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HomeMy WebLinkAboutSP201700009 Study 2017-05-25CDD Historic Preservation: study on SP2017-9, Birdwood Golf Facility Heather McMahon May 12, 2017 The applicant has submitted a Special Use Permit Amendment (SP2017-9) for an indoor golf facility to be located at the Birdwood Golf Course (TMP 07500-00-00-06300). The proposed two-story facility, encompassing 10,000 square feet, will be accessed by an interior road (Golf Course Drive) and include surface parking for 15-30 spaces. A previous Special Use Permit (SP2015-19) was approved for the proposed new construction, however, the applicant has requested that the proposed new building be relocated approximately 342 feet to the west of the original siting which has necessitated the amendment. The first concept plan (approved in SP2015-19) sited the proposed driving range and indoor golfing facility to the S/SE of the mansion and its curtilage, [Figure 1] outside of the house's viewshed due to decrease in slope [Figures 2-3]. It was determined at that time that the building would not be visible from the Entrance Corridor (Rt. 250) and would therefore not need to undergo ARB review. While the site placement would have necessitated the demolition of a mid-20t"-century residence (considered a non-contributing resource on the 2003 National Register of Historic Places (NRHP) nomination) [Figure 4] and the proposed parking would have impacted the immediate area to the south of the stone cottage/slave quarters [Figure 5], the siting otherwise did not detract, overall, from the cultural landscape. The revised conceptual plan submitted with SP2017-9 sites the new driving range and its two-story associated building to the SW of the mansion and its curtilage [Figure 6]. However, unlike the previous version, this placement directly affects and impacts four historically significant, early-201"-century structures that are contributing resources to the Birdwood cultural landscape according to the 2003 NRHP nomination. These include the: 1. Stable [Figure 7] 2. Garage with upstairs dwelling [Figure 8] 3. Granary [Figure 9, left] 4. Silo [Figure 9, right] A fifth historic structure, a wood -frame automobile garage dated to ca. 1920-1930 has already been demolished as part of the development plan and because it was in a state of advanced deterioration [Figure 10]. This area has been called the "Outer Precinct" by the consultants at AECOM who prepared Birdwood Landscape: Site Protection and Stewardship Strategies Plan for the University of Virginia Foundation in 2015. It surrounds the mansion grounds (what the consultants called the "Historic Core") and "exemplifies the working portion of the 'gentleman's farm' with outbuildings, fences, and farm lanes." [Figure 11] Together with the Historic Core, the two areas were identified as the area of significance in the NRHP nomination. On its own merit, the Outer Precinct is significant as a landscape trope common to ornamental farms at the turn of the 201" century: "Clustered buildings outside — but within sight — of the Birdwood pavilion help shape the agricultural landscape that complements the designed landscaped [sic] within the Historic Core." The report recommends that "Plans for this zone should be undertaken in a manner that mitigates any visual impacts on the Historic Core..." N.B. that while the original site placement was only slightly farther south of the mansion and its curtilage than the present configuration, the present placement places the northeast corner of the proposed parking lot a mere 115 feet from the southwest corner of the southwest dependency, and therefore, the mansion curtilage (Historic Core). This intrusion would not only sever the visual connection between the Historic Core and the Outer Precinct, but it would come very close to impacting the historic structures at the heart of this historic plantation. Furthermore, while the concept plans suggest a copse blocks the view of the proposed new golfing facility from the rear mansion of the proposed development, in actuality the historic farm complex and the site of the proposed new facility is clearly visible from the mansion and its curtilage through a single allee of tall pecan trees with very high canopies (no understory) and no undergrowth [Figures 12-13]. In sum, its placement so near the historic main house and its adjacent outbuildings would impact Birdwood's historic cultural setting. Additionally, the new siting of the proposed golfing facility and the surface parking with its landscaping will be visible from the Entrance Corridor, which triggers ARB review [Figure 14]. The Stable The brick stables at Birdwood dates to ca. 1925, although the Birdwood Mansion Historic Study (henceforth, BMHS), a Historic Preservation Framework Plan completed by consultants Mesick Cohen Wilson Baker ca. 2007, states that it is associated with the tenure of owner Hollis Rinehart (which is anachronistic since the NRHP states that Rinehart divested the property in 1921). In actuality, the stable is likely associated with owner Henry L. Fonda, who owned Birdwood from 1921-1936 and who raised show horses and Hereford cattle on the farm. This substantially intact structure has been deemed significant and contributing to the Birdwood Landscape in the BMHS. It was considered a contributing resource in the 2003 NRHP nomination. The present conceptual design places a surface parking lot, fed by a new access drive to the west, directly east of the stable [Figure 15]. Screened by proposed shade trees, the parking lot will sever nonetheless any visual connection between the mansion and this early 20t"-century farm complex Garage and upstairs dwelling What the BMHS calls the "Birdwood Stone Barn" and dates to ca. 1940 was actually a garage with chauffers' quarters above built during the tenure of owner Cornelius W. Middleton (1940-1974), the last owner before the University of Virginia purchased the property and its buildings in two separate sales in 1967 and 1974. This curious melange of rubble -stone architecture with a Doric -column portico mixes elements of a regional vernacular with the Classical Revival style. The BMHS has determined that this building is significant and contributing to the Birdwood landscape. Equally, it was considered a contributing resource in the 2003 NRHP nomination. The present conceptual design proposes retaining but renovating the stone garage and integrating it into the design of the new golf practice facility, which will be erected directly behind (to the south/rear) the historic edifice. While the architectural renderings submitted by the applicant illustrate the stone garage (and the granary and silo, discussed in the next section) in situ and largely untouched, staff would like to know what level of restoration versus rehabilitation and renovation are proposed for these historic structures? Granary and Silo The BMHS calls this farming structure the "Birdwood Stone Shed" and dates it to ca. 1909, during the tenure of Hollis Rinehart. The associated silo has been attributed a date of 1930 in AECOM's Birdwood Landscape. The NRHP nomination lists Rinehart's ownership as the second period of significance (ca. 1909-1921), during which the house was remodeled in its present Colonial Revival style on the first floor, the gardens likely were created, and farm structures (such as the stone granary) were added to the agricultural landscape. The BMHS determined that these two associative farm structures were "not contributing to the Birdwood Landscape," which is in opposition to the determination made in the 2003 NRHP nomination that they are contributing resources to the collective ensemble. As ancillary farming structures, they refer to the site's agricultural history while their building materials and styles allude to local building traditions in the early 20th century. The present conceptual design proposes keeping the granary and silo intact; their placement in the scheme suggests that they will stand like isolated follies in the courtyard created by the new U-shaped building; perhaps the granary will be utilized for a purpose associated with the driving range. Conclusion Adaptive reuse is a preferable option to disuse and abandonment — a historic structure is more likely to be maintained rather than lost when it is utilized practically. With that in mind, staff is heartened to see three historic vernacular farm buildings potentially rehabilitated. Staff is encouraged, also, by the projected renderings for the new facility, which make architectural allusions to the stone architecture of this farm complex by utilizing fieldstone at the foundations. However, without further architectural drawings it is difficult to determine whether the proposed new construction will sensitively complement the historic structures it impacts or whether it will overshadow and dwarf them. Furthermore, the current placement of the parking lot will sever any visual connection between the mansion (Historic Core) and its picturesque farm complex (Outer Precinct), which would be a loss of a significant landscape design intention. In sum, this addition and its associative parking lot will impact, and possibly negatively, this assemblage of early 20th-century structures that have been deemed significant and contributing resources in at least three historic reports/studies. Further information is required about the final design before staff can make recommendations from a historic preservation perspective. In addition, the applicant will have to submit the proposal to ARB review. SITE PLAN DIAGRAM BIRDWOOD MANSION COMPLEX Pe `x dod or BARN BUILDINGS SLAVE 43 QUARTERS Ong • .1 1 -j UVA GOLF FACILITY PO �LIVA GI)CIF - PRACTICE FACILITY- CONCEPTUAL PLANNING - 120M ORIGINAL SCHEME a -id plamirg Figure 1: Original scheme, in which proposed indoor golf facility is to the SE of the mansion grounds. Figure 2: view northward from non-contributing, mid-201h century resource south of the mansion (i.e., the approximate location of the proposed new golf facility as per the original scheme). Note that the slope of the topography and mature vegetation obscure the historic mansion from this vantage. Figure 3: view southward from rear of mansion curtilage. Note that the slope of the topography and mature vegetation obscure the non-contributing, mid-201h century house (i.e., the site proposed for the new golf facility in the original scheme); only the stone cottage is visible in background left. Figure 4: non-contributing, mid-2oth-century resource proposed for demolition/as site for proposed new golf facility as per original scheme. Figure 5: 18t"-century stone cottage/slave quarters. SITE PLAN DIAGRAM PO BIRDWOOD MANS16N � k ' COMPLEX i *' ; BARN 81ALOINGS s I AUK 41 QUARTFAS EXISTING UVA GOLF FACILITY -k RESiDENGE 41. IL�..' * *r+ � � ti ra � � x � _ 1 le ff - f UVA GOLF -PRACTICE FACILITY - CONCEPTUAL PLANNING - 120)16 I � �� �e�+�'�i� CONCEPT SCNEME02 + .-archi6a�,hve desim anG' v13nqira Figure 6: Concept plan 2, in which proposed new golf facility is to SW of the mansion grounds. Figure 7: brick stable, ca. 1925, fagade (south elevation) and east elevation. Figure 8: Stone garage/dwelling, ca. 1940, contributing resource as per NRHP (2003) and BMHS (2007). - l i BI PDWOOD LANDSCAPE MANAGEMENT ZONES r5 1 r r r ■! __ --- - rr r r rr r+ rr i r r +r r + r■i r + ■ r r r■ r r f-� '1 , t � t r � � ■+ rr r� it t I I 1..�' t I I I r + 1 /% ■ r ■ rr+ I t Q' Qr r i � r � r r r ❑; r � r' r r• �— '+ r r I ►r + `------------- -- MANAGEMENT ZONES The Historic Core retains a high level of historic integrity to the full historic period �c. 1819-1953). with a high density of contributing structures, character -defining features and high design significance. This zone contains essential garden and landscape features and the main residential building and outbuildings thatexemplify the historic context for which the properly is significant. Creating the major entrance axis and located on high ground, it is the most visually prominent portion of the landscape. Although it contains an assemblage of features that date to several of the historic periods, it also contains the oldest collection of buildings and landscape features on the property. It is likely that historic features, or evidence of historic features, remain hidden below the surface of the ground. Changes to the landscape within this zone must be undertaken with great sensitivity and appropriate study. The Outer Precinct retains a moderate density of character -defining t r features and is most significant for its vernacular design. It exemplifies the t r working portion of the "gentleman's farm" with outbuildings, fences, and farm lanes. Clustered buildings outside —hut within sight—ofthe Birdwood pavilion help shape the agricultural landscape that complements the designed landscaped within the Historic Core. The historic features remaining in this zone were constructed at the late end of the period of significance. It is likely that historic features, or evidence of historic features. remain hidden below the surface of the ground. The Cuter Precinct contains the topographic edge of the high ground that forms the Historic Core; while not as prominent as the Historic Core. the Outer Precinct is still easily visible from surrounding areas. The landscape within this zone is moderately sensitive to change. Plans for this zone should be undertaken in a manner that mitigates any visual impacts on the Historic Core and generally respects the agricultural heritage of the landscape. Together, the Historic Con: and Outer Precinct encompass the land identified as the National Register property. The Former Agricultural Landscape retains a lower level of integrity, with t r a lower density of character -defining features and lower design significance. t r Trees have overgrown portions of the agricultural fields during the last hag t t of the twentieth Century, which has affected the spatial and scenic quality of some of the former agricultural landscape. By contrast. the golf course, with its rolling topography and open character, has helped presence a sense of the scenic character of the former farm. The landscape within this zone has a lower sensitivity to change. Any proposals For this zone should be undertaken with consideration for visibilityfrom the Historic Core and surrounding areas and forthe historically open characterof the agricultural landscape._ Figure 11: AECOM, Birdwood Landscape: Site Protection and Stewardship Strategies (prepared for the University of Virginia Foundation, 2015) page 5. The above image illustrates three layers of cultural landscape as they radiate from Birdwood mansion. The proposed indoor golfing facility would affect those farm buildings to the southwest of the main house, in the "Outer Precinct," or yellow zone. Figure 12: view SW from rear of main house. SW dependency and farm complex visible through thin allee of high -canopied shade (pecan) trees with no understory or low growth. Figure 13: view SW from rear of main house. Farm complex visible through thin allee of high -canopied shade (pecan) trees with no understory or low growth. Figure 14: photograph taken from southern edge of Entrance Corridor (Rt. 250 eastbound). The stone garage and brick stable are visible from the EC, as will be the proposed new indoor golfing facility, its parking lot, and associative landscaping. ILP Ip���/�� �\ � X, > y- . Z .P.- ; . B ..w..a. \ � PI a�P. a: � % & . ! . . P. /} � i,� )'/ § q • � } ._. \ « ! � « �m � m m�� a ■,� % ,m_, !.._ ZjP�r \��q©" Figure 1»"West Site Plan~study. Note that the northeast corner of(3)mepmpsdpa¥h& is only 115feet from the southwest corner of the Southwest Dependency and thus the mansion cuq ag (measurement taken from scaled QG @a%.