HomeMy WebLinkAboutCPA201800006 Staff Report 2023-01-24 (3)ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: CPA201800006 "Birdwood"
Staff: Tim Padalino, AICP, Senior Planner
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
February 12, 2019
March 20, 2019 (tentative)
Owner: University of Virginia Foundation (UVAF)
Applicant: N/A (County -initiated CPA)
TMP: 07500-00-00--06300
Comprehensive Plan Amendment: Proposed
Acreage: 544 acres
amendments to the text in the "Existing Land Use"
and "Future Land Use —Other Areas of Importance"
sections of the Southern and Western Urban
Neighborhoods Master Plan. No changes to Future
Land Use designations.
Location: 500 Ivy Road
Zoning/By-Right Use: R1 Residential
Magisterial District: Samuel Miller
Future Land Use: Institutional
School Districts: Murray — Elementary, Henley — Middle, and Western Albemarle — High
DA (Development Area): Neighborhood 6 in
Requested # of Dwelling Units/Lots: N/A
the Western Urban Neighborhoods
Proposal: Amendments to the text in the "Existing
Comp. Plan Designation: `Institutional" and
Land Use' and "Future Land Use: Other Areas of
"Parks and Green Systems." Neighborhood 6 —
Importance — Birdwood" sections of the Southern
Western Urban Neighborhoods (Southern and
and Western Urban Neighborhoods Master Plan,
Western Urban Neighborhoods Master Plan).
following the recent endorsement of the Birdwood
Area B Study by the Planning and Coordination
Council (PACC) on September 20, 2018. No
changes to Future Land Use designations.
Character of Property: Birdwood Golf Course
Use of Surrounding Properties: Boar's Head
and historic Birdwood Mansion, a 14-acre historic
Resort; residential neighborhoods of Ednam,
site listed on the National Register of Historic
Ednam Village, Ednam Forest, Bellair, Kenridge,
Places and Virginia Landmarks Register.
and White Gables; Ragged Mountain Reservoir and
Natural Area.
Recommendation: Staff recommends Planning Commission recommendation of adoption of the
proposed amendments to the Southern and Western Urban Neighborhoods Master Plan.
CPA201800006: Birdwood
Planning Commission: February 12, 2019
Page 1
STAFF CONTACT: Tim Padalino, AICP, Senior Planner
PLANNING COMMISSION: February 12, 2019
BACKGROUND:
In 2018, the University of Virginia Foundation (UVAF or Foundation) completed a master plan for the
Birdwood property to guide the future development of that 544-acre property, which is located in the
Development Area in the Western Urban Neighborhood. The Birdwood property is identified by Tax Map
and Parcel number as #75-63, and is zoned R-1 Residential. Birdwood is also located within Area B — and
is therefore subject to the Planning and Coordination Council (PACC) joint planning agreement between
the University of Virginia, the City of Charlottesville, and Albemarle County. (Attachment A)
Using the Foundation's master plan for Birdwood as a starting point, the Foundation developed the
Birdwood Area B Study (Area B Study) in close coordination with staff from the Community Development
Department (CDD). (Attachment B) This Area B Study contained a history of the property; an inventory of
existing uses, improvements, and assets; and a vision for future uses and improvements on the property,
as well as opportunities for future infrastructure, connectivity, and conservation. PACC formally endorsed
the concepts in this Area B Study on September 20, 2018.
Knowing that the Foundation had developed a master plan for Birdwood and had engaged the University
of Virginia (UVA) regarding the intent to formally conduct a Birdwood Area B Study with PACC Tech and
PACC, the Albemarle County Planning Commission passed a Resolution of Intent (ROI) on April 10, 2018
to initiate a Comprehensive Plan Amendment (CPA) to the Southern and Western Urban Neighborhoods
Master Plan (S+W Master Plan). (Attachment C — PC ROI) (Attachment D — Excerpts from Current S+W
Master Plan)
SUMMARY — BIRDWOOD AREA B STUDY:
The PACC-endorsed Area B Study identified several future land uses for the Birdwood property. Please
note that several elements contained in that study have already been permitted and/or constructed. This
has been possible because certain uses and improvements were considered to be consistent with the
Future Land Use Plan, as they were either expansions of existing permitted uses, or (in the case of UVA
Tennis) consistent with the "Institutional" future land use designation as a University -affiliated sports
facility, or (in the case of the permanent connector road) explicitly recommended in the S+W Master Plan.
These include:
• Private Street for Permanent Interparcel Connection with Boar's Head Resort ("Connector Road")
• UVA Golf Indoor Practice Facility
• Birdwood Golf Course Renovation and Short Course Addition (under construction)
• UVA Tennis Facility (special use permit granted; site plan and WPO plan under review)
The only primary element of the Birdwood master plan and PACC-endorsed Area B Study that has not
been permitted and/or constructed is the proposed rehabilitation and reuse of the historic Birdwood
Mansion. Because the proposed "Birdwood Mansion and Grounds" project is not contemplated in the
current language within the S+W Master Plan and would not explicitly be an "Institutional" use, CDD staff
have concluded that this proposed project would not be consistent with the Future Land Use Plan — and
therefore the "Future Land Use: Other Areas of Importance — Birdwood" section would need to be
amended before the proposed project could potentially be considered to be consistent with the
recommendations in the S+W Master Plan.
As articulated in the PACC-endorsed Area B Study, the Foundation is committed to rehabilitating the
Birdwood Mansion, dependencies, and surrounding grounds to be repurposed for University -related
CPA201800006: Birdwood
Planning Commission: February 12, 2019
Page 2
events, other special events associated with the adjoining Boar's Head Resort, and hospitality and short-
term lodging uses. The Foundation has assured the County that such plans are being undertaken with a
high degree of sensitivity for this historic character of the Birdwood Mansion as well as the surrounding
landscape, infrastructure, and other structures within the 14-acre historic site. In order to undertake this
project in a context sensitive way, the Foundation has partnered with numerous practitioners in the fields
of historic preservation and landscape architecture and is coordinating this project with the Virginia
Department of Historic Resources.
SUMMARY — CPA201800006 PROPOSAL:
Following PACC endorsement of the Birdwood Area B Study on September 20, 2018, CDD staff drafted
proposed CPA language for the S+W Master Plan. (Attachments E and F)
The proposed amendments to the S+W Master Plan are focused on future land uses at the Birdwood
property and are largely derived from the PACC-endorsed Area B Study. Staff attempted to preserve as
much of the existing language in the "Future Land Use: Other Areas of Importance — Birdwood" section as
possible, while also providing an updated summary of existing land uses and improvements, reorganizing
information, and introducing additional information about the future land uses contained in the PACC-
endorsed Area B Study.
Specifically, this CPA proposes to amend the text in the "Future Land Use: Other Areas of Importance —
Birdwood" section of the S+W Master Plan in part to address and resolve the lack of clarity associated
with the following existing language on page S+W 44:
"ln the future, this large property may serve a more intensive function than it does presently.
Possible considerations include, but are not limited to, a mixed -use area near the entrance and
residential uses for other parts of the property not designated as a part of the Parks and Green
Systems. Before further development of the property occurs, an amendment to the Future Land
Use Plan for the Southern and Western Neighborhoods will be needed. "
This current language has been interpreted differently by different users of the S+W Master Plan
regarding what types of future land uses and what levels of development are considered to be appropriate
at this time. To clarify this section, this CPA would clearly establish the concept of reusing the historic
Birdwood Mansion 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 be subject to all applicable legislative and administrative permitting requirements.
This CPA would also maintain the existing recommendation that any other longer -range future land uses
and/or more intensive development (not included in the PACC-endorsed Area B Study) would need to be
carefully evaluated through a Comp Plan Amendment process, at the time any such potential proposals
are made for this very large property within the Development Area. Additionally, this CPA would maintain
and expand recommendations for future interparcel connectivity; an amended Figure 27 is proposed to
illustrate these recommended connections, as shown in Attachment E and Attachment F.
Please note that this CPA would not modify the Future Land Use designations for the Birdwood property;
the "Institutional" and "Parks and Green Systems" designations would remain unchanged.
Please also note that the proposed amendments are presented as isolated excerpts separate from the
overall S+W Master Plan and are not provided in the final format that would be used if the amendments
are eventually adopted. The proposed amendment language provided with this report includes references
to the corresponding page numbers for the existing S+W Master Plan language, and are provided in "track
changes" format (Attachment E) and a "clean" format (Attachment F).
CPA201800006: Birdwood
Planning Commission: February 12, 2019
Page 3
SUMMARY — CPA201800006 PROCESS:
To date, this CPA process has included extensive pre -application coordination with the Birdwood property
owners (UVAF), public engagement efforts with property owners in the vicinity of the Birdwood property,
and formal work sessions with the PC and Board of Supervisors (BOS). More specifically, the PC
conducted a work session on November 13, 2018 and the BOS conducted a work session on January 16,
2019. No significant issues or concerns were raised during either of these work sessions, and no requests
for modifications to the CPA language were identified.
Additional public engagement activity was conducted through a community meeting on December 17,
2018. during one of the monthly meetings that UVAF conducts at the Boar's Head Resort with interested
members of the adjoining residential districts (including Bellair, Ednam, Ednam Village, Ednam Forest,
Kenridge, and White Gables). Twenty (20) interested members of the public attended. Several attendees
described concerns about the existing conditions at the intersection of US 250 / Ivy Road and Boar's Head
Drive (formerly Golf Course Drive), including concerns about traffic safety issues that have allegedly
become more problematic after the permanent opening of the "connector road" between the Birdwood
property and the Boar's Head Resort in August 2018.
UVAF representatives noted that transportation issues are being re-evaluated with the County and with
VDOT, in conjunction with the separate, ongoing review of a zoning map amendment application.
Transportation issues and concerns involving this intersection had previously been addressed through the
recent review and approval of special use permit SP201700032 (specifically through conditions of
approval #8 and #9). CDD staff are continuing to coordinate with the applicants and with VDOT to re-
evaluate transportation issues (and other important project -specific details) through the separate, parallel
review of the Foundation's recent application for a zoning map amendment (ZMA), in lieu of addressing
project -specific details during this CPA process.
APPLICATION FOR ZMA201800014 ("BIRDWOOD MANSION AND GROUNDS"):
As noted above, the Foundation and CDD staff have been engaged in extensive pre -application
coordination, with communication about the proposed Birdwood Mansion and Grounds project beginning
in 2017. This coordination led to guidance from CDD staff that the most appropriate entitlement process
for this proposed project would be a ZMA application to propose a rezoning of a small portion of the
Birdwood property adjoining Ivy Road / US 250 from R-1 Residential to HC Highway Commercial.
Accordingly, the County received an application for ZMA201800014 "Birdwood Mansion and Grounds"
(with proposed proffers) on October 29, 2018. The proposed (proffered) HC district would encompass the
historic site but would exclude the existing golf course — and would therefore maintain a wide swath of the
existing R-1 Residential zoning district between the proposed HC district and adjoining Residential
districts to the east and west.
CDD staff are required to conduct a review of the recently -submitted application for ZMA201800014 while
this CPA process is underway. This ongoing ZMA review process includes an evaluation of the
appropriateness of the proposed HC Highway Commercial zoning district relative to the existing
recommendations in the Comprehensive Plan and the S+W Master Plan. Staff will not be able to evaluate
the appropriateness of the proposed HC Highway Commercial zoning district relative to the language or
concepts contained in the PACC-endorsed Area B Study, unless and until elements of that study are
formally adopted into the S+W Master Plan through this ongoing CPA process.
Please note that if CPA201800006 is eventually adopted by the BOS, the proposed Birdwood Mansion
and Grounds project would still not be permissible unless ZMA201800014 is eventually adopted by the
BOS. Additionally, the proposed project would still be subject to administrative permitting requirements,
CPA201800006: Birdwood
Planning Commission: February 12, 2019
Page 4
including but not limited to an approved Site Plan, an approved WPO Plan, and issuance of a Certificate of
Appropriateness. As such, important project -specific details for the proposed Birdwood Mansion and
Grounds project (such as historic preservation, traffic and transportation issues, and other important
details) will be evaluated and reviewed in full detail during the ZMA review process (and also during any
subsequent site plan reviews by the Site Review Committee and the Architectural Review Board).
(ZMA201800014 application materials are available for reference at):
http://www. albemarle. org/weblink/search. aspx?d bid=3&searchcom ma nd=%7b%5bC DD-
Pla nni ng %5d: %5bAppl i cati onNu m ber%5d=%22ZMA201800014%22%7d)
(Long -Range Planning)
(Current Development Review)
nianram shnwinn relatinnshin of CPA nrnress and ZMA nrocess
STAFF RECOMMENDATION:
Staff recommends the Planning Commission recommend to the Board of Supervisors adoption of the
proposed CPA language to the "Existing Land Use" and "Future Land Use — Other Areas of Importance"
sections of the Southern and Western Urban Neighborhoods Master Plan, as contained in Attachment F.
ATTACHMENTS:
Attach.A: Maps of Birdwood Property
Attach.B: PACC-endorsed Birdwood Area B Study (7/17/2018)
Attach.C: PC ROI (4/10/2018)
Attach.D: Excerpts from Adopted S+W Master Plan (Amended 9/23/2015)
Attach.E: Proposed S+W Master Plan CPA Language — Track Changes Format
Attach.F: Proposed S+W Master Plan CPA Language — Clean Format
CPA201800006: Birdwood
Planning Commission: February 12, 2019
Page 5
�tT�H
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: CPA201800006 "Birdwood"
Staff: Tim Padalino, AICP, Senior Planner
Planning Commission Work Session:
Board of Supervisors Work Session:
November 13, 2018
January 16, 2019 (tentative)
Owner: University of Virginia Foundation (UVAF)
Applicant: N/A (County -initiated CPA)
TMP: 07500-00-00-06300
Comprehensive Plan Amendment: Proposed
Acreage: 544 acres
amendments to "Existing Land Use," "Future Land
Use," and "Other Areas of Importance" sections of
the Southern and Western Urban Neighborhoods
Master Plan.
Location: 500 Ivy Road
Zoning/By-Right Use: R1 Residential
Magisterial District: Samuel Miller
Future Land Use: Institutional
School Districts: Murray — Elementary, Henley — Middle, and Western Albemarle — High
DA (Development Area): Neighborhood 6 in
Requested # of Dwelling Units/Lots: N/A
the Western Urban Neighborhoods
Proposal: Consideration of proposed
Comp. Plan Designation: "Institutional" and
amendments to the "Existing Land Use," "Future
"Parks and Green Systems." Neighborhood 6 —
Land Use," and "Other Areas of Importance —
Western Urban Neighborhoods (Southern and
Birdwood" sections of the Southern and Western
Western Urban Neighborhoods Master Plan).
Urban Neighborhoods Master Plan, following the
recent endorsement of the Birdwood Area B Study
by the Planning and Coordination Council (PACC)
on September 20, 2018.
Character of Property: Birdwood Golf Course
Use of Surrounding Properties: Boar's Head
and historic Birdwood Mansion, a 14-acre historic
Resort; residential neighborhoods of Ednam,
site listed on the National Register of Historic
Ednam Village, Ednam Forest, Bellair, Kenridge,
Places and Virginia Landmarks Register.
and White Gables; Ragged Mountain Reservoir and
Natural Area.
Recommendation: Staff recommends that the Commission review and discuss the proposed (draft)
amendments to the S+W Master Plan, and provide direction to staff.
CPA201800006: Birdwood
Planning Commission: November 13, 2018
Page 1
University -related events, other special events associated with the adjoining Boar's Head Resort, and $
hospitality and short-term lodging uses.
The Foundation has assured the County that such plans are being undertaken with a high degree of
sensitivity for this historic character of the Birdwood Mansion as well as the surrounding landscape, g
infrastructure, and other structures within the 14-acre historic site. In order to undertake this project in a
context sensitive way, the Foundation has partnered with numerous practitioners in the fields of historic
preservation and landscape architecture, and is coordinating this project with the Virginia Department of
Historic Resources.
The Foundation and CDD staff have been communicating about this proposed project since 2017, and
most recently this coordination has led to guidance from CDD staff that the most appropriate a ent
process for this project would be a Zoning Map Amendment (ZMA) application to pr- rezonin o
small portion of the Birdwood property adjoining Ivy Road / US 250 from R1 Residenti to HC Highway
Commercial. Accordingly, the County received an application for ZMA201800014 "Bir od Mansion an
Grounds" (with proposed proffers) on October 29, 2018. The proposed HC area would enco e
historic site, but would exclude the golf course and would therefore maintain a wide swath of the existing
R1 Residential zoning district between the proposed HC district and adjoining Residential districts to the
east and west.
(ZMA201800014 application materials are available for reference at:
http:/ANww.albemarle. org/weblink/search.aspx?dbid=3&searchcommand=%7b%SbCDD-
Planning%5d:%5bApplication Number%5d=%22ZMA201800014%22%7d)
However, because the "Birdwood Mansion and Grounds" project is not contemplated in the current
language within the S+W Master Plan, staff have concluded that the Future Land Use section and Other
Areas of Importance subsection would need to be amended before the rezoning proposal could potentially
be considered to be consistent with the recommendations in the S+W Master Plan.
Therefore, staff have drafted proposed CPA language for the Commission's consideration and discussion
during the November 13, 2018 work session. (Attachments D and E) These proposed amendments would
provide up-to-date information about the existing uses and conditions of the Birdwood property; include
more detailed reference to the Foundation's near -future plans to rehabilitate and reuse the Birdwood
Mansion and surrounding historic site; and affirm the general appropriateness of such a project — 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 the proposed amendments are presented as isolated excerpts separate from the Master
Plan, and are not provided in the final format that would be used if the amendments are eventually
adopted. The proposed amendment language includes references to the corresponding page numbers for
the existing Master Plan language. The proposed amendments are also provided in "track changes"
format and a "clean" format.
PROCESS:
This CPA process will include a work session and a public hearing with the Planning Commission, as well
as a work session and a public hearing with the Board of Supervisors. Coordination is ongoing with
regards to the sequence and dates of these activities; at this time, the BOS work session is (tentatively)
scheduled for January 16, 2019. Additional public engagement activity will also occur, likely through the
monthly meetings that the UVA Foundation conducts on the second Monday of every month at the Boar's
Head Resort with interested members of the adjoining residential districts (including Bellair, Ednam,
Ednam Village, Ednam Forest, Kenridge, and White Gables). Additional notification may be necessary for
CPA201800006: Birdwood
Planning Commission: November 13, 2018
Page 3
Residential use of a portion of the historic former mill buildings as part of a mixed -use development
may be appropriate if the buildings are removed from the floodplain and provided that at least
45% of the total built square footage and leased outdoor area of the mill property is used non -
residentially in employment -generating and commercial uses.
Although formerly recommended for industrial use, several residential parcels near the center on
Market Street are now recommended as Neighborhood Density Residential. These properties
provide homes to Albemarle County residents and the depth of the lots would not easily support
redevelopment to industrial uses. Continued residential use is expected; however, in the future the
houses could be redeveloped for non-residential uses, such as offices.
It is the County's intent that the development of this area should respect its historic designation —
including the City of Charlottesville's local designation —and should maintain its identity as both a
historic link between the City and the County and as a cultural and historic link between the
community and the Rivanna River. A primary consideration in the review of proposed development
will be a commitment to the preservation and adaptive reuse of the historic structures and site. This
includes attention to both the architectural and the archeological integrity of the site, specifically
the documentation and protection of identified cultural and historic resources.
Other Areas of Importance
In addition to specific Centers, there are several areas within the Southern and Western
Neighborhoods that are important due to significant development potential. These areas are
described on the following pages.
Figure 27: Birdwood Golf Course Property
Course
with the adjacent Boar's Head Resort,
1. The historic Birdwood property (Figure
27), eerrentlewied bTthe U
`eundatien, is encompasses over 540
acres in the Development Area. The
property which is currently owned by the
UVA Foundation, is also located in Area B.
Birdwood is
designatedshewrt for Institutional future
land uses.
1 The 18-hole Birdwood Golf Course is used
by the University's varsity golf programs,
and is also available to students, faculty.
and the general public. A new UVA Golf
facility was recently constructed. and the
18-hole Birdwood Golf Course is
undergoing extensive renovations for
improved play and to incorporate
additional par-3 holes in a new short
course. The Birdwood property is also
designated for use by the Universit 's's
varsity Tennis programs, with a UVA Tennis
1111111 facility recently permitted in proximity to
is also owned by the UVA Foundation
Albemarle Comprehensive Plan FINAL approved June 10, 2015
A.B.S+W. 3
�7
PC Staff Report (Outline): CPA-2018-00006 Birdwood
DRAFT—11/2/2018
-� g•a'� �ks1
• Background: Birdwood, UVAF, and PACC
• The University of Virginia Foundation (UVAF or Foundation) has recently completed a master plan for
the Birdwood property, which is identified by Tax Map and Parcel number as 75-63, and which is a 544-
acre property zoned R-1 Residential.
• Birdwood is located in the Development Area in the Western Urban Neighborhood. Birdwood is also
located within Area B, and is therefore subject to the Planning and Coordination Council (PACC) joint
planning agreement between the University of Virginia, the City of Charlottesville, and Albemarle
County.
• Using the Foundation's master plan for Birdwood as a starting point, the Foundation developed an Area
B Study in close coordination with staff from the Community Development Department (CDD). This
Area B study contained a history of the property; an inventory of existing uses, improvements, and
assets; and a vision for future uses and improvements on the property, as well as opportunities for future
infrastructure, connectivity, and conservation.
• PACC endorsed the concepts of this Area B Study on September 20, 2018.
• Background: PCROI
• Knowing that the Foundation had developed a master plan for Birdwood, and knowing that PACC-Tech
and PACC were in the process of engaging the University of Virginia (UVA) and UVAF on the
Birdwood Area B Study, the Albemarle County Planning Commission passed a Resolution of Intent on
April 4, 2018 to initiate a Comprehensive Plan Amendment to the Southern and Western Urban
Neighborhoods Master Plan.
I' 1 �� ` • Current Status of Birdwood Property and Area B Study:
'� • Several elements contained in the Birdwood master plan and in the subsequent Area B Study have
already been permitted and constructed, including:
„ o Private Street for Permanent Interparcel Connection ("Connector Road")
o UVA Indoor Golf Practice Facility
o Birdwood Golf Course Renovation and Short Course Addition (under construction)
�� «g o UVA Tennis Facility (special use permit granted; site plan and WPO plan under review)
• Future Plans for Additional Use and Development of Birdwood Property:
• The only primary element of the Birdwood master plan that has not been permitted and/or constructed is
the proposed rehabilitation and reuse of the historic Birdwood Mansion. As articulated in the PACC-
endorsed Birdwood Area B Study, the Foundation is committed to restoring the Birdwood Mansion,
dependencies, and surrounding grounds to be repurposed for University -related events, other special
events associated with the adjoining Boar's Head Resort, and hospitality and short-term lodging uses.
F+ o The Foundation has assured the County that such plans include a high degree of sensitivity
for this historic character of the Birdwood Mansion as well as the surrounding historic
landscape, infrastructure, and other structures within the 14-acre historic site. In order to
undertake this project in a context sensitive way, the Foundation has partnered with
�l(
Iar�a�d
which also hosts UVA varsity sRorts in the Boar's Head Sports Club and McArthur Squash Center. A
new interparcel connection was constructed in 2018 to better facilitate vehicular and pedestrian
movement between these two affiliated properties.
The Birdwood property also includes the historic Birdwood Mansion which is a lA-acre s( ite:�stecl
on the National Register of Historic Places and the Virginia Landmarks Register. Dependenciei:crre
present near the entrance to the property.
general public. In the recent past, theTke mansion has preAdes—provided a venue for small
University related events. 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 adioining Boar's
Head Resort and hospitality and short-term lodinging 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 jeapordize the listing on the National Re isg ter
In the Iona -range future, portions of this large property njey could potentiallyserve 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:
andL residential uses for other parts of the property not designated as a part of the Parks and
Green Systems. The historic mansionnd important dependencies should be retainin any future
v to ment. -Before Birdwood could be further
developed in ways that are not contained in the PACC-endorsed Birdwood Area B Study. an
amendment to the Future Land Use Plan for the Southern and Western Urban Neighborhoods Master
Plan w&would be needed:
The Parks and Green Systems portion
of the Birdwood property, which adjoins the Ragged Mountain Natural Area — a County -designated
Important Site for biodiversity — should continue to be preserved as an undeveloped sanctuary for
biodiversity and as a valuable resource for outdoor recreation in a pristine natural setting within
the Development Area.
Figure 28: Rt. 20 South & Avon St. Ext.
31Y7�q� — in.�ore Ga�1�n�P f o, ;m dhr4,c L
Albemarle Comprehensive Plan FINAL approved June 10, 2015
A.8.S+W. 32
Residential use of a portion of the historic former mill buildings as part of a mixed -use development
may be appropriate if the buildings are removed from the floodplain and provided that at least
45% of the total built square footage and leased outdoor area of the mill property is used non -
residentially in employment -generating and commercial uses.
Although formerly recommended for industrial use, several residential parcels near the center on
Market Street are now recommended as Neighborhood Density Residential. These properties
provide homes to Albemarle County residents and the depth of the lots would not easily support
redevelopment to industrial uses. Continued residential use is expected; however, in the future the
houses could be redeveloped for non-residential uses, such as offices.
It is the County's intent that the development of this area should respect its historic designation —
including the City of Charlottesville's local designation —and should maintain its identity as both a
historic link between the City and the County and as a cultural and historic link between the
community and the Rivanna River. A primary consideration in the review of proposed development
will be a commitment to the preservation and adaptive reuse of the historic structures and site. This
includes attention to both the architectural and the archeological integrity of the site, specifically
the documentation and protection of identified cultural and historic resources.
Other Areas of Importance
In addition to specific Centers, there are several areas within the Southern and Western
Neighborhoods that are important due to significant development potential. These areas are
described on the following pages.
Figure 27: Birdwood Gal€ Course Properly 1. The historic Birdwood property (Figure
27), eUffently owned by the UVA
Feundetien, isencompassesover 540
�yy acres in the Development Area. The
property, which is currently owned by the
UVA Foundation, is also located in Area B.
the 61_•.._-_:..'- __is-_••--e4t Birdwood is
d designatedshewn for Institutional future
\ Ma 0
land uses.
f, The 18-hole Bir ood Golf Course is used
i
by the Univers' 's varsItX golf programs,
and is also a ilable to students facult
ti and the general public. A new UVA Golf
wood�If Course facility wa rx��fly son + * hell
G
F� f, 18-hole Birdwood Golf Course tis
(c ram.
u or
/ and fo=ineerperete—Q.q.
29 additional par-3 holes in a new short
_ course. The Birdwood property is also
desianated for use by the Universit LI1
7 / varsity Tennis programs, with a UVA Tennis
facility reeenft permitted in proximity to
the adioining Boar's Head Sports Club. WThe uses and improvements at Birdwood-oft increasing
is -affiliated with the adjacent Boar's Head Resort, which is also owned by the UVA Foundation, and
Albemarle Comprehensive Plan FINAL approved June 10, 2015
A.8.S+W. 31
C.S
which also hosts UVA varsity sports in the Boar's Head Sports Club and McArthur Squash Center. A
new intemarcel connection was constructed in 2018 to better facilitate vehicular and pedestrian
movement between these two affiliated properties.
in Area B and includes an 18 hele gelf course as well as a q 77=wa
on me rvaTlonal Keglsrer or nlsToric riaces ana me virgmia i.anamarKs Kegister uepenaencies are
present near the entrance to the property. The gelf course is ewailable to 9#wdents, faculty, and the
general publie. In the receFtt oast. theThe mansion has prev+des provided a venue for small
University related events. 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 adjoinina Boar's
In the long-ranae future, portions of this large property mey could potentially serve a more intensive
function then it does Ispe6ensly. Possible considerations include, but are not limited to, a mixed -use
area near the entrance; additional University -related institutional, athletic. and/or hospitality uses:
and4or residential uses for other parts of the property not designated as a part of the Parks and
Green Systems. The historic mansion and important d p_ e�should be retained in ar�fytwe
d ve�lop_ment=Before Birdwood could be further
developed in ways that are not contained in the PACC-endorsed Birdwood Area B Study. an
amendment to the Future Land Use Di__ for the Southern and Western Urban Neighborhoods Master
Plan w&would be needed:
loci h), -eside de The Parks and Green Systems portion
of the Birdwood property which adjoins the Ragged Mountain Natural Area — a County -designated
Important Site for biodiversity — should continue to be preserved as an undeveloped sanctuary for
biodiversity and as a valuable resource for outdoor recreation in a pristine natural setting within
the Development Area.
D J-...:....
e use and development of the property should include pedestrian _ cgnnQ�Tipp_s ig
through the planned Three Notch'd Trail envisioned between Crozet and Charlottesville.
Figure 28: Rt. 20 South & Avon St. Ext.
Albemarle Comprehensive Plan FINAL approved June 10, 2015
A.8.S+W. 32
Residential use of a portion of the historic former mill buildings as part of a mixed -use development
may be appropriate if the buildings are removed from the floodplain and provided that at least
45% of the total built square footage and leased outdoor area of the mill property is used non -
residentially in employment -generating and commercial uses.
Although formerly recommended for industrial use, several residential parcels near the center on
Market Street are now recommended as Neighborhood Density Residential. These properties
provide homes to Albemarle County residents and the depth of the lots would not easily support
redevelopment to industrial uses. Continued residential use is expected; however, in the future the
houses could be redeveloped for non-residential uses, such as offices.
It is the County's intent that the development of this area should respect its historic designation —
including the City of Charlottesville's local designation —and should maintain its identity as both a
historic link between the City and the County and as a cultural and historic link between the
community and the Rivanno River. A primary consideration in the review of proposed development
will be a commitment to the preservation and adaptive reuse of the historic structures and site. This
includes attention to both the architectural and the archeological integrity of the site, specifically
the documentation and protection of identified cultural and historic resources.
Other Areas of Importance
In addition to specific Centers, there are several areas within the Southern and Western
Neighborhoods that are important due to significant development potential. These areas are
described on The following pages.
Figure 27: Birdwood Golf Course Property
1. The Birdwood property (Figure 27),
currently owned by the UVA Foundation, is
the University's golf course. It is shown for
Institutional uses. It is affiliated with the
adjacent Boar's Head Resort, which is also.
owned by the UVA Foundation.
Encompassing over 500 acres, the
property is in Area B and includes an 18-
hole golf course as well as a historic
mansion. Dependencies are present near
the entrance to the property. The golf
course is available to students, faculty, and
the general public. The mansion provides
a venue for small University related
events.
\ In the future, this large property may serve
a more intensive function than it does
r 29 presently. Possible considerations include,
but are not limited to, a mixed -use area
near the entrance and residential uses for
i other parts of the property not designated
as a part of the Parks and Green Systems.
Before further development of the property occurs, an amendment to the Future Land Use Plan for
the Southern and Western Neighborhoods will be needed.
Albemarle Comprehensive Plan ADOPTED June 10, 2015
Amended September 23, 2015
S+W. 44
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The historic mansion and important dependencies should be retained in any future development.
An interconnection to the Boar's Head property should be provided. Pedestrian connections to
nearby residential developments should also be considered.
2. The area between sit. 20 South and
Avon Street Extended (Figure 28), just north
of where the two roadways intersect is near
the southern boundary with the Rural Area.
A large area of land designated for
Office/R&D/Flex/Light Industrial use is
bounded on the north by Urban Density
Residentially designated land. The
Office/R&D/Flex/Light Industrial
designated land is expected to be an area
for further development, especially to
provide for light industrial uses and
employment. South of that area is land
designated for Community Mixed Use
(Spring Hill Village), which will help provide
a transition between the Office/R&D/Flex/
Light Industrial area and the residential
designations to the south. Residential, retail,
service, office, and light industrial
employment uses are appropriate in this
area of Community Mixed Use.
Figure 29: Mosby Mountain & Whittington
Figure 28: Rt. 20 South & Avon St. Ext.
Development should include a pedestrian
orientation, building and spaces of human scale,
relegated parking, and site planning that respects
terrain. It is especially important that adjacent
residential parcels be used when developing this
parcel. Attention must be paid to building massing,
scale, lighting, location of loading bays, and other
aspects which might have negative impacts on
adjoining properties and properties in the area.
Architectural features, screening, and landscaping
techniques should be used to help mitigate impacts.
3. The southern portion of the Mosby Mountain
subdivision and the approved Whittington
(Figure 29) development are located in the
southwestern part of the Southern
Neighborhood. These properties were
recently added to the Development Area to
reflect existing zoning and the status in the
Jurisdictional Area where water and sewer
are provided. While the land use designation
is for Neighborhood Density residential,
development of the property should be
kept at a density of 1 unit per 2 acres.
Albemarle Comprehensive Plan ADOPTED June 10, 2015
Amended September 23, 2015
S+W. 45
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