,=motel or inn,
or any:other uses:permitted as by-right,per,this proffer:statement:: : : : :
3. Prior to issuance of a certificate of occupancy for the Birdwood Mansion and
Grounds,.the Owner shall submit.for approval:by.the Zoning,Adriministrator a current.Event •
Management Plan to provide adequate parking for the:public:during events at the Property,.and
further designed to avoid or minimiz e public.parkng in adjacent and nearby residential areas
during:such public events:`Such a plan shall include a commitment by the Owner to provide
adequate event parking on,the Property or the adjacent Boar's Head property with:additional,
access to the:Property either by shuttle'service or:on foot, at the discretion of the.Owner. Parking
may also be provided in other parking areas controlled by the Owner or-.its affiliated entities,.
each in the discretion of the,Owner.given the expected attendance at each particular event. Such •
a plan wiR also provide for:-.sthe.use of shuttle services as necessary given the size and nature of a
particular event, for the use of adequatesignage directing the public to permitted parking areas,
. and.the'use Of appropriate personnel to:direct the public to such permitted parking:areas and to : :
discourage or prohibit public:parking:in adjacent and nearby residential areas :.
4. The Ow*agrees to conduct warrant analyses;and to provide a pro rata financial' •
contribution to future transportation improvements(as.may be warranted), as established in.
conditions of approval#8.and#9 in special.use permit amendment SP2O1700032.
5: Prior to final site plan approval,the Owner shall obtain the approval from the
Zoning.Administrator of a shared parking agreement with the owner of the adjacent Boar's Head .
Resort parcels,
ATTACHMENT 5
6. For all events at the Property involving amplified music,the Owner shall utilize a
house sound system that has a maximum sound level output of 85 dBA, measured at a distance
of i (50) feet from the speaker.
WITNESS the following duly authorized signature:
UNIVERSITY OF VIRGINIA FOUNDATION`
By.
Printed'Name:
Title: :
39112094 1 "
ATTACHMENT 5
Exhibit"A,;
Rezoning Boundary
(attached)
•
•
•
•
•
7.
ATTACHMENT 5
•
•
. . . . . Exhibit"B„ .
. . Rezoning Conceptual Plan
attached) . .
•
•
. •
4 •
•
x" a
•
•
4.4. •
•
•
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•
•
40 s
.
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39112094_1
'. .'. ..
. ATTACHMENT 5
ZMA201800014: Birdwood Mansion and Grounds
Attachment 6 -Staff Analysis of Neighborhood Model Principles
Pedestrian Information submitted with previously-approved SP-2017-00032,:described in
:Orientation previous community meetings, and contained within the PACC-endorsed
Birdwood Area B Study suggests that the Birdwood:property will contain a
network of non-vehicular connections(golf cart paths and walking trails)which
would provide access throughout the Birdwood property, and.which would •
provide pedestrian connection with the designated "Center" at Boar's Head.
Principle is met: :
Mixture of Uses The special events proposal would establish new, complimentary uses:to the
surrounding:Birdwood Golf.Course and adjacent Boar's Head:Resort.
Principle is met.
Neighborhood Information submitted with previously-approved SP-201.7-00032, described in
Centers • previous'commUnity.meetiñgs,.and contained within.the Birdwood Area B.Study
suggests that the Birdwood property will contain a.network of non-vehicular
connections (golf cart paths and walking trails)which would provide access
throughout the.Birdwood property and which would provide pedestrian
connection with the designated "Center" at Boar's Head: The Boar's Head Drive
provides vehicular interparcel connection to the"Center" at Boar's Head.
Principle is:met. :
Mixture of Housing The-proposal does not include any residential dwelling units:
Types and . . Principle is not applicable.
Affordability ' .
Interconnected The proposal utilizes existing transportation infrastructure, including Boar's
Streets and Head Drive which now provides a permanent vehicular interparcel connection
Transportation between the Birdwood property and Boar's Head Resort. An existing service
Networks drive to the rear/south of.the Birdwood:Mansion would provide service vehicles
and emergency vehicles with vehicular access around the entire project:site..
Principle is met. •
Multi-modal Proposal includes partial reliance:on shuttling guests to the Birdwood.Mansion
Transportation from the Boar's Head Resort and from the Birdwood Golf Clubhouse parking
Opportunities lot. Information submitted with previously-approved SP-2017-00032, described
in previous community meetings, and contained within the Birdwood Area B
: • : : • Study suggests that the Birdwood property will contain a network of.non-.
vehicular connections (golf cart paths and walking trails)which would provide
access throughout the Birdwood property,and which would provide for some.
connectivity with surrounding residential neighborhoods and the designated
• "Center" at Boar's Head: '
However, the application materials do not contain any explicit'information about
these types of non-vehicular connections. The proposal also does not appear to
contain any information about the proposed Three Notch'd Trail,a planned
greenway that will connect Crozet and Charlottesville and which is proposed to
have a general alignment along the 250 Y Ivy Road corridor.
Principle is partially met.
ZMA 2018-00014.Birdwood Mansion.and Grounds—Attachment 6 : . .
PC Public Hearing:June 4,2019 . .
ATTACHMENT 6
Parks, Recreational This proposed project is situated within a large golf course with cart paths which: •
Amenities; and can be used by guests of the Boars Head Resort and event attendees, and
Open Space (potentially) by members of the public. The Birdwood property also contains
extensive hiking.trails which can be accessed by the cart paths and other
sidewalks.
Additionally, the portions of the subject property Which have a future land use
designation of"Parks and Green Systems" are excluded from this proposal, and
therefore would remain undeveloped and not be impacted or otherwise affected.
Principle is met.
Buildings and The proposal is to rehabilitate and reuse existing historic structures; no new
Space of Human structures are shown on the conceptual plan.
Scale Principle is met.
Relegated Parking The conceptual plan appears to show all proposed new parking located in a
side yard area, beyond the front facade of the primary structure (historic
mansion). The proposal also utilizes existing parking areas and shared parking
agreements.
Principle is met.
Redevelopment. The proposed rehabilitation and reuse of the Birdwood Mansion would end,an
era of disuse and thereby prevent further deterioration of this historic resource,
and would bring a currently underutilized structure into a new era of stability' '
and functional use. The proposal also includes the rehabilitation, reuse, and
repurposing of several historic outbuildings. The proposal would also partially
utilize existing transportation infrastructure.
Principle is met.
Respecting Terrain Although a conceptual grading plan was not provided, the proposal and
and Careful Grading ,program for this property do not seem to require extensive grading. .
and Re-grading of Construction of a new access road/driveway will partially utilize a historic
Terrain driveway alignment; and the remaining.(unused) section of that historic
• driveway alignment will be preserved:
A separate:proposed service drive would lead from the UVA Golf facility to the
southwestern corner of.the Birdwood Mansion:This proposed improvement is
notable in that it would require grading and.construction in close proximity to a
row of mature trees, which could pose a significant risk to these trees that
contribute significantly to the historic landscape. However, the application
materials include a Birdwood Landscape Presentation:memo from Mrs. Rachel
Lloyd, dated 5/10/19, containing assurances that"the design'team will evaluate
options for protecting the pecan trees while rehabilitating the service drive."
Specifically, four(4) potential strategies were identified in the Birdwood
• ' Landscape Preservation Memo (Att.9):
Additionally,'this proposed improvement is also notable in that it"would follow
what appears to be an older road or path trace"visible in "an older aerial
photograph, c. 1937," as described in the same memo. As such, this proposed
improvement can be at least partially understood as the reuse of a former
service drive. Although staff:strongly recommended the use of existing service.
drives, the careful reconstruction and reuse of a former historic site feature
ZMA 2018-00014.Birdwood Mansion.and Grounds-Attachment 6 ' . '
PC Public Hearing:June 4,2019
2:
ATTACHMENT 6
would be comparatively less impactful than similar land disturbance, grading,
and construction activity would be if done in a previously unimproved area of
the historic landscape:
Additionally, a Phase I Archaeological Survey (Att. 11) was completed by
Rivanna Archaeological Services, LLC (RAS); and based on that survey, a
Construction Monitoring Plan (Att. 12) has also been prepared by RAS. The
Archaeological Survey recommends that additional archaeological investigation
("limited large unit excavation") be conducted prior to construction of the
proposed service drive in order to define, identify,:and determine the
significance of the subsurface materials located in'Feature 3"that were
discovered during this Phase I Archaeological Survey.The survey notes that
"only feature 3 located west and south of the southwest outbuilding may
potentially be impacted by proposed future development,"with the proposed
future development referring to the proposed service drive identified above. The
corresponding Construction Monitoring Plan recommends that an archaeologist
be present for the anticipated (partial) demolition of an existing underground .
cistern located near the eastern façade of the Birdwood Mansion, in order to
document the historic structure and any associated features with photographs
and maps.
Principle is generally met; provided.that'the.project team successfully carries
out the various intentions and commitments identified in the Landscape
Preservation Memo, Phase I Archaeological.Survey, and Construction
Monitoring Plan:
Clear Boundaries : The portion of the Birdwood property which adjoins the Rural Areas, and which
with the Rural Area is designated as.Parks and Green Systems on the Future Land Use Plan, would.
remain undeveloped forested foothills in this proposal.,
Principle is met.
ZMA 2018-00014 Birdwood Mansion and Grounds-Attachment 6 . . .
PC Public.Hearing;June 4,2019
3.
ATTACHMENT 6
*thb.
To: Elise Cruz Date: October26,2018 Memorandum
Real Estate Project Coordinator
University of Virginia Foundation.
Project#: 34283.00
From: Christopher Daily,P.E. • Re: Birdwood Mansion Zoning Map Amendment
Jon Bonghi,P.E
Introduction:.
At the request of the University of Virginia Foundation,VHB conducted a review of the Zoning Map amendment for
the Birdwood Mansion(i.e., 500 Birdwood Drive)to modify the current R1 zoning to a proposed HC-Highway
Commercial zoning to allow the Birdwood Mansion to be utilized as an event center for special events,including
weddings, business events,and other gatherings.VHB was asked to review the proposed amendment with respect to
the anticipated traffic generated by the revised usage and the potential impact on the intersection of Boar's Head
• Drive(formerly Golf Course Drive)%Ivy Road (US 250)1.
Anticipated Usage:
The property management staff anticipates the Mansion to annually host up to 24 weekend events for
wedding/reception activities with an estimated average of 100-120 attendees,and up to 96 weekday business related
gatherings with an estimated average attendance of 25-30attendees. •
New Traffic/Generated Trips:
For the purposes of reviewing traffic impacts to the public road network,the wedding events were identified as the
focus of this review since;these events are anticipated to produce:a higher rate of attendance and therefore a higher
rate of traffic/trips to and from the facility.
• Typical wedding ceremonies occur outside of the peak traffic period of the adjacent road (Ivy Road),primarily on
weekend afternoons. Based on a recent study performed for the Colorado Department of Transportation,the wedding
party,wedding guests,and photographers/event staff represent 10%of those attending the wedding and'arrive more
than one hour before the ceremony.The remaining 90%arrive during the one-hour period before the ceremony.
With a conservative estimated attendance of 120.attendees,according to the 10%assumptiion,approximately 100 of
the attendees will arrive in the hour prior to the event.Also gleaned from the Colorado:DOT study,,it was established
that wedding attendees tend to travel together as couples,families,or groups of friends with a passenger/vehicle
The portion of the entrance road that begins at the junction of the"connector road"and continues to the Golf Club
House continues to be identified as Golf Course Drive:
VHB,Inc.
115 South 15th Street,Suite 200,Richmond,VA 23219
P 804.343.7100
ATTACHMENT 7
Ref:34283.00
October 26,2018
Page 2
ration of 2 to 2.5 guests per vehicle.The resulting anticipated number of new vehicular trips arriving to the
Mansion Property is 40 vehicles per wedding event.
Trip Distribution:
Property management Staff anticipates event attendees will utilize the parking facilities at the Birdwood Golf Course
located to the South of the Mansion Property at the end of Golf Course Drive. Given the location of the parking
facilities it is assumed that all new vehicle trips will enter the property via the Boar's Head Drive/Ivy Road intersection.
Previously accepted traffic distribution from the east and west were retained for this analysis:80%of the new trips
would be traveling from the east and making a left onto Boar's Head Drive,while 20%would be traveling from the
west and making a right onto Boar's Head Drive.
Trip Origin Percentage Trips Number of Trips
From the East of Boar's Head Drive 80% 32(WB Lefts)
From the West of Boar's Head Drive 20% 8(EB Rights)
Impact on Intersection:
The peak event(i.e.,wedding)trip generation will typically not occur during the normal week day peak hours.
Consequently, it is unlikely that the trips generated by these events will have any significant impact on the Ivy Road/
Boar's Head Drive intersection performance during the peak traffic conditions on Ivy Road. But to demonstrate the
absolute worst-case condition,this analysis evaluated intersection performance if the event traffic did coincide with
the PM peak of Ivy Road.
VHB did perform a sensitivity analysis using Synchro for the PM peak hour to see the comparative delay and LOS of
the intersection in a worst-case scenario if event traffic were to coincide with the weekday PM peak hour, assuming
the intersection continued to operate under the existing two-way stop control condition.The background volumes
represent the forecasted volumes on Boar's Head Drive after renovations to the Golf Course and Tennis center and the
Connector Road is in place (i.e., the volumes used in the Traffic Impact Analysis conducted in support of the Golf and
Tennis SUP).
Table 1 shows that there is negligible effect on the operations along Ivy Road at the Boar's Head Drive intersection in
terms of delay and queuing with the addition of the event traffic.The intersection LOS has negligible change and the
queues in the westbound left-turn bay remain at approximately one vehicle length.
Table 1. —Comparison of Golf Course Drive/Ivy Road Intersection Performance Metrics w/wo
Addition of Birdwood Mansion Event Trips
Intersection WB WB
Approach LOS(delay) LOS(delay) Queue
\\vhb\proj\Richmond\34283 00 Boars Head Parking\tech\Birdwood Mansion- Parcel Rezoning
ATTACHMENT 7
Ref 34283.00
October 26,2018
Page 3
Approach Level of Service(Delay),Prior to A(<5 sec/v) B(9.4) 15 ft
Mansion Event Trips -
Approach Level of Service(Delay),With Mansion A(<5 sec/v) B(11.9) 21 ft
Event Trips
Conclusion:
Given the nature and size of the events to be held at the Birdwood Mansion and the minimal number of additional
trips added to the roadway network,there would be negligible impacts to the performance and operations of the Ivy
Road/Boar's Head Drive intersection.
Figure 1 - Site Location:
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\\vhb\proj\Richmond\34283.00 Boars Head Parking\tech\Birdwood Mansion-Parcel Rezoning
ATTACHMENT 7
Ref 34283.00
October 26,2018
Page 4
Figure 2-Site Parking:
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\\vhb\prof\Richmond\34283.00 Boars Head Parking\tech\Birdwood Mansion-Parcel Rezoning
ATTACHMENT 7
RESOLUTION TO APPROVE
SP 2017-32 UVA OUTDOOR TENNIS,PERMANENT CONNECTOR ROAD,
AND BIRDWOOD GOLF COURSE ADDITION
WHEREAS,the University of Virginia Foundation filed an application to amend a previously-
approved special use permit(SP 201700023)for Tax Map Parcel 07500-00-00-06300 to construct a new
UVA outdoor tennis facility,to add a short course to the Birdwood Golf Course,and to allow unrestricted
permanent vehicular use of a private street between Golf Course Drive on the Birdwood property and
Berwick Road on the Boar's Head Sports Club property,and the application is identified as Special Use
Permit 2017-00032 UVA Outdoor Tennis,Permanent Connect Road,and Birdwood Golf Course Addition
("SP 2017-32"); and
WHEREAS,on June 19,2018,after a duly noticed public hearing,the Albemarle County Planning
Commission recommended approval of SP 2017-32 with modified conditions; and
WHEREAS,subsequent to the Planning Commission,staff worked with the applicant to modify the
conditions to address the Planning Commission's concerns and to incorporate conditions that were
established for previously approved special use permits; and
WHEREAS,on August 1,2018,the Albemarle County Board of Supervisors held a duly noticed
public hearing on SP 2017-32.
NOW,THEREFORE,BE IT RESOLVED that, upon consideration of the foregoing,the staff
report prepared for SP 2017-32 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 2017-32, subject to the conditions attached hereto.
I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of a
Resolution duly adopted by the Board of Supervisors of Albemarle County,Virginia,by a vote of five to zero,
as recorded below,at a meeting held on August 1,2018.
Clerk, Board of County Supervi
Ay Nay
Mr.Dill Absent
Mr. Gallaway Y
Ms. Mallek Y
Ms. McKee) Y
Ms. Palmer Y
Mr. Randolph Y
ATTACHMENT 8
SP 2017-32 UVA Outdoor Tennis,Permanent Connector Road,
and Birdwood Golf Course Addition Conditions
1. Development of the Birdwood Property shall be in general accord with the concept plan entitled
"B irdwood SP 2017-00032 Concept Plan"prepared by Elise Cruz,University ofVirginia Foundation
("UVAF"),dated April 27,2018,which includes sheets 1-4 (the"Concept Plan"),attached hereto,as
determined by the Director of Planning and Zoning Administrator.To be in general accord,
development and use shall reflect the following major elements shown on the Concept Plan and on each
corresponding Concept Plan Detail,as noted below:
A. Exhibit A—Concept Plan(Sheet 1 of 4):
i. Locations ofstructures, improvements,and uses;
ii. Limits of Golf Course, including 18-hole Golf Course, Par 3 Short Course,Practice Ground,
Short Game area,and associated improvements; and
iii. Location and alignment of Connector Road between Golf Course Drive and Berwick Road.
B. Exhibit B—Tennis Facility Detail(Concept Plan Sheet 2 of 4):
i. Location of Tennis Facility within area shown in green shading;
ii. Location of future tennis courts within area outlined in a dashed oval and entitled,"Future
tennis courts",and prohibition of high mast lighting in this area;and
iii. Provision of ADA-compliant pedestrian infrastructure to connect Birdwood property(TMP
475-63)with neighboring Boar's Head Sports Club property(TMP#59D2-01-15).
C. Exhibit C—Golf Practice Facility Detail(Concept Plan Sheet 3 of 4):
i. Building location,orientation, and mass;
ii. Parking lot location;
iii. Installation of new landscaping for screening purposes;
iv. Retention oftrecs shown for preservation;and
v. Earthen berms adjacent to the new parking lot.
D. Exhibit D—Connector Road Detail(Concept Plan Sheet 4 of 4):
i. Location and alignment of Connector Road between Golf Course Drive and Berwick Road;and
ii. Pedestrian infrastructure(including sidewalks,crosswalks,and outdoor lighting)
Any new construction and/or improvements at the subject property,other than the site improvements that
are in general accord with the Concept Plan and with each corresponding Concept Plan Detail as determined
by the Director of Planning and Zoning Administrator,shall require an amended special use permit,except
for the following:
• Modifications to golfcourse layoutwith in the boundaries ofthe existing 18-hole golf course,and
outside of the boundaries of the Birdwood Mansion"Historic Core"and"Outer Precinct"as
identified in the Birdwood Landscape Site Protection and Stewardship Strategies Plan(2015);
• Construction of athletic-related accessory structures or other athletic-related improvements which
primarily support the use ofthe golf course facilities and/ortennis facilities and which occur
within the general area ofthose uses.
• Other minormodificationstotheConceptPlan or corresponding Concept Plan Details that
do not otherwise conflict with the elements listed above may be made to ensure compliance
with the Zoning Ordinance,as determined by the Zoning Administrator.
2. Design and development of the improvements shown on Exhibit C—Golf Practice Facility Detail
(Concept Plan Sheet 3 of 4)shall be subject to the following,as determined by the Planning Director or
designee:
a. Placement ofthe parking lot within the"bowl"created by the existing terrain in a way that minimizes
grading ofthe slope to the north ofthe new parking lot,which is to be preserved for its screening effect;
ATTACHMENT 8
b. Construction ofearthen berms adjacent to the parking lotwhich are compatible with existing topographic
variation and which further reduce the visibility ofthe parking lot and parked cars from Golf Course Drive;
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 or similar grass landscape along GolfCourse Drive;and
iii. The use of native plant materials;and
d. Submittal ofa conservation plan prepared by a certified arborist to preserve trees identified for
preservation,including the treatment of al l ash trees(species Fraxinus)that are to be preserved for
protection againstthe emerald ash borer(Agrilusplanipennis),to be used in conjunction with any required
conservation checklist.Ifall reasonable alternatives for preservation have been explored,and such trees
cannot be retained due to the health of the tree as determined by the certified arborist,removal may occur.
3. Design and development of the improvements shown on Exhibit D—Connector Road Detail(Concept
Plan Sheet 4 of 4)shall comply with the Special Exception(Grading Buffer Waiver) and all Special
Exception Conditions approved by the Board of Supervisors on April 4,2018, including but not limited
to compliance with the requirements identified on the"Landscaping and Screening Exhibit"dated March
5,2018.
4. Expansion or replacement of the Clubhouse is permissible,provided that all site plan, building permit,
and all other applicable permit approvals are properly obtained.
5. No change in use of the Birdwood Mansion is permitted through this Special Use Permit Amendment.
6. All proposed outdoorlighting for the property shall comply with Albemarle County Code,except as
otherwise modified or waived by the Board of Supervisors through the approval of a Special
Exception request(as may be applicable). Tall mast lighting(lighting that is on a pole more than 35
feet in height)shall not be permitted for tennis courts in the area designated as"Future tennis courts"on
Exhibit B—Tennis Facility Detail (Concept Plan Sheet 2 of 4),dated April 27,2018.
7. Sound studies that demonstrate compliance with the Albemarle County Noise Ordinance, as determined
by the Zoning Administrator or her designee,shall be submitted to Albemarle County prior to the issuance of
a Certificate ofOccupancy for the Tennis Facility.
8. 'Iheowner's traffic consultant shall conduct signal warrant analyses fortheGolfCourse Drive and Ednam
Drive intersections with U.S.Route 250 to determine if volumes indicate that any modification to
intersection controls should be implemented. Such analyses shall be conducted a minimum of two times
(the first shall occur twelve(12)months after the permanent opening of the connector road,and the
second shall occur twenty-four(24)months after the permanent opening of the connector road),and
shall be submitted to Albemarle County for review. If any modification is indicated based on traffic
volumes collected per standard procedures ofthe Virginia Department ofTransportation("VDOT"),the
owner's consultant will prepare and submit the requisite Signal Justification Reportevaluating alternative
intersection control to VDOT andAlbemarle County and engage in discussion about the appropriate
measures,if any,to betaken at either intersection.
9. Potential future transportation improvements:
a. If the signal warrant analyses referenced in condition#8 or any subsequent additional signal •
warrant analyses(collectively,the"Analyses")demonstrate that any change to the traffic control
type or means of access are appropriate at either the intersection of Golf Course Drive and U.S.
Route 250 and/or the intersection at Ednam Drive and U.S. Route 250(collectively,the
"Transportation Improvements")prior to the date that is five(5)years after the date of the
permanent opening of the Connector Road,the Foundation will pay its pro rata share toward the
ATTACHMENT 8
cost of the Transportation Improvements,which pro rata share shall be based on the Analyses(the
"UVAF Contribution").
b. For purposes of calculating the monetary amount of the UVAF Contribution,the cost of the
Transportation Improvements shall be based on the cost of a new traffic signal and any
modifications to the existing traffic signal (collectively,a"Signal")at the time the UVAF
Contribution is requested by the County,even if the Transportation Improvement that is ultimately
installed is something other than a Signal(such as a roundabout, or other alternative intersection
control device that costs more than a Signal). However, in the event that the Transportation
Improvement that is ultimately installed costs less than the cost of a Signal,the UVAF
Contribution shall be based on the cost of the improvement ultimately installed, rather than the cost
of a Signal.
c. Upon a determination by VDOT and the Albemarle County Director of Community Development
that any Transportation Improvement is required pursuant to the terms of paragraph 9(a)herein,the
County shall provide written notice to the Foundation(the"Notice"),of the amount of the UVAF
Contribution for the Transportation Improvements.The Foundation shall have One Hundred
Twenty(120)days from the date of delivery of the Notice to provide the UVAF Contribution,
which may be in the form of a bond. If the Transportation Improvements have not been completed
within five(5)years after the Foundation's delivery of the UVAF Contribution,the UVAF
Contribution shall be returned to the Foundation. If the County has not delivered the Notice within
five(5)years after the date of the permanent opening of the Connector Road,the Foundation shall
be relieved of any obligation for the Transportation Improvements.
10. The owner shall continue to implement an Integrated Pest Management/Nutrient Management Plan to
reduce adverse water quality impacts.
11. Ingress and egress along Birdwood Drive shall continue to 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 or other areas of Birdwood.
12. Use of the property must adhere to the Events Management Plan as described in Proffer#4 of
ZMA201700010.
13. SP201700032 shall remain valid so longas construction ofany one ofthe uses proposed herein is
commenced on or before August 1,2023.
•
ATTACHMENT 8
BIRDWOOD Sheet of
SP 2017-00032 Conceptual Plan
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AECOM
Imagine it. AECOM
/�+��` Delivered. aecom.com
Project name:
Birdwood Renovation
Project ref:
60563560
From:
Rachel Lloyd
To:
Elise Cruz Date:
Real Estate Project Coordinator May 10,2019
UVA Foundation
PO Box 400218
Charlottesville,VA
CC:
Memo
Subject: Birdwood Landscape Preservation
The preservation of the Birdwood historic landscape has been an important consideration during the planning for
the property rehabilitation. Treatment planning has focused on the retention of key historic spaces, qualities, and
features, including views, vegetation, garden areas, and other landscape resources. The historic character and
design of the landscape has guided the placement of proposed features and the general arrangement of site
circulation and spatial organization.
Particular questions about the treatment for proposed site features have focused on two issues: the protection of
special mature trees and the location of event-related structures.
• In general, proposed site features are placed outside the dripline of mature trees to minimize damage to
their roots. In one case, the plan proposes a new service access drive along the western side of the
property's historic core; this access abuts a row of historic pecan trees. Pecans typically grow a very deep
tap root with shallower feeder roots out to their dripline or beyond. The current plan proposes that the new
service access would follow what appears to be an older road or path trace, visible in the landscape through
a slight depression in the topography immediately west of the trees. An older aerial photograph, c. 1937,
also appears to show the end point of that same drive, parallel to the eastern driveway that remains today.
Therefore, the trees likely matured under conditions that included a road or path in the proposed service
access location. The design team will evaluate options for protecting the pecan trees while rehabilitating the
service drive by 1)working with an arborist to evaluate potential protection measures, 2) providing a shallow
road base that minimizes impacts to the trees'feeder roots, 3) shifting the proposed drive to the west
outside the trees'dripline, and/or 4) other measures as necessary. Views to the service drive from the key
historic spaces (house and formal gardens)would be mitigated by proposed plantings such as a hedge and
other compatible screening vegetation.
• The landscape's historic spatial organization suggests that any structures should be located outside the key
garden areas and critical viewsheds. However, temporary structures placed in the landscape to support
events would not have an impact on the integrity of the property because they would be removed at the
closure of the event season and would have no permanent effect on the landscape (i.e., would not require
the removal of existing landscape features or the addition of visible permanent surface features such as a
foundation). While the exact location of any future permanent structure would be evaluated in more detail as
necessary, the general location would follow the treatment guidelines for the overall property.
1/1
ATTACHMENT 9
... .
BIRDWOOD LANDSCAPE
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SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN
UNIVERSITY OF VIRGINIA FOUNDATION /2015
ATTACHMENT 10
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 contains the highest concentration of designed entrance drive and the pecan trees south of the pavilion. barn,a garage,several lakes,and a Caretaker's Cottage were built.Charles
landscape features on the property.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 De Witt purchased the core property in 1936,although by this EXTANT HISTORIC FEATURES
outer landscape is no longer farmed,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 The Birdwood Landscape Report identifies the following historic buildings
pavilion and also constructed Middleton House,the Caretaker's Cottage, and landscape features:
The documented history of what would come to be known as Birdwood several lakes,and a show barn for his Hereford cattle.
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 Trist in 1800,and Wiliam Garth in separate entry drive and features related to the sport,thus maintaining the Northwest Storage Building,c.1830
1810 open quality of the former agricultural fields.Several of the buildings near the Southeast Storage Building,c 1819-1830
mansion are currently used for housing.In general,and aside from the golf Southwest Storage Building,c.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,c.1940
quarters for enslaved workers,a gardener's cottage,orchards,berry patches, ' Middleton House,c.1940
a roof cistern,wine cellar,apple room,a multitude of trees representing Samuel Buck-William Chamberlain Era(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 to the 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 ornamental gardens that were later photographed by Rufus
BIRDWOOD LANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 2
ATTACHMENT 10
historic landscape.Other important components of the landscape include the INTEGRITY ; • *' +r.,4 ; -•.-„„�.•�•,r Mrs
circulation features such as the entry drive,remnant garden paths,gates, .
and gateways.Views to and from the pavilion were critical elements of the The designed landscape appears to retain integrity from all periods,in that it •
go
landscape design. retains many of the historic structures,features,and characteristics created *-
there over time. • t y
HISTORIC SIGNIFICANCE �;, • �.�" I 'i !
Missing features include the swimming pool,the pool pavilion,garden &i: I r « i' Itt�
The Birdwood property is considered significant because it"embodies plantings,garden walkways,pergola,orchards,other farm gardens,barns. .r q•*; -•, ./""3 f
•to its National Register nomination(2003).The property contains many garden benches and other site furnishings,and garden statuary. • _ :• : ` i
contributing buildings within a distinctive landscape.The historic buildings , � '
include the main Birdwood pavilion,slave quarters,an ice house,barns, SOURCES ~a` —444 1• I I'i .
a silo,other dependencies,a water tower,and dwellings representing l I ,•t
Early Republic,Classical Revival,vernacular,and pre-World War II styles. , •. . ' ; ' t ��fff��i f
Although the National Register nomination does not include Middleton House • Birdwood, National Register of Historic Places nomination,2003 r %•
or the Caretaker Cottage as contributing buildings,these residences were • Birdwood Cultural Center,prepared by Mitchell I Matthews t
constructed in the historic period of significance and helped support the Architects for the University of Virginia,1997 •_- `--' •
; y• r,
function of the farm. • Birdwood Ice House, Historic American Building Survey,1982 •'
• "Birdwood Landscape Report,"prepared by the University of l.p----.`�/ i •
As the Birdwood Landscape Report suggests: Virginia,n,d. • k. 1
• Birdwood Mothball Report,prepared by Frazier Associates for the • •— - r
"Birdwood exemplifies the emergence and evolution of an antebellum University of Virginia,2014 • _ _ .
plantation,displaying changes in the needs and tastes of successive • Boar's Head Intangible Qualities,prepared by 3 North for the
owners.This eclectic landscape incorporates design features ranging University of Virginia Foundation,2011
in date from the early 19th century to the present.Notable among •w•- '=t r_y '
the earlier elements are the first-period dwelling,the slave quarter, • University of Virginia Historic Preservation Framework Plan,
and four of its dependencies,all of which were present by ca. prepared by the University of Virginia,2007 r `"
1830.Agriculture and slavery built what was at this time a working • Watertower at Birdwood Pavilion,Historic American Building •
landscape.The outbuildings created a formal precinct around the Survey,1993
dwelling while removing domestic functions from this main structure. -
The remote situation of the quarter reflected the social relation of
master and slave. ��� z.` Jy }at X'►
•By the late 19th and early 20th centuries purely agricultural pursuits ..' +� X
were giving way to the social concept of a gentleman's farm or
country estate.The present extension of the house,the water tower, 4, f' a '.+ i
equestrian-related outbuildings,garages,and garden all date from
this later period.The 20th-century transformation of Birdwood's ".
function and physical character was part of a broader trend involving ./.., , •
the reclamation of Virginia's old estates in the Colonial Revival era, 0 •
beginning about 1900 and reaching its climax during the period r14.--1.--;
between World Wars I and II."
."...*Pr.
` ,11,
Stewardship of this historic landscape may involve a variety of site protection i � •
.
strategies that are grounded in an understanding of the historic conditions r - ><
and context of the property. . - i
4,;t
r II •
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
ATTACHMENT 10
BIRDWOOD SITE PLAN: EXTANT HISTORIC LANDSCAPE FEATURES EXTANT HISTORIC STRUCTURES AND LANDSCAPE FEATURES
T *\ !'4 • ; _. __ Features from the William Garth Era(1819-1878)
,
. •- �•' ;, - '-�� \_ Birdwood Pavilion,c 1819-1830
" '�'"—` --• t A. 'r*' Er .__ Slave Quarters,c.1819-1830
_ 1� r.- - - - _ . TEs • '� t * Ice House,c 1830
> - • ;,a • I - Northwest Storage Building,c.1830
_; ---� i r / � Southeast Storage Building,c 1819-1830
- i C
/ F/+' Rom. '-�, r - Southwest Storage Budding,c.1819-1830
)f)1�• r _ Agricultural Landscape
j � ; Approach Drive with Circle near Pavilion
r
( IF -/,_ FORMER AGRICULTURAL , - Features from the Samuel Buck-William Chamberlain Era(1879-1908)
f(/{ •
J t 7f STONE PILLARS _ Agricultural Fields
Pavilion Addition
- tcawr - Trees in Front Lawn
t - "vEaevnwy..- ,. .' Allee of Trees along Approach Drive(?)
I •- \, I - Pecan Trees in Rear Lawn(?)
•T. ' ' no EVRMER ❑ Features from the Hollis Rinehart Era (1909-1920)
AGRicuouiv4 Omamental Gardens
l • ,FlEIGs � / Water Tower,c.1909
/, � ,�� OI tt i '_'--- Stone Shed,c.1909 Portico
l/ , 1F f Uhl , \ Hedges near Front Po
/`��J `1 Marble Fountain(?)
{' ' -�_ a Features from the Working Landscape era(1920-1967)
•r I !`, \ \ Wood Garage,c.1920
RECENT Barn,c.1925
'"`'\ vEGETAnory Charles Gillette Garden,c.1928(?)
/ � � -- Silo,c.1930
• HIGH �� Stone Garage,c.1940
�/j ,/ �J Middleton House,c.1940
•
(� J s f'� Caretaker Cottage,1945
/ , Lake
s HISTORIC LANDSCAPE CHARACTERISTICS
I �9'^RAG:Bl.• P ,011111
-lWATER .
� TOWER ..,
Spatial Organization and Topography
.fy,
•
} ! Landscape"Rooms":Lawns,Gardens
�r ( RR ._.r --/ Agricultural Fields on Rolling Terrain
j —! Development on High Ground
1 1 ogrvAM rvru
G RGENS t/'t,�
1 ( �4) J Q Vegetation
,� Ali
T , / Hedgerows
/ S eGmen Trees
ii}pppd Torn• Hedges
s / 30.0 1111VGARAGE -� SLAVE ,/���/�` ((ig ;VEGETAnoR / Shrubbery
` �,--'. GVARTERs0 MIWLETGn' ( Allees
+ `•_ -HOUSE 5
Fruit and Nut Trees
�+
r ¢
'� \ �� Circulation
{� Entry Drive
GWETAIQR'8
}f - - •�� /�CO,�TTAGE -- • ' tti O Remnant Garden Paths
REGE 0 Gates and Gateways
VEGETATgN PGRMEa \ 0
FlELDS \', TATIOry r Views
\. - Along Entry Drive to and From Pavilion
; _ -� Fields
and From Golf Course
Into
--.--_'- _ /�x` -, To Lewis Mountain
BIRDWOOD LANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 4
ATTACHMENT 10
BIIRDWOOD LANDSCAPE MANAGEMENT ZONES MANAGEMENT ZONES
/
•,J � �.� `:= .. �\ NIIF The Historic Core retains a high level of historic integrity to the full historic
! I period(c.1819-1953),with a high density of contributing structures,
/� ,, / \i �"-� ) * r' r _- I character-defining features and high design significance.This zone contains
L \, 1 r -t ►. %"f �... ` ` .o.-�..a essential garden and landscape features and the main residential building
/ �/ /\ // ��"'► r �r �` '�� and outbuildings that exemplify the historic context for which the property is
1 r ! ' �"►► significant.Creating the major entrance axis and located on high ground,it
1 "► i ►--_i" is the most visually prominent portion of the landscape.Although it contains
1 1 1 ►.►., an assemblage of features that date to several of the historic periods,it also
,,\ \ ';/ /► ;1 ) `/ i .� contains the oldest collection of buildings and landscape features on the
'%i I \ \ i% j ► %► ► I y\�1 j/\ property.It is likely that historic features,or evidence of historic features,
!t ,f / 1 a // ± /► i' ;_\ `/ \ remain hidden below the surface of the ground.Changes to the landscape
f ( ' • 1 ► ►, N ��' within this zone must be undertaken with great sensitivity and appropriate
I J / i -� iii► i,ar study.
1 i 1 `� • 4 %��.%=�►may r► j �_`✓` + The Outer Precinct retains a moderate density of character-defining
i \ i } ',; %, ' ! features and is most significant for its vernacular design.It exemplifies the
l}� / /1 I\ 1.---'' If j r, i i 7 ,► i,-.. •.'`------ / ----- i
/ lfrj �; �; , ; ► �` \�/ \ working portion of the"gentleman's farm"with outbuildings,fences,and farm
1 I �� i i i►,► ', �' .,--- lanes.Clustered buildings outside—but within sight—of the Birdwood pavilion
' I \.• �e/I 9 � y �,',\ ,!"J -J help shape the agricultural landscape that complements the designed
j I / 4 /�� t,,
ti, �.• C landscaped within the Historic Core.The historic features remaining in this
J i`11 % ` r \ zone were constructed at the late end of the period of significance.It is likely
r 111 ! < i i 1 I • ti \ that historic features,or evidence of historic features,remain hidden below
/ / / i ►i. .V, , \• \ the surface of the ground.The Outer Precinct contains the topographic edge
. + �,► g 1`\, 1'1 \ \ 11 \ of the high ground that forms the Historic Core;while not as prominent as the
I ► a ` •-, Historic Core,the Outer Precinct is still easily visible from surrounding areas.
//� Al t !: The landscape within this zone is moderately sensitive to change.Plans for
// ; l 1 ► . 1,► r 1 ! I r this zone should be undertaken in a manner that mitigates any visual impacts
/ 1 i ► i !!! ►► '� ► 1 II on the Historic Core and generally respects the agricultural heritage of the
'/ --J ;i i l l 1 �4Q/ 0 I L • i ! is landscape.
/� r ► ! • r if % �� �• �l Together,the Historic Core and Outer Precinct encompass the land identified
" r 1�- % yl i '``\ I •-� as the National Register property.
i/ 1/,,s. ♦ " ►t 7-'''
! i;r } t ��� ;--- The Former Agricultural Landscape retains a lower level of integrity,with
/ , / i %�r, /; f r; i a lower density of character defining features and lower design significance.
/ a, Q ►► i ►;r ! i ( ) rees have overgrown portons of the agricultural fields during the Last half
► �. , I ►� , ►r r-' '� / ( J i jL t.--_, of the twentieth century,which has affected the spatial and scenic quality of
/ r' .--; -\ \ %•%. i rj It i N"; ,' i f t some of the former agricultural landscape.By contrast,the golf course,with
1 :- --� ` N _ ► i / , . ! ` its rolling topography and open character,has helped preserve a sense of
i �____ ��� `�.�� � �� � r r / 1 / /:y' 1 1 '/ '\ the scenic character of the former farm.The landscape within this zone has a
\ � �� �►; I / / y 1 // 1 i I 1 ( lower sensitivity to change.Any proposals for this zone should be undertaken
/ ,--------
;/ �, \ �,`� ` ' \ /! j► t ! 1 I' 1 f\ with consideration for visibility from the Historic Core and surrounding areas
/ �,_---- ^``\ \\` ,or . 'tea-- � �` "/ / / / i 1 \ and for the historically open character of the agricultural landscape..
�•-� \� c`.� >,.��.��_ Jam•*;!' l i, >r J a j \ef i Q �►
--...., ,//
/ \ \N, .._./ „_____,.....---i�X , // ,! '\.,
BIRDWOOD LANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 5
ATTACHMENT 10
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.
Identify:Investigations,studies and reports are critical for identifying
The Secretary of the Interior's Standards for the Treatment of Historic According to the Standards,"when alterations to a cultural landscape the features in a historic landscape that contribute to its significance
Properties with Guidelines for Cultural Landscapes(Standards)provides the are needed to ensure its continued use,it is most important that such and to its historic character.Research and field documentation also help
primary guidance for the protection and stewardship of National Register- alterations do not radically change,obscure,or destroy character-defining determine the condition of the property and its individual features.
listed landscapes.Two treatment approaches outlined in the Standards spatial relationships and land patterns,or features and materials...if,after a • Retain and preserve:Retaining and preserving character-defining
are particularly appropriate for the Birdwood landscape:preservation and thorough evaluation of alternative solutions,a new addition is still judged to features are a priority for historic landscape stewardship and are critical
rehabilitation.Preservation focuses on achieving stabilization,repair,and be the only viable alternative,it should be planned,designed,and installed for maintaining the integrity of the property.
maintenance of historic features and systems.Rehabilitation provides a to be clearly differentiated from the character-defining features so that these • Protect and maintain:These actions describe the measures that
framework for enhanced repairs,alterations,or additions that make new uses features are not radically changed,obscured,damaged,or destroyed." should be undertaken to protect and maintain the identified character-
compatible with the historic landscape,while preserving the historic character defining features.Short-and long-term maintenance of historic features
for which the property is significant. 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,and new design within the Birdwood landscape. character-defining features while permitting new uses,alterations,and workmanship.
all repair,
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
According is proposed through a rehabilitation framework that incorporates principles recommended.Repair of historic features should be accomplished with
• A property will be used as it was historically or will be given a new use of sustainability and accessibility,in cases where small modifications to the sensitivity to the character,materials,and workmanship of the original
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 as a physical 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 that 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
character of the historic landscape.
• Changes to a property that have acquired historic significance in their OTHER TECHNICAL RESOURCES
own right will be retained and preserved. STEWARDSHIP GUIDELINES AND
• Distinctive materials,features,finishes,and construction techniques or
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.gov/tps/index.htm)including information
Where the severity of deterioration requires replacement of a distinctive on cultural landscapes(http://www.nps.gov/tps/how-to-preserve/cultural- See the following page for itemized guidelines and recommendations,
feature,the new feature will match the old in design,color,texture,and, landscapes.htm).Also refer to the National Center for Preservation organized by stewardship activities,feature type,and cultural landscape
where possible,materials.Replacement of missing features will be Technology and Training(NCPTT at http://ncptt.nps.gov/)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 cr.nps.gov/hdp/standards/index.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 change such 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 to(1)preserve the to complement the suggested recommendations and to provide a general
not destroy historic materials,features,and spatial relationships that character-defining features of the property that convey its significance as a method for landscape preservation without prescribing a specific agenda
characterize the property.The new work will be differentiated from the of activities.The following guidelines and recommendations are offered
designed and vernacular landscape;(2)provide viable approaches for future 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
BIRDWOOD IANDSCAPE SITE PROTECTION AND STEWARDSHIP STRATEGIES PLAN/PAGE 6
ATTACHMENT 10
GUIDELINES AND RECOMMENDATIONS FEATURE TYPF ZONE
tlfY
Undertake a historic structures report for the property,including condition assessments for buildings and structures;or a Historic American 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
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 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/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
ATTACHMENT 10
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 clip 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
11111.1116
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
ATTACHMENT 10
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 I 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
When 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/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
ATTACHMENT 10
r NOTES ON CHARLES GILLETTE
Charles Freeman Gillette(1886-1969)was a pioneer of American garden
design.He first practiced landscape architecture as an apprentice in the
office of Warren Manning.Overseeing the construction of the office's 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.
•
2 ,
Gillette had a prolific 56-year career that generated over 2,500 projects.
"' I y'"`'' Designing for a wide variety of clients such as churches,hospitals,
1 ��� '. `"`7 campuses,and private residences,Gillette had a remarkably eclectic style.
r " !.-Z«� �^^ European travels influenced his formal designs,which were often blended
r 1 p..4.. -'. with Colonial Revival,pastoral and even modernist themes.He practiced
throughout Virginia and North Carolina.A small sampling of his regional work
+ r' - :4` includes landscape designs for
r f !
1 Virginia House,Richmond
1 L-_ _� ` Tuckahoe Plantation,Richmond
` 'ti`Y' ' Altria Headquarters,Richmond
f� Op
Iw.r.i �r,.r: ` Agecroft Hall,Richmond
1...„41.__*...] `�-1 ` Executive Mansion,Richmond
4. A � >.-• � � � �� Kenmore,Fredericksburg
tx. �. E Midway,near Charlottesville
tE�
'� t� -.r Although Gillette created a plan for the Birdwood property,it is unclear if the
1 design was ever implemented.
If
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't' \»` FT C. . f,L..-73 1 .
L
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ai Ar.i 'dK_a r . .�u.. �, X k .
Or
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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
ATTACHMENT 10
Birdwood Mansion Rehabilitation Project University of Virginia Foundation
The Birdwood Mansion Rehabilitation Project
Phase I Archaeological Survey
Management Summary
Rivanna Archaeological Services, LLC
March 20, 2019
In February of 2019 Rivanna Archaeological Services performed a Phase I archaeological survey of an
approximately 2.2-acre portion of the historic core of Birdwood,a property owned by the University
of Virginia Foundation located in Albemarle County,Virginia.
Current development plans for the project area call for the rehabilitation of the main residence
including the construction of a new southern porch and new utilities.Additional landscape elements
include the construction of new hard-surfaced walks surrounding the mansion and an oval shaped
path in the south lawn, tent supports in the formal eastern garden, and new road construction and
widening (Figure #1). Areas chosen for Phase I survey were based on the proposed plans for the
mansion and surrounding grounds and included an approximately 1.5 - acre core area immediately
east, west and south of the main residence, and four smaller areas to the north and east totaling
approximately 0.7 acres (Figure#2).
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Figure#1:Map showing current development plans for Birdwood.
1
ATTACHMENT 11
Birdwood Mansion Rehabilitation Project University of Virginia Foundation
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0 100 200 300 400 500 - ' if,
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Figure#2:Birdwood Rehabilitation project area showing red-outlined areas targeted for Phase I survey and
construction monitoring.Blue outline is 11-acre National Register property.
The Birdwood mansion (002-0003),including an 11-acre parcel surrounding the main residence,was
listed on the Virginia Landmark Register and the National Register of Historic Places in 2003.A single
archaeological resource, a low-density sheet midden of nineteenth-century material culture located
west and southwest of the Birdwood mansion(44AB0690)and identified during Phase I investigations
associated with the University of Virginia Indoor Golf Practice Facility,'is known to be present within
and adjacent to the 11-acre National Register listed Birdwood core. Beyond Birdwood proper, only
three previously identified archaeological sites are located within a one-mile radius including a low-
density prehistoric site containing non-diagnostic lithics (44AB0265), a small site containing sparse
nineteenth to twentieth-century domestic material culture (44AB0264), and the remains of an early
twentieth-century springhouse (44AB0419).
The goals of the Phase I archaeological survey were to identify archaeological deposits and features
located within the project area,to collect information on site size and function, date of occupation,
I See Steve Thompson,Phase I Archaeological Survey of the University of Virginia Indoor Golf Practice Facility,Birdwood Tract,
Albemarle County,Virginia.Report Submitted to the University of Virginia Foundation.(Charlottesville:Rivanna
Archaeological Services,LLC,2018).
2
ATTACHMENT 11
Birdwood Mansion Rehabilitation Project University of Virginia Foundation
and preservational integrity, and to make a preliminary assessment of significance and evaluate the
need for additional archaeological investigations. Phase I survey relied on the manual excavation of
systematically placed test pits. Test pits measured approximately 1.25 feet in diameter and were
excavated to culturally sterile subsoil.All soils were screened through 1/4-inch mesh hardware cloth to
ensure consistent artifact recognition and recovery. Field forms were completed for each shovel test
pit recording location, depth,stratigraphy and artifact content. Shovel test pits were excavated at 20-
foot intervals within the sensitive 1.5 -acre core area west, east and south of the mansion,and at 40-
foot intervals elsewhere. A total of 166 shovel test pits were excavated during the Phase I survey
(Figure #3).
3111.1,0
.. NRHP Boundary
Current Limits of Disturbance /
L — s
�2 Potential Limits of Disturbance IrIP_ k 1
Shovel Test Pit(STP) .y`��:� • y
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146 at 20-ft intervals °
lla 1 �
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19 at 40-ft intervals t '
165 total STPs
Sanitary Sewer(UVa FM) /
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Domestic Water(UVa FM) {•
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Figure#3:Birdwood Rehabilitation project area showing location of shovel test pits.
Soils within the project area were quite variable in color,texture,and depth and were dependent upon
location. For much of the core area south of the mansion three strata were identified including an
approximately 0.4 to 0.7-foot thick brown silty loam and root mass,an approximately 0.3 to 0.6-foot
thick underlying light red-brown sandy silt interpreted as a leached eluvium, and subsoil occurring at
between 0.9 and 1.15 feet below grade. Towards the extreme southern end of the core area soils
appeared to be truncated,possibly due to road construction,widening or surfacing in this area,with
sterile red clay subsoil occurring at between 0.5 and 0.7 feet below grade.
3
ATTACHMENT 11
Birdwood Mansion Rehabilitation Project University of Virginia Foundation
West of the line of hickory trees southwest of the mansion, deeper and more complex soils were
identified. Disturbed strata in the form of redeposited subsoil and heavily mottled fill soils were
identified within the southern half of this area. A mottled red-brown sandy loam, approximately 0.6
to 0.7 feet thick and interpreted as a potential plowzone,was also identified overlying a red clay subsoil
at approximately 0.9—1.5 feet below grade.Towards the north end of this area,and particularly west
of the southwest outbuilding,numerous test pits contained concentrations of brick bats and rock with
an overlying dark red-brown loamy midden of varying thickness containing many artifacts.
Modern disturbances, in particular trenches and fill deposits associated with the construction of a
sanitary drain field,were identified in numerous test pits in the extreme southwest portion of the core
area particularly in lines B and C.
East of the core area, and in the proposed new parking lot, soils were also variable. Closer to the
entrance road and the northeast and southeast outbuildings, soils possessed a 0.7 to 0.8 foot red-
brown silty loam topsoil underlain by a paler red-brown sandy silty leached eluvium. Subsoil occurred
at a depth of between 1.1 and 1.25 feet below grade. Significant quantities of artifacts were found in
line P adjacent to and east of the entrance road. Further east and surrounding the northeast corner of
the formal garden, soils were shallower with evidence for a thin plowzone and a truncated subsoil
identified at between 0.5—0.7 feet below grade.
North of the mansion and in the area where a new road connecting Birdwood Drive with Boar's Head
Drive will be constructed, soils were also shallow and less well-developed with a potentially deflated
red-brown loamy plowzone.Subsoil was identified at between 0.4 to 0.8 feet below grade.No material
culture was recovered from this area.
A total of 1184 artifacts were recovered from the Birdwood Mansion Rehabilitation project area
reflecting a nineteenth to early twentieth-century domestic assemblage including significant quantities
of architectural materials (brick, pane glass, nails) and tableware ceramics and glass,heavily weighted
to the second half of the nineteenth century. As anticipated, the predominant quantity of material
culture was recovered from within approximately 60 - feet of the Birdwood mansion with artifact
density falling off steeply to the south (Figure #5). Of note, an 1849 U.S. gold dollar coin was
recovered from test pit E15 (Figure#4).
Figure#4:1849 U.S.gold dollar
recovered from teat pit E15.
Mi
2 The original core of Birdwood is believed to have been built by William Garth ca.1832.No evidence of an earlier
residential structure within the project area is known.
4
ATTACHMENT 11
Birdwood Mansion Rehabilitation Project University of Virginia Foundation
nCurrent Limits of Dtsturbenoe 0
a Shovel Test Pit(STP)
with Artifact Count d 7 •.4•
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Total Artifacts 0 1i
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[II 11-15 • ; :L
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Figure#5:Distribution of all artifacts recovered from the Birdwood Rehabilitation Phase I archaeological
survey.Darker colors represent greater numbers of artifacts recovered from each shovel test pit.
Four potentially significant cultural features associated with the nineteenth to early twentieth-century
use and occupation of Birdwood were identified during Phase I fieldwork (Figure #10). Feature 1,a
network of brick paved walks limited portions of which were exposed at ground surface,was identified
adjacent to the eastern,western and southern facades of the Birdwood mansion.The paths connected
the mansion with its surrounding outbuildings. The predominant paving pattern was a running bond
laid perpendicular to the direction of the walk with border bricks laid on their side. One section of
paving possessed a herringbone pattern. All of the brick-surfaced paths were dry-laid and most were
identified only 2—4 inches below grade (Figures #6 and #7).
Feature 2, a broad stone-surfaced area, was identified between the northwest outbuilding and the
mansion. The stone surfacing, first identified in shovel test pit G15 (Figure #8), was composed of
medium sized tabular stones placed in soil identified at approximately 1.0 feet below grade. Probing
of adjacent soils in all directions indicated that this feature possessed a formal northern edge equivalent
with the northern façade of the northwest outbuilding, and extended to the eastern façade of the
northwest outbuilding, to approximately 20 feet west of the west façade of the mansion, and
approximately 10 feet to the south.The apparent east-west orientation and limited extent of the stone
surfacing suggests it may represent a formal path linking the northwest outbuilding with the mansion.
The fact that it underlies the brick paved paths in the area suggests that it also predates them.
5
ATTACHMENT 11
Birdwood Mansion Rehabilitation Project University of Virginia Foundation
S
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Figure#6:Feature 1 historic brick paths(pink shading),and concrete paths and drainage features
(yellow shading)surrounding the mansion.A buried cistern(blue shading)is located off the east
façade of the mansion.
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. . - , ' Figure#7:Brick path just below sod
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leading to doorway in east façade of
northwest outbuilding.
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..
ATTACHMENT 11
Birdwood Mansion Rehabilitation Project University of Virginia Foundation
Figure#8:Shovel test pit G15
showing large tabular stone
`+ It:* laid in a formal surfacing
approximately 1.0 foot below
* grade.
•
4
. a
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South and west of the southwest outbuilding a deep and artifact-rich midden deposit was identified in
an approximately 20 by 80-foot area in test pits D9 through D13, and E9 through E13. In addition,
significant concentrations of stone and/or brick bats, possibly representing a formal hard surfacing,
were identified in shovel test pits E7(Figure#9),E10 and E12.Taken together,the midden and areas
of stone and brick concentrations overlapping with one another are designated feature 3.
a s% 's.
E1 ,.co k' *4 r ..Ai, r r
_+. ' ..,4 t _� ; ,4.
Figure#9:Shovel test pit E74$ ' r`ii_tatcr .
showing concentration of stone fix► 40t";a ;JO,
+K.
and brick,possibly a formal " ;,. . ;'
surfacing approximately 0.8 ,. _ s it.-
foot below grade. ii,
ATTACHMENT 11
Birdwood Mansion Rehabilitation Project University of Virginia Foundation
South of and adjacent to the southeast outbuilding a deep and artifact-rich midden deposit, feature 4,
was identified in four adjacent test pits,M9 —M11, and N9. The midden was characterized by rich,
organic soils extending to depths of 1.3 to 1.8 feet below grade. In test pit M9 a potential dug feature
was identified, while in test pit N9 a possible post-hole feature in line with the east façade of the
southeast outbuildings was also identified.A total of 146 artifacts were recovered from these four test
pits (avg. = 36.5 artifacts per hole).
•
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Figure#10:Birdwood Rehabilitation project area showing location of potentially significant cultural features
identified during Phase I shovel testing.
In summary, Phase I shovel testing within the approximately 2.2-acre Birdwood Mansion
Rehabilitation project area identified four areas containing potentially significant cultural features that
will require sensitivity during future planning and construction phases: feature 1 a network of brick
paved paths located between 3 and 5 inches below grade and running east, west and south of the
mansion;feature 2 a broad area of stone surfacing located 1.0 foot below grade between the northwest
outbuilding and the mansion; feature 3 an area composed of artifact rich soils and isolated portions
of brick and stone concentrations; and feature 4 an artifact rich midden deposit with potential dug
features located south of the southeast outbuilding(Figure#10).
Based on initial communication of the findings of the Phase I survey with the University of Virginia
Foundation on March 5, 2019, it was determined that only feature 3 located west and south of the
southwest outbuilding may potentially be impacted by proposed future development. In this location
8
ATTACHMENT 11
Birdwood Mansion Rehabilitation Project University of Virginia Foundation
a service road is proposed to be constructed linking the parking area north of the indoor golf facility
with the mansion. It is anticipated that construction of the road corridor will adversely impact any
cultural features located within its path. Because of the anticipated impact, it is recommended that
additional limited large unit excavation take place in this area prior to construction. The goal of the
large unit excavation would be to define,identify and determine the significance of the artifact-bearing
midden and isolated portions of hard surfacing south and west of the southwest outbuilding.
The new brick pathways proposed to be built in the yard areas to the east, west and south of the
mansion are anticipated to be shallow constructions extending no greater than 8 — 12 inches below
grade. Because of the low impact, no additional archaeological investigations are warranted in the
locations of the new brick pathways.It is recommended however that if construction of the new brick
pathways have the potential to impact soils below 12 inches,that additional large excavation units be
placed in the location of the feature 1 stone surfacing located between the northwest outbuilding and
the mansion to document and further identify the function and age of this broad area of paving.
Based on communication from the University of Virginia Foundation,it is believed that the historic
cistern located between the mansion and the northeast outbuilding may need to be partially
demolished to enable the construction of a pedestrian friendly corridor linking the new parking area
with the eastern entrance to the main residence. If the cistern is partially demolished, it is
recommended that archaeologists be present to document the historic structure and any associated
features with photographs and maps.
Upon the initiation of construction activities anticipated in the Fall of 2019, RAS will visit the site
periodically to monitor excavation for the southern porch,new road construction and widening,and
all new buried utilities.The goal of archaeological monitoring will be to document any cultural features
or deposits that may be discovered during the construction process. Following the end of the
monitoring phase and processing of all material culture recovered from the field, work on the
production of a final technical report will begin.All material culture recovered from the current survey
is considered property of the University of Virginia Foundation and will be returned at the project's
completion along with hard and electronic copies of the final report.
9
ATTACHMENT 11
Rivanna 410 E.Water St.,Suite 1100
RAS Charlottesville,VA 22902
Archaeological
Tel:434-293-3108 Fax:434-293-3183
Services, LLC Email: info@rivarch.com
May 9,2019
Birdwood Mansion Rehabilitation
Archaeological Monitoring of Construction Activity
The goal of the construction monitoring at Birdwood will be to document, through photographs
and scaled drawings, unanticipated cultural deposits and features that may be encountered as well
as to record areal soil development.As opportunities arise,unprovenienced collections of material
culture will be made from back dirt soils.
Once construction activities have been initiated,a qualified archaeologist will make periodic visits
to the project area for monitoring purposes. Areas where Phase I archaeological investigations
have recovered significant quantities of material culture or identified buried cultural features,will
be considered potentially sensitive areas and will be monitored closely by archaeologists. If
significant cultural features are identified during monitoring of construction activities,
archaeologists will temporarily stop work in the area of interest to expose,clean and document the
feature through photographs and maps.If a cultural feature identified during monitoring is believed
to be significant enough to warrant additional archaeological investigation, the University of
Virginia Foundation project manager will be notified immediately.
All fieldwork will be performed under the direct supervision of an experienced archaeologist
who meets or exceeds the professional qualifications promoted by the U.S. Secretary of the
Interior and the Virginia Department of Historic Resources (VDHR).
- F-V—TA(/
Steve Thompson, PhD,RPA
Principal
ATTACHMENT 12
*�16 A C E N T E C H
Ci�2150Wise Street 2905
Charlottesville.
esville.VA 22905
434 218 0759
March 28, 2019
Elise Cruz
Project Coordinator
University of Virginia Foundation
PO Box 400218
Charlottesville,VA 22904
ecruzi uvafoundation.com
Subject Predicted Noise Levels For Various Proposed Event Sites
Birdwood Mansion and Golf Course, Charlottesville,VA
Acentech Project No. 631469
Dear Ms. Cruz:
I understand that you have proposed three outdoor event locations, which may support up to 200 guests. All
locations have largely unobstructed views to some of the neighbors, particularly those closest residential
neighbors to the East and West of the property. This goal of this report is to predict the sound level at the
pertinent property lines and compare those levels with the county's noise ordinance.
-CUTIVE SUMMARY
Based on the results from our sound propagation model, all three event sites are predicted to meet the
county's noise ordinance and be below 60 dBA at the property line.
Of the three proposed sites, Site A appears to have the lowest overall impact to sound level at the entire
property line(5 46 dBA). Site C appears to have the highest impact on sound levels(5 55 dBA), but is
focused largely at the Northern property line, which abuts route 250 and commercially zone property across
the street. The sound level predictions are shown in Figures 3—5.
The model was verified with data from an earlier propagation loss measurement. This verification showed
that the model provided a prediction closely mirroring that of the measurement, and was well within the
model's margin of error.
A brief glossary is included at the end of this letter.
REVIEW OF REQUIREMENT`:
Albemarle County Noise Ordinal ic"
The Albemarle County code includes regulations for noise",which outline the necessary equipment,
measurement procedure, and performance standard that must be met. The daytime2 performance standard
for sound levels is defined as an average sound pressure level of 60 dBA for rural, residential, and public
receiving zone boundaries and 65 dBA for commercial receiving zone boundaries. The nighttime
performance standard is defined as 55 dBA for residential/rural and 65 dBA for commercial boundaries.
"Albemarle County Code, Chapter 18, Section 4.18
2 The county defines daytime as 7AM to 10PM and nighttime as 10PM to 7AM.
acoustics avlit/security vibration
ATTACHMENT 13
Elise Cruz
UVA Foundation
March 28.2019
Page 2 of 6
The neighbors to the North are zoned commercial and the neighbors on your Eastern,Western,and
Southern boundaries are zoned residential. Because the residential performance standard is lower than
commercial,that will be the limiting factor.
avLI L)LEVEL PREDICTION
Typical Musir Mond Lev—.
Our experience has shown that typical sound levels on the dance floor of an event with amplified music often
ranges between 85 dBA and 100 dBA. For reference, 85 dBA is about the level of a loud film in a movie
theater,while 100 dBA would be similar to a dance club or louder fitness class, but quieter than a rock
concert. Note that these levels could fall in a wider range based on the performer/presenter's tastes and
their client's wishes. However,we feel that this range is representative and offers a good starting point for
our review.
For our analysis,we have assumed a sound level of 85 dBA at a distance of 50 feet from the loudspeakers,
at what might be considered the edge of the dance floor. This sets the levels on our assumed dance floor
ranging from 85 dBA at 50 feet to over 100 dBA near the loudspeakers, right within our defined range.
For reference, this is the same sound level demonstrated during my site visit on February 28th. Our collective
impression of that demonstration was that the sound level at 50 feet was quite loud,and possibly louder than
necessary.
The specific music played at the event sites will dictate the frequency content of the reproduced sound. For
example, some music is bass heavy, while other music is not. While we cannot predict the music that will be
played, experience has shown us that most music has a frequency distribution similar to pink noise,where
each octave band has a similar sound level. For prediction purposes,we have assumed a pink noise sound
level distribution.
V 'dvOu�cev�rticir
Because you are considering three event sites,we will need to predict sound levels at the property line for
each. Figure 1 shows the approximate locations of the event sites,each circled and labeled in red. This
background graphic was pulled from the Albemarle County GIS webpage3 and is used as the background for
later figures in this report.
Propartation Loss Measurements
The original plan to predict event sound levels at the property line was to measure actual propagation loss
and apply that data to the source level defined above. This process would require the measurement of
propagation loss from each proposed site to a handful of locations along the property line boundary.
However, accurately measuring the propagation losses requires the generation of very loud noise at each
proposed event site. We started this process and at the first measurement location,we were asked to stop
as the activity was affecting nearby residents. To be clear, the sound levels generated were above expected
event sound levels and could be considered much more annoying due to the tonal nature of the noise being
generated.
To be more accommodating to the community,we decided to create a computer model for predicting sound
levels at the property line. Our follow-up meeting with the county concluded that this approach might also be
better received by the community and administrators. The model is capable of generating sound level
contour maps similar to what they have seen from the cellular industry and will provide a more complete
picture of the predicted sound levels.
Mnrtelino prncess
You have provided us with a detailed AutoCAD model of your planned site, including buildings, elevation
contours, and property boundaries. We were able to use this data in our noise model of your site for the
purposes of sound level prediction. We use a software package called CadnaA to build a model, predict
3 http://aisweb.albemarle.orq/clpv 51Niewer.aspx
ACENTECH
ATTACHMENT 13
Ffie C az
VA Fcul tilaIion
Aarch 2g 2(19
Page 3 of 6
noise levels, and present that data. CadnaA is a widely recognized and accepted noise propagation
modeling software that follows ISO 9613-2 4.
Buildings near the source are defined to mimic the actual site conditions, which provide reflection and
shielding in sound propagation. The elevation contours provide the necessary topographic information to aid
in predicting spreading, ground absorption,shielding, and diffraction. Sound sources are added at their
proposed locations and given the defined sound level, directivity,and height from the ground.
Atmospheric attenuation of sound is somewhat influenced by temperature and relative humidity, but does not
have a large impact on our results. This is because lower frequencies and higher frequencies do not behave
the same for a given set of conditions. Because your proposed event sites are outdoors we expect they will
primarily be in use during fair weather, so we have assumed a typical temperature of 80°F and a relative
humidity of 70%. Landscaping such as trees and bushes were excluded from the model since the effects of
these objects would be small and the prediction less accurate due to their sparsity on the site and seasonal
variations.
�1`vi3C: i../111:e li iV4'ciFi�a
A noise contour map is a way of graphically representing the sound level of a particular site. They allow the
reviewer to quickly determine the approximate sound level at any given location, and determine compliance
or impact at those locations. In our model, the sound levels on the noise contour maps are calculated on a
2-meter x 2-meter grid at a height of 1.5 meters. Sound levels are represented with bands of color that
indicate a range of sound levels. For our purposes,each color band represents a 5 dBA range,with
individual contour lines (black)within each range to represent 2.5 dBA steps. It is possible to further refine
the map to show finer steps and ranges, but interpreting the data becomes more difficult when interpreting
smaller color shifts and additional contour lines.
Discrete receiver locations were added to the model and scattered around the property line. These receivers
provide a table of numbers, rather than leaving interpretation up to the reviewer. Receivers can be seen in
Figure 1 and are identified as Rxx,where xx is a number.
'' ':ving the Mr"'
While our initial propagation loss measurements were not completed,we did complete a measurement for a
single location near proposed event site A. We replicated the configuration of this specific measurement in
our noise model to verify that the prediction is similar to the actual measurement. The loudspeaker was
placed at a height of 8'in the middle of event site A and oriented towards 285°from North (—West by North).
The results of this verification are shown in the following table.
50'From Loudspeaker At Property Line,
Sound Pressure Level West of Site A
Sound Pressure Level
Measured 101 dBA 74 dBA
Predicted 101 dBA 74 dBA
These results shows that the noise prediction model is performing similar to the actual propagation loss
measurements. Note that we expect a margin of error around±3 dB in our predictions per ISO 9613-2,even
though the verification results do not demonstrate that error.
Figure 2 shows the noise contour map for the model verification configuration. Loud sound are shown in
blue,then transition to red, then green,as they propagate from the source. This noise contour map is more
extreme than the proposed event site maps due to the direction the loudspeaker is facing and the very high
sound level used for this propagation loss measurement. It has been included here to provide a reference
that demonstrates graphically how loud our initial test was,which you can then compare to the noise contour
maps for the proposed event sites.
4 International Standards Organization 9613-2,Attenuation of Sound during Propagation Outdoors.
ACENTECH
ATTACHMENT 13
Elise Cruz
UVA Foundation
March 28.2019
Page 4 of 6
The loudspeakers are placed at a height of 8', roughly 10'apart,approximately 20'from the house, and
oriented towards 195°from North (-South by West). The source level has been set to have a sound level of
85 dBA at 50'from the loudspeakers.
Figure 3 includes a noise contour map for event site A. Recall that the noise ordinance limit during the day,
for residential boundaries, is 60 dBA. This contour map shows that levels exceeding the ordinance only
occur as far away as the golf training facility(the red color band represents 60-65 dBA). Reading the
contours bands along the boundary line shows that sound levels are below 45 dBA nearly everywhere.
Figure 3 also includes a table that shows the calculated sound level at the 13 discrete receiver locations,
which tell the same story as the contour map.
The loudspeakers are placed at a height of 8', roughly 10'apart, near the top of the proposed site, and
oriented towards 195°from North(-South by West). The source level has been set to have a sound level of
85 dBA at 50'from the loudspeakers.
Figure 4 includes a noise contour map and receiver table for event site B.This contour map shows that
levels exceeding the ordinance are quite far from the property line. Reading the contours bands along the
property line, and reviewing the receiver table,the sound levels are below 50 dBA nearly everywhere.
Levels on the East side are higher those due to Site A because of Site B's closer proximity and topography.
The loudspeakers are placed at a height of 8', roughly 10'apart, near the top of the proposed site, and
oriented towards 195°from North (-South by West). The source level has been set to have a sound level of
85 dBA at 50'from the loudspeakers.
Figure 5 includes a noise contour map and receiver table for event site C.This contour map shows that
levels exceeding the ordinance are quite far from the property line. Reading the contours bands along the
property line,and reviewing the receiver table,the sound levels are at or below 55 dBA. Levels on the North
side are highest due to closer proximity,topography, and reflections off buildings.
ADDITIONAL CONSIDERATION
,Dudspeaker Orientation
Changes to the loudspeaker orientations defined for a given event site will change the noise contour map for
that site. Subtle changes should not have a large impact on the contours,but you should make efforts to
ensure that loudspeakers are oriented correctly,toward the Southern property line at roughly a South by
West heading.
To demonstrate how a change in orientation can influence the noise contour map we have created a
variation of the proposed event site A model from above. In this variation,the loudspeakers were oriented at
225°and 165°from North. Figure 6 shows the noise contour map and receiver table for this variation and
should be compared directly with Figure 3 (which has properly oriented loudspeakers). Even with the 30°
shift, making the total directivity pattern 60°wider, the noise ordinance is still met by a considerable margin
with all property line sound levels predicted to be below 50 dBA. This suggests that subtle changes to
loudspeaker orientation should not significantly change the sound levels at the property line.
Pme ogical Conk`''
In the model,we have ignored temperature inversions, wind speed,and wind direction. These variables
require meteorological data specific to the site and further complicate the predictions. Note that temperature
inversions,where a layer of warm air covers cooler surface air,typically only occur in the middle of the night
when events will not be taking place. A review of typical weather conditions on Weather Sparks shows that
5 ntu3:uweathersoark-coMv/20225/Averaae-Weainer-in-Charlottesville-Virainia-United-States-Year-Round#Sections-Winn
ACENTECH
ATTACHMENT 13
Elise Cruz
UVA Foundation
March 28.2019
Page 5 of 6
the warmer months have a low average wind speed of around 4 mph,which is not be high enough to
significantly change the downwind sound level; our model and predictions represent the prevailing wind
conditions expected for this region. For reference, ISO 9613-2 states that a correction factor for wind is
typically small and around 0—2 dBA. This correction would causes a reduction in the upwind sound level
and an increase in the downwind sound level.
unnient it
There is regular ambient noise at the site due to the continuous flow of traffic on Ivy Rd. We have not
completed a study to characterize the amount of ambient noise at the site, so it is not being reported here.
Note that ambient noise may very well be high enough to mask some amplified music noise at the property
line.
A noise ordinance is not fully capable of characterizing a neighbor's acceptance of noise. We sometimes
find, when neighbors become impacted, that additional considerations can be made to better address human
acceptance of noise due to distant amplified music. These considerations can take the form of a lower
overall level, providing a visible(but not necessarily noise blocking)separation from the event,defining
specific levels that cannot be exceeded in a given frequency band (typically bass frequencies), or more
extreme mitigation measures.
I hope this letter provides you with the information that you need at this time. If you have any questions,
please feel free to contact me at fouer�r_/)acerrtech.cor+: or 434.218.0759.
Sincerely,
Acentech Incorporated
Bill Yoder
Senior Staff Scientist
Cc: Fred Missel,Jim Wilson (UVA Foundation)
Valerie Long,Anne Yost(Williams Mullen)
Andy Carballeira(Acentech)
Encl: Figures 1—6
ACENTECH
ATTACHMENT 13
Pane 6 of 6
GLOSSARY OF ACOUSTICAL TERMS
We understand that acoustic terminology may be confusing. The following is a brief glossary of some
acoustical terms used in this report that you may find useful.
Amble'it
The sound due to environmental,traffic, or other nearby sources that are unrelated to the source(s)being
measured or characterized.
Decibels (abbreviated dB)are used to measure the relative loudness of sound, based on a logarithmic scale.
For reference, normal human speech is in the range of 65 decibels, painful rock music may be more than
110 decibels,while aircraft noise may be as loud as 130 decibels. A-weighting filters the sound in a way that
is similar to human hearing, and hence dBA levels are often referenced in various acoustical standards.
Note that a 10 dB increase in sound is associated with a perceived doubling in sound level.
r Pctivity
The pattern in which sound radiates from a given source. This could be spherical, hemi-spherical, or some
other pattern. Directivity changes with frequency and is related to the size and shape of the source.
luency, Hz
The number of cycles or oscillations per second. Low frequency is associated with bass and are low pitch,
while higher frequencies are high pitched.
The equivalent continuous sound level,or energy-average sound level, over a defined measurement period.
Note that the sound level may be higher or lower during the measurement period.
An octave band is a frequency band where the highest frequency is twice the lowest frequency, and
characterized by its center frequency. Bands are proportional in width, being wider at higher frequency.
Pink NoiF-
Noise in which each octave band has equal energy.
Propagation Loss
A reduction of sound energy due to distance, absorption,and other means.
This is the level used to characterize the loudness of a sound.
A reversal of the normal behavior of temperature near the ground. This occurs when a layer of warmer air
covers a layer of cool air at the surface. This can allow sound to reflect off the warmer air and travel to a
greater distance.
Tone,Tonal
A sound having a single,steady frequency or pitch.
ACENTECH
ATTACHMENT 13
Figure 1:
Albemarle County GIS
Birdwood Estate,Proposed Event Sites
R06
Route 250
EDNAM VILLAGE R07
R05 BlRDWOOD ESTATE
R08
R04
R09
R03
AV Site
R10
R02
BELLAIR
RU
R01
R12
R13
ACENTECH
ATTACHMENT 13
Figure 2:
Model Verification,Noise Contour Map
. . P4t►te 250 -*¢
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Sound Level 58-..8A 63 dBA 59:n:. 75 dBA =a c n:. 5700A 45 c n.: 45:.34 50 dBA I 51 d BA 48 dBA 48 dBA 47 d0A
ACENTECH
ATTACHMENT 13
Figure 3:
Site A,Noise Contour Map
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Sound Level 41dBA 43dBA .4=5: _434. LS.1SA 28:St 27 05:_ 2SdBA 350S. 5':3,: 35dBA 43d8A 39
4ACENTECH
ATTACHMENT 13
Figure 4:
She B,Noise Contour Map
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Sound Level -__�.1. 2Sco . 39d8A ==: - �_ _-c3' 38d8A 43dBA =E:3! .Z.5:3=, 45G1 35:8A 43dBA
9 ACENTECH
ATTACHMENT 13
Figure 5:
Site C,Noise Contour Map
sies 1 1 . ' I Alr 1.
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Sword Level 1-::5;. !'_:b1. ...:., a.: .:B' .__o, 55dBA 35d8A __C3'. a_;. :?::-: --_:z4 36e^el'
#ti A(;tN I Lt;r.
ATTACHMENT 13
_ [
Figure 6:
Site A.60*Spread Directivity,Noise Contour Map
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Sound Level .1.2:SA 46 d8A 40 SA --405,4 39 dBA 27 dBA :0 c EA 2E.:17.-4. 37 dBA 3?C BA 37 dBA 44 di3A 37
ISS AC E N T E C H
ATTACHMENT 13
Event Management Plan (Amended 4-30-18)
Boar's Head Sports Club
This Management Plan serves to provide a general outline of event parking located in
and around the Boar's Head Sports Club. The Inn, Sports Club, Office Park and
surrounding grounds offers the classic mixed-use opportunity to share parking during
peak and off-peak hours.
Many of the events at Boars Head and Birdwood occur on Saturdays, Holidays or
weekdays. Saturday and Holiday events allow for the use of Office Park spaces.
Weekdays allow for the use of many of the Inn guest spaces as the census is often
lower during this time.
With the flexibility of programming and scheduling of special events on the property and
sufficient parking and over 25 years of hosting many of these events, a deep
understanding and experience has been developed to successfully provide parking and
traffic management.
Specifically, the special event (tiered system) for traffic and parking strategy is reflected
in the table below.
SPECIAL EVENTS - TIERED SYSTEM Proposed Traffic/Parking Strategy
Event Level Scope of Event Repurpose:paces in underutilized UVAF and Professional Center Lois
1)Set up temporary wayfinding parking signs that guide guests into lots
Tier Up to 400 Attendees 2i Offer Valet services
3J Relocate staff parking to golf course lot or UVAF lot
All of Tier'Strategies
Attendants at parking entry and/or critical intersections
Sign and delineate pedestrian movement corridors to eliminate pedestrian
and vehicular conflicts
Tier II
400 to 600 Attendees If hosting more than two events,stagger stcrting/ending times
Provide generd protocols for access circulation on website
Add police detail to criticd intersections to control movements and priority
All of Tier 18.II Strategies
Add off-site parking and shuttle guests/employees to site
Create one-way flor through the site
Tier III 600+Attendees Enter Golf Course drive and exit from Ednom Drive
Use traffic control devices for proper movement
Provide generd protocols for access circulation on website
The tiered system above ensures efficient ingress and egress of visitors, thereby
reducing the impact of traffic from special events on other drivers and residents, which
will be concentrated during the starting/ending time of such events. By directing traffic
for special events efficiently to/from applicable parking areas, other drivers and residents
can continue to their normal route with minimized delays. In addition, the Foundation will
notify nearby property owner's associations, as necessary, of such starting and ending
times so that residents may be able to avoid the potential congestion. The Foundation
will also do as much as possible to segregate traffic trim the special event from resident
4/30/2018
The UVA Foundation
ATTACHMENT 14
traffic by moving queuing lines to the edges of accessways and utilizing police detail
(Tier II Strategy).
Events that have (or are anticipated), but not all-inclusive, are included below:
Swim Meets
General: Swim meets occur during evening hours on summer season Wednesday
evenings. Inn guests are minimal as the event occurs on a week night and generally the
majority of parking is available in and around the Sports Club. Overflow parking is
available at the Boar's Head Point and shuttle service is provided. The sports club
expansion (2005) added additional parking around the Boar's Head Sports Club.
Typical Schedule: The swim team program begins in May and ends in July. During this
time, the Boar's Head hosts three regional meets which occur on Wednesday evenings.
Parking Locations: Typically parking for regional swim meets includes the sports club,
office parks and overflow parking located adjacent to the Inn. Shuttle services are often
provided.
Turkey Trot
General: This annual event is attended by both runners and spectators.
Typical Schedule: The Turkey Trot is typically held on Thanksgiving.
Parking Locations: Typically parking for the Turkey Trot includes the sports club, office
parks and overflow parking located adjacent to the Inn.
Various Tournaments (Tennis and Squash)
General: These events usually occur over the span of a week (tennis) and several days
(squash) and the amount of spectators varies greatly throughout this timeframe. The
first several days use little if any overflow parking. The last two days (semi-finals and
finals) see the greatest amount of parking need.
Typical Schedule: International Tennis Association National Championships (Indoor) —
February, not scheduled concurrently with UVA Dual Matches. Memorial Day Tennis
Tournament (Outdoor) — Members event. 4th of July Tennis Tournament (Outdoor) —
Member event. Labor Day Tennis Tournament (Outdoor) — Member event. USTA
Men's Pro Challenger (Indoor) — November. Boyd Tinsley Tournament (Outdoors) —
Professional event.
Parking Locations: Typically parking for tournaments can be handled adjacent to the
sports club. During finals or peak times, parking may include the sports club, office
parks and overflow parking located adjacent to the Inn, as well as the Golf Course lot if
necessary. Occasionally, Boar's Head personnel are strategically located so as to
provide the most convenient visitor parking.
The UVA Foundation 4/30/2018
ATTACHMENT 14
UVA Tennis and Squash Matches
General: These events will likely occur during evening hours. Attendance has varied
widely and the majority of the parking will likely be accommodated on the Sports Club
site or adjacent areas.
The existing tennis facility is designed to accommodate over 1,000 spectators. The
squash facility is designed to accommodate between 250 and 300 spectators. At no
time will Tennis and Squash matches be scheduled to be played at the same time of
day.
UVA Dual Matches (Indoor) — January through March or on days of inclement weather.
These are typically evening matches. Atlantic Conference Championships —April. UVA
Regional Tennis tournament (Indoor) —October.
UVA Dual Matches (Outdoor) — March and April. These are typically evening matches.
Atlantic Conference Championships - April. UVA Regional Tennis tournament —
October.
Parking Locations: Typically parking for tournaments can be handled adjacent to the
sports club. During finals or peak times, parking may include the sports club, office
parks and overflow parking located adjacent to the Inn, as well as the Golf Course lot if
necessary. Occasionally, Boar's Head personnel are strategically located so as to
provide the most convenient visitor parking.
The UVA Foundation 4/30/2018
ATTACHMENT 14
WILLIAMS M U LLEN
Direct Dial:434.951.5709
vlong@williamsmullen.com
October 29, 2018
Tim Padalino, AICP
Senior Planner
Community Development Department
County of Albemarle, Virginia
401 McIntire Road
Charlottesville, VA 22902
RE: UVA Foundation, Birdwood Mansion and Grounds- Special Exception Application
Mr. Padalino:
On behalf of our client, the University of Virginia Foundation (the "Foundation"), we would like to
request relief from certain provisions of Section 4.20(a) and Section 21.7(c) of the Zoning
Ordinance in the form of a special exception. This request would apply to the 18.26 acre portion
of Tax Map Parcel 75-63 that is subject to the zoning map amendment application ("ZMA") for
the Birdwood Mansion and Grounds, which area is shown as "Proposed Area for Rezoning,
18.26 Acres" on the attached exhibit prepared by Roger W. Ray &Assoc., Inc. entitled "Exhibit
Showing HC Setback Requirements on the Proposed Area for Rezoning," dated October 18,
2018 (the "Setback Exhibit") (the "HC Property"). The proposed ZMA would rezone the HC
Property from R-1 Residential to Highway Commercial ("HC"). The remaining portions of the
Birdwood property, including the golf course, would continue to be zoned R-1 Residential (for
purposes of this Special Exception request, the remaining portions of the Birdwood Property are
hereinafter referred to as the "R-1 Property"). Because the proposed ZMA would result in the
HC Property being immediately adjacent to the R-1 Property, new setback regulations and
buffer requirements would apply to the HC Property.
If approved by the Board of Supervisors, the Special Exception would accomplish the following:
1. Reduction of the minimum side and rear setbacks on the HC Property.
2. Allow parking within twenty (20) feet of the edge of the district boundary
3. Allow grading within twenty (20) feet of the edge of the HC Property, within the
Buffer Zone created by Sec 21.7(c).
4. Eliminate the screening requirement within the Buffer Zone.
The Foundation is the owner of the entirety of Tax Map Parcel 75-63, which contains 544 acres
and includes the historic Birdwood Mansion and Grounds, as well as the Birdwood Golf Course,
Clubhouse and Indoor Practice Facility (the "Parcel"). The Parcel will also soon incorporate the
UVA Outdoor Tennis Facility. The Foundation proposes a ZMA that applies to the HC Property,
which is the area immediately surrounding the Birdwood Mansion, to allow for the renovation of
the Birdwood Mansion for use as a special events venue with overnight lodging. The HC
Property will remain a part of the Parcel, however HC zoning is necessary to allow for the
proposed uses. The primary goal of this application is to create uses that will allow the
Foundation to carefully renovate and indefinitely sustain this important historic resource. The
Parcel, including the HC Property, will remain under the common ownership of the Foundation,
321 East Main Street,Suite 400 Charlottesville,VA 22902 T 434 951 5700 F 434 817 0977
williamsmullen.coml A Professional Corporation ATTACHMENT 15
October 29, 2018
Page 2
and will be operated through the Boar's Head Resort. Thus, although the Parcel will have
multiple zoning districts, it will function as a unified experience and will further be incorporated
into the overall Boar's Head Resort. To accomplish these goals seamlessly and protect the
existing historic resources, including the mansion and several of the surrounding buildings, the
Foundation requests a special exception to obtain relief from Section 4.20(a) and Section
21.7(c) of the Zoning Ordinance. For all four requests, which are more specifically outlined
below, the Special Exception will allow for a more sensitive treatment of the historic resource
and surrounding landscape, while ensuring that it remains appropriately integrated within the
setting of the Parcel and the Boar's Head Resort.
1. Reduction of the minimum 50-foot side and rear setback
Section 4.20(a) of the Zoning Ordinance established addresses minimum setbacks for the side
and rear of the HC Property. No structure may be located closer than 50 feet from the district
boundary. The attached Setback Exhibit displays the boundaries of the proposed rezoning as
well as the required minimum setbacks for the HC district. Specifically, it depicts the 50-foot side
and rear building setback as "50' SBL." Several of the existing buildings that will be retained
through the ZMA are already located within the 50-foot setback line, as shown on the Setback
Exhibit. Because the HC Property and the R-1 Property will continue to operate under unified
control, and because the nature of the ZMA is not impactful to the surrounding R-1 Property, it is
important that we continue to view both the HC Property and R-1 Property as unified.
Maintaining flexibility while protecting historic resources is important to achieve this goal, thus
we request that the minimum 50-foot side and rear setback be waived (reduced to zero) to
ensure the existing buildings are not considered non-conforming.
2. Allowance of parking within twenty (20) feet of the edge of the district boundary
Section 4.20(a) of the Zoning Ordinance, Setbacks, Side and Rear-Minimum (ii), provides that
"no off-street parking or loading space shall be located closer than 20 feet to the district
boundary." The Setback Exhibit depicts the 20-foot setback line for parking and loading areas
as "20' Parking SBL." The parking area for the Indoor Golf Practice Facility, as approved by SP
2017-00009, encroaches within this 20-foot parking setback area. Some additional parking will
be provided on the HC Property to accommodate the special event venue at Birdwood Mansion,
the exact location of which is to be decided. To preserve maximum flexibility in finding the best
parking solution for the HC Property and the proposed uses thereon, we request that this
regulation be waived.
3. Allowance of grading within the Buffer Zone
Section 21.7(c) of the Zoning Ordinance requires that "No construction activity including grading
or clearing of vegetation shall occur closer than twenty (20) feet to any residential or rural areas
district." As mentioned under request 2 above, the parking area for the Indoor Golf Practice
Facility falls within this buffer zone, and additional parking areas and necessary site circulation
may also occur within the buffer zone. Because the HC Property is surrounded by the Birdwood
Golf Course and is not adjacent to any residences, this buffer zone is not necessary in the same
way it would be for a standard commercial project that directly abuts a residential property or
district. The logic of this section of the ordinance is sound, yet it just does not apply in this
ATTACHMENT 15
October 29, 2018
Page 3
particular instance. Thus, we request a waiver of this regulation to allow for the necessary
flexibility to improve the site in a way that is protective of the historic resource and compliant
with the proposed ZMA.
4. Elimination of the screening requirement within the Buffer Zone
See request 3 above. For the same reasons, we request a waiver of the screening requirement
within the buffer zone. Section 21.7(c) of the Zoning Ordinance requires that"screening shall
be provided as required in section 32.7.9."
Application of waiver provisions of Section 21.7(c) to requests 3 and 4 herein:
Section 21.7(c) of the Zoning Ordinance also provides for relief from the above restrictions if
certain criteria are met. The language of Section 21.7(c) is as follows:
"The board of supervisors may waive by special exception the prohibition of construction
activity, grading or the clearing of vegetation in the buffer in a particular case upon consideration
of whether: (i) the developer or subdivider demonstrates that grading or clearing is necessary or
would result in an improved site design; (ii) minimum screening requirements will be satisfied;
and(iii) existing landscaping in excess of minimum requirements is substantially restored."
Applying the waiver criteria to requests 3 and 4 herein:
(i) Grading or clearing is necessary or would result in an improved site design;
Grading or clearing within the buffer zone may be necessary to accommodate
parking and/or circulation for the optimal functioning of the HC Property.
Because the district boundary translates as the edge of the HC Property, this
area is furthest away from the Birdwood Mansion. Thus, work is this area may
be most appropriate to allow for preservation of some of the more sensitive areas
within closer proximity to the mansion.
(ii) Minimum screening requirements will be satisfied; and
The entire site landscape and planting plan will be considered in the context of
what is most appropriate to the historic resources. As such, the Foundation has
engaged Rachel Lloyd of AECOM to study the historic landscape and advise on
any proposed plantings and other site design elements associated with the ZMA
request. Thus, no minimum screening is necessary to protect the R-1 Property.
(iii) Existing landscaping in excess of minimum requirements is substantially
restored.
Because of the nature of the HC Property, the larger R-1 Property, and the
structures on the HC Property being historic resources rather than a standard
commercial development, the buffer requirement and related requirement to
replace the buffer zone with additional landscaping is not applicable to this
proposal. As mentioned, the overall landscape will be carefully considered in
conjunction with the overall renovation of the Birdwood Mansion and Grounds.
ATTACHMENT 15
October 29, 2018
Page 4
This consideration will include the provision of buffering and other plantings as
necessary and appropriate for features such as parking areas that were not
historically part of the landscape.
In sum, the proposed waiver requests allow for the greatest sensitivity to the existing historic
resources on the HC Property as the Foundation carefully renovates the structures and site in
preparation for its use as a special events venue with overnight lodging. We appreciate your
assistance as the Foundation works to ensure the viability of this important historic resource for
the community and future generations.
Please do not hesitate to contact me should you have any questions or concerns.
Sincerely, 1 1
Vilutai
Valerie W. Long Jul(
37199922_2
ATTACHMENT 15
LINE BEARING DISTANCE GRAPHIC SCALE "=200'
L1 S06'46'09"W 73.07
L2 S71'00'00"W 55.00 Mn= a
L3 554'00'00"W 90.00 0 200 70401
600L4 S23'00'00"W 55.00NL5 S20'00'00"E 95.00 U•S. UT a
L6 S40'00'00"W 55.00 IV 250 ; 1 ,
L7 510'00'00"W 60.00 VDHMONUMENT VARIABLE WIDTH RAW
L8 524'00'00"E 145.00 (2014) (D•8.750-372, 376 PLAT) AV-
L9 517'01'00"E 125.40 VOH 574•QB
L10 S33'00'00"E 170.00 MONUMENT 25B 0g'E. VDH x'
L11 544'00'00"E 120.00 (2014) J8 6 Q4 S83' MONUMENT o
L12 513'00'00"E 70.00 13'51" z
7 E 374`
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L15 S35'00'00"W 200.00 N21 '59'35'E %' •
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L16 981'00'00"W 30.00 310.69' L2
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L17 S32'00'00"W 135.00 i1� .i/o
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TRACT B
UNIVERSITY OF VIRGINIA FOUNDATION
0.8.4662-577 & 578 PLAT
0.8.4507-210
D.B.2933-85 PLAT
D.B.2712-325
D.B.750-376 PLAT
D.B.567-199 PLAT EXHIBIT SHOWING
0.8.555-514 & 515 PLAT D.B.419-541 PLAT HC SETBACK REQUIREMENTS
D.B.419-539 PLAT ON THE PROPOSED AREA FOR REZONING
SCALE: I" = 200'
DATE: OCTOBER 18, 2018
REVISED: MARCH 11, 2019
REVISED: MARCH 21, 2019
ROGER W.RAY & ASSOC.. INC.
663 BERKMAR COURT
CHARLOTTESVILLE.VIRGINIA 22901
TELEPHONE: (434) 293-3195
GL RAYSURVEYING.COM 14256B
ATTACHMENT 16