B U N D O R A N F A R MA C o n s e r v a t i o n C o m m u n i t y

2

PREPARED BY

AN AFFILIATE OF

INTRODUCTION

THE VISION

THE PROPERTY

THE REGION

THE HISTORY

SITE INVENTORY & ANALYSIS

PROCESS

EXISTING ROADWAYS

PUBLIC VIEWSHED

STREAM CORRIDORS & WETLANDS

PRODUCTIVE FARMLAND

FOREST/WILDLIFE HABITAT

MOUNTAIN PROTECTION ZONES

PRESERVATION AREAS

POTENTIAL DEVELOPABLE AREAS

HOMESITES

SLOPE

ASPECT

SITE DESIGN ELEMENTS

EASEMENTS

PROPOSED ROADWAYS

PHASING

MASTER PLAN

SUSTAINABILITY CENTER PROCESS

SUSTAINABILITY CENTER DESIGN

HOMESITE DEVELOPMENT

PRIVATE RESIDENCE

AUDUBON

SUMMARY

APPENDIX

CONTENTS

04

05

06

08

10

13

29

47

49

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BUNDORAN FARM

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INTRODUCTIONIn Southern Albemarle, on the upper branches of the Hardware River, lies Bundoran Farm. Home to a family of farmers since 1940, this valley is a place where the traditions of peaceful, sustainable country life have never gone away. The landscape is as varied as it is spectacular. The vast areas of verdant pasture, orchard, and well-managed forest are interspersed with riding and walking trails; and the breathtaking views of the farm, the valleys, and the Ragged Mountains in the distance cultivate a sense of a place that is enduring, timeless, and deeply rooted in tradition.

Bundoran farm is comprised of 2,300 acres of rolling Albemarle County countryside located twenty minutes from Charlottesville and the renowned University of Virginia. The mindful stewardship of this land over the years has resulted in a place that would not be unfamiliar to a visitor from the time of Thomas Jefferson. Heavy stands of orchard grass and fescue cover a landscape of rolling pastures and secluded valleys and hollows. A fi fteen-mile network of riding trails, sprinkled with benches and gazebos, leads visitors through a dazzling variety of mature Piedmont forest species, through and along the streams that tumble down through each valley. Two ponds provide a place for quiet refl ection or fi shing; and farm buildings and cottages dot the landscape, framing views that typify the slower pace and natural beauty of the Albemarle County lifestyle.

Bundoran Farm is also the location of a new kind of rural community; one that presents a unique concept of farmland and forest preservation, combined with extremely limited residential development. In the case of Bundoran Farm, these principles result in a low-density community of approximately one hundred homesites, with the great majority of the farm’s acreage put under a unique regime of easements and deed restrictions to ensure the character, function, and maintenance of the farm in perpetuity.

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THE VISIONAt the heart of the vision for Bundoran Farm is the idea of the “Working Landscape”. It is one of the key elements that distinguishes Preservation Development from other real estate developments, even those that place lands in conservation or preservation covenants. Bundoran Farm is a working industry whose base of operations is the topsoil. This is true of all farms (and when we speak of farms here, we speak broadly, including all properties that make productive use of the land for pasturelands, woodlots, orchards, etc.). Unique to Preservation Development is the fact that we are retaining that working arrangement, so any successful approaches to developing the land must be consonant with this situation. This is not an approximation of living on a golf course or beside a national park. The land has been and will continue to be manipulated, worked, and managed. As such, it is not “natural” in the romantic sense of the word, which is to say it is not pristine. These lands are and will remain, however, earthy, beautiful, meaningful, and deeply rooted not only in nature but also in millennia of human activity.

Analogous to the principles of sustainability and the “triple bottom line,” the fundamental model ofPreservation Development has been described as a “three-legged stool.” Each leg of this stool represents adifferent activity and a different constituency, and all three bear an equal amount of weight. At Bundoran Farm the three legs of the stool are:

1. Farming – represented by agricultural work and land management activities;2. Environmental Goals – expressed at Bundoran Farm by the work of Audubon International; and3. Home Development – exhibited by home ownership and residency on a working farm.

Taken together, these three interdependent legs of the stool create a seat or platform that is both enduring, meaning capable of sustaining itself into future generations, and replicable, serving as a model for similar developments that share this approach.

Historically, the settlement of rural areas was accomplished by cataloging valuable resources such as water, soils, crops, and trees and then building where the land was least productive. The creation of the Bundoran Farm community followed a similar pattern. The result is not refl ective of a particular idealogy, such as “New Urbanism,” “New Ruralism,” or “Conservation Development.” Rather, the design has been a process of rigorous analysis and a great deal of time spent in the fi eld.

To start, the project team designated areas for permanent protection and enhancement and worked backward to locate homesites that leave intact the most precious and fragile resources of the land.

BUNDORAN FARM

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THE PROPERTYBundoran Farm rests in the serene countryside of Central Virginia that Thomas Jefferson once described as “the Eden of the United States”.

The 2,300 acres of Bundoran Farm comprise an extraordinary parcel of farmland, forest, orchards, cottages, and estates in southern Albemarle County. Straddling Plank Road (SR 692) west of US 29 South, as well as Edge Valley Road (SR 696) north of Plank Road, this scenic property is familiar to commuters and cyclists and to the Albemarle agricultural community as the previous home of the Albemarle County Fair.

The farm’s landscape is varied, but in many ways typical of rural Albemarle. 1,000 acres, or roughly half of the farm, is wooded and a good example of well-managed mature Piedmont hardwood forests. Orchards bearing red and golden delicious apples cover approximately 200 acres. The remainder, roughly 1,100 acres, is fenced, well-watered pastures of orchard grass and fescue, and includes a cow-calf operation. The farm is also home to two estates; nine rental cottages; and numerous agricultural shops, barns, and other outbuildings.

The property, assembled by continuous acquisitions of parcels over the past sixty years, has for decades embodied the value of stewardship of forest land. Very limited harvesting, as well as localized timber stand improvement and, more recently, aggressive invasive eradication work in conjunction with the Virginia Department of Forestry have resulted in large areas of exemplary mature forest. Likewise, the careful management of the farm over many years has resulted in pastures and orchards relatively free of many of the invasive-species challenges typical of nearby parcels. Management of cattle operations has been generally good, but uneven, across the various pasture areas. Over the past few years, pastures have been under several leases, with varying levels of commitment to rotational grazing and other best management practices.

Baseline water testing for sedimentation and for marker species (“bug counts”), bears out this initial assessment, showing markedly reduced impacts in areas with faster rotation schedules.

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The farm has, over the past decade or so, moved in this direction and is expanding the lease area of the operator with the most fervent commitment to these principles.

The farm abuts the southern edge of the Rivanna watershed, but the property itself drains to the Hardware River. In fact, one primary perennial stream is the Middle Branch of the North Fork of the Hardware River. In accordance with county and state policies, a wetlands delineation was performed on the property and submitted with the Final Plat Application.

Two constructed ponds can also be found on the property. In one case, Lake Scogo, the dammed stream has sponsored a limited, though functional vegetated wetland. Intervention in this area will be include a long-term program of assessment and invasive-reduction.

The thousand or so acres of hardwood forest include valuable habitat, as do the large grassland areas of the pastures. Initial assessment tells us that the primary habitat of value, in a regional perspective, is the large unfragmented areas of interior forest. Of special value are those on the west side of the property, which abut large contiguous acreage used for timber. However,this habitat faces issues typical of large forested parcels in the area, particularly those concerning deer population control.

The property hosts an active hunt club, implementing a state-directed deer management assistance program (DMAP), a site-specifi c deer management program that increases a landowner’s or hunt club’s management options for control of deer populations. The team is committed to continuing the DMAP program in perpetuity. Other communities in the area that have not responded to this challenge at the time of development are often forced to do so later, with concurrent disruption and expense.

BUNDORAN FARM

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THE REGIONAlbemarle County is located in Central Virginia and within the Piedmont Plateau. Boasting a rich history, Albemarle County is known worldwide as the home of Thomas Jefferson’s Monticello, James Monroe’s Ash Lawn-Highland, and Patrick Henry’s Red Hill and is within close proximity to some of the most notorious battle sites of the Civil War, including Richmond, Wilderness, and Appomattox.

Albemarle County enjoys a modifi ed continental climate with mild winters and mild to humid summers. The average temperature from June to August is 75 degrees and the average for December through February is 37 degrees. Average annual rainfall is 47.29 inches and snowfall is 24.2 inches.

Albemarle County was formed in 1744 from Goochland County and named for William Anne Keppel, the second Earl of Albemarle, titular governor of Virginia from 1737 to 1754. In 1761 the county government was moved to Charlottesville, which was established as a town in 1762. Albemarle County is approximately 110 miles southwest of Washington, D.C., 70 miles west of Richmond, and 115 miles northeast of Roanoke. The county surrounds the city of Charlottesville and shares the University of Virginia campus.

The majority of the county’s 721 square miles are designated for rural area protections, with just over 72 square-miles, or roughly 10 percent, set aside for urban-residential, commercial, and industrial land uses. As of 2007, 895 farms were operating in the County, accounting for 158,317 acres, or a little over 34 percent of the County’s total land area. Farming practices are diverse and include cattle, equestrian, and even buffalo operations as well as a number of orchards and a rapidly growing number of vineyards.

ALBEMARLE COUNTY, VIRGINIALocated in the Piedmont region of Central Virginia

BUNDORAN FARMSE portion of Albemarle County,Piedmont Upland Physiographic Region

Perhaps the most noted characteristic of the region is its exceptional natural beauty and magnifi cent surroundings. Situated in the foothills of the stunning Blue Ridge Mountains, the area draws on the best traditions of Virginia country living and its distinctive and individual lifestyle. Located just minutes from historic Charlottesville, Bundoran’s residents will be part of this progressive, vibrant community which offers fi ne art museums, an array of performing arts venues, annual equestrian events, and the nationally recognized Virginia Film Festival. In addition, residents and their guests will enjoy experiencing the area’s many award-winning vineyards, fi ne antique shops, and the University of Virginia’s Academical Village.

CHARLOTTESVILLE

UVA

CROZET

DOWNTOWN

240

20

64

64

29

29

29

712

250 250

250

NORTH GARDEN

BATESVILLE

IVY

PLANK RD.

EDGE

TAYL

OR

S G

AP R

D.

OLD

LYNC

HBUR

G

ROAD

ROAD

WOODS

VALLEY

DICK

9

Charlottesville

Appa

lach

ian

Mou

ntai

ns

JAMES RIVER

NORTH

BUNDORAN FARM

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THE HISTORYThe rolling hills and valleys of Bundoran Farm are the product of billions of years of natural history and thousands of years of human use. It has known landlocked mountains reaching higher than the Himalayas; it has been a coastline, a seabed, and a featureless plain. The land has been nourished with minerals washed from rivers and mulched with the rich compost of innumerable species of plants. The area’s rivers have revealed its valleys as mountains have slowly risen again, and may still be rising.

Even before Europeans arrived, the land around Bundoran might have been cleared and cultivated. Within a virgin forest of magnifi cent American Chestnut, whose trees towered as much as 160 feet above the ground, the ancestors of the Monacan Indian Nation may have maintained fi elds near villages here.

Although we have no certain proof, the rich soils still present today suggest that natives might have settled and cultivated fi elds in the bottom lands of Bundoran. They would have burned such fi elds annually in order to keep them open, either for agriculture or to attract wildlife. And these fi rst peoples likely would have cultivated tobacco here, which was sacred to them, and probably taught visitors how to do the same.

Bundoran’s topsoil has been in nearly constant production since that time, including tobacco which was a popular crop even among the earliest settlers. Unfortunately, these pioneer farmers did not necessarily understand the benefi ts of growing their crops in line with the land’s contours. Moreover, tobacco does not grow well in soggy soil, so it appears that early tobacco farmers dug deep ditches down the hillsides, perpendicular to the contours, to drain water from the rolling fi elds. Such practices put the topsoil at risk. And this, combined with the heavy toll tobacco takes on the soil’s nutrients, meant that farmers had to turn to other other crops that were better suited to the conditions, such as corn and fruit.

Luckily the hills around Bundoran are ideal for growing apples. Each spring, the cool air sinks along the slope of

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the hillsides and drains away from the new apple buds, preventing them from freezing. The lower grounds have always provided perfect pasturelands for livestock.

The land itself was discovered by settlers in the early 18th century when scouts following the North Fork of the Hardware River determined that the area we know as Bundoran Farm was a prime site for settlement and called it North Garden. Other westward explorers following the South Fork of the Hardware River named that region South Garden. North Garden and South Garden can be geographically described as two natural “bowls” with higher ground between them. The fertile bottomland soils surrounding mountain forests and the adjacent Hardware River provided the basic needs for early settlers and opportunities to trade and prosper.

After the Revolutionary War, more and more settlers crossed the Blue Ridge Mountains of Virginia to live in the Shenandoah Valley and Trans-Allegheny region. A way of transportation connecting the east and west was needed to accommodate the increasing population, and so the Staunton or Rockfi sh Gap Turnpike was authorized in 1818. Bisecting the southwest quarter of the county, the turnpike linked the port of Scottsville on the James River directly with the Shenandoah Valley and its many agricultural products. The high ground between North and South Garden emerged as a regional hub when the new Staunton or Rockfi sh Gap Turnpike created an intersection with Old Lynchburg Road. Locals called it the Crossroads. In 1818, the Sutherland family built the Crossroads Tavern on the corner of Rt. 29 and Plank Road (SR 692) for travelers and farmers using the Staunton and James River Turnpike.

The farm as we know it today was originally purchased by the Scott family in the 1940s, was assembled by continuous acquisitions of parcels over the past sixty years, and has for decades been a testament to the value of land stewardship.

BUNDORAN FARM

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SITE INVENTORY & ANALYSIS

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A number of inventory and analysis studies were conducted pertaining to the physical elements of the farm property. These studies, and the resulting fi ndings, assisted the team in making solid, justifi ed, and appropriate planning and design decisions for the project.

PROCESS

EXISTING ROADWAYS

PUBLIC VIEWSHED

STREAM CORRIDORS AND WETLANDS

PRODUCTIVE FARMLAND

FOREST/WILDLIFE HABITAT

MOUNTAIN PROTECTION ZONES

PRESERVATION AREAS

POTENTIAL DEVELOPABLE AREAS

HOMESITES

SLOPE

ASPECT

14

16

17

18

19

20

21

22

23

24

25

26

Field visits and on-site reconnaissance were necessary to investigate design opportunities and constraints and to familiarize the team with the property. Assessment of natural and man-made factors and land uses were all part of the site investigation. The following analysis describes the implications and characteristic of each physical element.

BUNDORAN FARM

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PROCESS“A SUBTRACTIVE PROCESS”

The design of the Bundoran Farm community has embodied the notion of a bottom-up approach. The design team came to the land with a great deal of combined experience in land-planning, conservation, and community development, but with no preconceptions.

The design process at Bundoran Farm began with the land itself. An exhaustive, iterative process, involving numerous professionals from the fi elds of landscape architecture, engineering, farming, forestry, and real estate development was applied. In the case of the 2,300 acres comprising Bundoran Farm, this process took the team over a year to complete and refl ects a philosophy to “let the land tell you what to do.”

First, the areas of the farm under cultivation or pasture were cataloged and evaluated, with the goal of identifying the most productive, economically viable, and sustainable agricultural land. The key here was to protect large, contiguous, accessible areas with good soils, shade, and water. At Bundoran Farm, this analysis extended to the identifi cation and protection of important stands of timber and forest environments.

Next, the design team overlaid a “viewshed” analysis, documenting areas of the farm that are visible from public and private roads, homesites, and adjacent properties during different seasons in order to determine areas that should be preserved to maintain the scenic and rural character of the property.

On top of these, the design team then mapped critical natural resources of all kinds, including forest and meadow habitats; water resources such as streams, wetlands, and ponds; and many individual areas particularly threatened by development or farming activity, such as steep slopes, micro-habitats, and wildlife corridors. This analysis extended to improvements and common area amenities such as trails, recreation areas, and scenic views.

Finally, the selection of homesite locations and the design of the fi nal homesite is the result of the culmination of this rigorous anaylsis and assessment process, coupled with considerable time spent on the ground.

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BUNDORAN FARM

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EXISTING ROADWAYSLAY LIGHTLY ON THE LAND

The existing roads, paths, and trails were located, studied, and whenever possible, incorporated into the engineered road system of the Farm. The end results are roads that “lay lightly on the land” as well as minimal soil disturbance.

EXISTING ROADS

-State Roads (Plank, Edge Valley)-Existing Paved/Treated Roads-Existing Farm Roads (dirt/gravel)

EXISTING STATE ROADS

EXISTING PAVED ROADS

EXISTING FARM ROADS

Red - Existing Roadways

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PUBLIC VIEWSHEDPROTECTION OF THE PUBLIC VIEWSHED

The land of Bundoran Farm is an iconic image of Albemarle County. A top priority was to protect the visual character of this landscape. A series of studies were undertaken to fully understand what people see and experience as they travel along the public roads and through the pastures and meadows of the farm

Yellow – Areas Visible From Public Roads During Non-Winter Months.

PUBLIC VIEWSHED

BUNDORAN FARM

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STREAM CORRIDORS & WETLANDSThe streams, ponds, and wetlands found at Bundoran Farm are valued, sensitive resources. In addition to providing water for agricultural and recreational activities, the water courses lead to the Hardware River, the James River, and eventually to the Chesapeake Bay. Ongoing water quality testing is underway to fully assess the impacts of the development and natural resource management concepts.

PROTECTION OF STREAM CORRIDORS & WETLANDS

-Two major constructed ponds-Stream corridors delineate perennial / intermittent watercourses-Preserves on and off site water quality-Creates abundant wildlife habitat

STREAM CORRIDOR

CONSTRUCTED POND

CONSTRUCTED POND

Light Blue - Stream Corridors & Wetlands

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PRODUCTIVE FARMLANDPROTECTING THE FARM

A major focus of the design process was protecting and preserving the Bundoran landscape. This was accomplished in part by placing all areas of the farm that are actively managed for agriculture practices under agriculture easement.

Under guidance from a steering committee and an on-site Natural Resources Manager, the resident farmer is allowed use of this land for cattle, orchards, or other farm use, employing practices approved Audubon International for Bundoran Farm. Most forested areas of the property are under conservation easement, which commits the managers to maintain the forest under a professionally-developed plan for timber stand and wildlife preservation.

Individual homesites are located in the seams between these important agricultural and forest areas, typically in locations with good access and incomparable views. In the end, with many individuals owning a piece of the property, the farm still provides large contiguous areas for pasture, recreation, and forestry which guarantee the future viability of all these functions. Furthermore, road access is not designed to minimize expense, an approach that typically results in short culs-de-sac and homes located close to public roads. Rather, Bundoran Farm accepts unusually long roads, when required, to minimize fragmentation or other disturbance of agricultural or forestal uses.

In return for allowing easements on their property, homeowners receive two benefi ts. First, though they may have bought only a few acres, they are welcome to use the entire farm property. Second, the maintenance of this land as farmland protects the investment of the homeowner, as there is no possibility of a neighbor changing the character of adjacent property to non-agricultural use.

Large, contiguous areas of productive farmland are essential to maintaining the local economy, culture and landscape. Bundoran Farm’s pastures and orchards not only help to enable more effi cient agricultural operations, they also protect the primary public viewsheds.

PASTURE/CATTLE

ORCHARD

Light Yellow – Pasture / Cattle OperationsOrange – Under Orchard LeasesEssential to maintenance of local economy, culture and landscape.Principal public viewsheds.

BUNDORAN FARM

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FOREST/WILDLIFE HABITATFOREST STEWARDSHIP

Recognizing that this land is part of the larger ecosystem of the area’s Piedmont forests, Bundoran Farm will continue in its commitment to sustainable, long-term thinking in forestry management. While management plans that have been in place for decades will continue to be followed and updated, the Bundoran project has partnered with Audubon International to create a comprehensive plan for the property with the goal of maintaining and improving the important functions of this land in the areas of water quality and wildlife habitat. Large portions of forested land on the site will remain as preserves for wildlife; and the streams, ponds, and wetlands will be monitored, maintained, and protected for future generations.

A signifi cant component of the land and natural resource management includes native wildlife habitat protection and enhancement. Large contiguous areas of Piedmont hardwoods have been mapped and will continue to benefi t from a comprehensive forest management plan. These vast acreages provide a wonderful and diverse habitat for plants, animals, and human recreation.

PLANT & ANIMAL HABITAT

Although a number of struggling native species such as the white-tailed deer have recovered, losses of other native plants and animals are a signifi cant concern. For example, a number of eastern migratory songbirds are in decline, likely due to human activities. Those declines are caused by several factors such as fragmentation of habitat-- the dividing of large areas into smaller parcels, and the resulting disruption of forest cover.

As stated in the Albemarle County Comprehensive Plan: “Wildlife is a renewable natural resource which requires both protection and harvesting for proper management. The mountainous areas of the County contain the more dense populations of wildlife...” By planning for the active management and protection of wildlife habitat, the design team sought to position Bundoran Farm as a model of this philosophy.

PRESERVE FOREST/WLIDLIFE HABITAT

Because of its high value for wildlife habitat the main focus was on the preservation of:Large Contiguous Interior ForestAreas Adjacent to Neighboring ForestsAreas more threatened than edge habitat.

FOREST/WILDLIFE HABITAT

Green - Forest/Wildlife Habitat

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MOUNTAIN PROTECTION ZONESPROTECTION OF MOUNTAIN LANDSCAPES

Albemarle County’s mountains have been and continue to be a source of income, natural resources, scenic beauty, and recreation. Directly and indirectly, the County’s mountainous areas provide tens of millions of dollars to the local community in employment, tourism, and agricultural and forest products. Beyond the economic benefi ts, the mountains provide important natural functions, such as provision of clean water, contributions to healthy air, and habitat for many plant and animal species. To many residents, the “blue” backdrop of the mountains gives Albemarle County its sense of place, a quality that makes this area special and consistently ranked among the top places to live in the United States.

Concerns regarding disturbance of steep land become pronounced in mountain areas due to generally shallow soils and length of grade on side slopes. Soil erosion, surface water runoff, and septic system contamination are amplifi ed in these areas. Forest cover is the optimum land use for minimizing soil erosion and maximizing water quality. Soils on steep slopes are typically more erodible than in other areas. Inaccessibility and isolated location of development sites in mountain areas necessitate longer driveways and access roads disturb many times more land area than a dwelling itself.

Because of their high ecological and cultural value as well as their propensity for soil erosion, the mountainous areas at Bundoran Farm were removed from the area being considered for the development of homesites.

MOUNTAIN PROTECTION ZONE

Blue – Mountain Protection Zone

BUNDORAN FARM

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Red - Existing Roadways

Yellow – Areas Visible from Public Roads during non-winter months

Light Blue - Stream Corridors & Wetlands

Light Yellow – Pasture/Cattle Operations

Orange – Under Orchard Leases Principal public viewsheds

Green - Forest/Wildlife Habitat

Blue – Mountain Protection Zone

PRESERVATION AREASCOMBINE PRESERVATION AREAS

By overlaying the previously outlined elements we were able to determine the areas suitable for development and those that should be preserved. This subtractive approach allowed for the further refi nement of the initial analysis of the property and provided the outlines used for the determination of the developable areas.

Using this subtractive approach versus the standard by-right development, we were allowing the existing landscape to dictate the location of the developable areas. By mapping the areas containing critical natural resources of all kinds, the team was able to determine those areas of the landscape with the highest cultural and ecological value and those that were suitable for further analysis and refi nement for the creation of homesites.

FOREST/WILDLIFE HABITAT

MOUNTAIN PROTECTION ZONE

EXISTING ROADWAY

STREAM CORRIDORS & WETLANDS

UNDER ORCHARD LEASE

PUBLIC VIEWSHED

Pasture/Cattle Operations

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POTENTIAL DEVELOPABLE AREASHOMESITE SELECTION & REFINEMENT

After the project team identifi ed and overlaid all of these resources on a map, what was left was the area to be considered for development. A pattern of “seams” began to appear, between forest and fi eld, between wetland and upland. Within this initial “developable area,” homesites were defi ned, paying close attention to the location to minimize intrusion on the natural landscape.

As these site selections were continually refi ned over many months both in the offi ce and in the fi eld, functional elements like roads, driveways, and septic systems were considered. Lot lines were drawn after the fact to accommodate zoning and to delineate areas of oversight and easement for each homesite. The result is a selection of homesites, at a very low overall density, each of which share common recreation areas, viewsheds, and resources in a way that makes each homesite part of a larger whole. Each lot is also connected to many miles of trail and common resources which, in a more typical development, would require ownership of a much larger parcel.

HOMESITE SELECTION CRITERIA

-Areas between and beyond zones targeted for preservation. -Beyond public viewshed -Leaving contiguous productive farmland-Removed from prime habitat -Far from water/stream corridors.

REMAINING AREAS

Yellow – Potential Developable Areas Remaining After Overlay of all Analysis Layers

BUNDORAN FARM

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HOMESITESHOMESITE AREAS REFINED

After appropriate areas for homesites were identifi ed outside of the preservation zones, the selections were further refi ned by walking the land. Key selection criteria for individual homesites included views, privacy, access, and ease of building. Options were further reduced to accommodate landscape features, farm activity, road access, and environmentally sensitive zones.

HOMESITES

Yellow – Refi ned Homesite Locations

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SLOPESlope plays a considerable role in determining land use. In terms of the envisioned programming for Bundoran Farm, agricultural fi elds require gently sloped areas while housing, trail, and wildlife habitat may best be situated on steeper zones.

For analysis purposes, site slopes fall into one of four distinct gradient ranges; 0 – 15% slope, 15 – 25% slope, 25 – 40% slope, 40 - 50% slope, and greater than 50% slope. The vast majority of the open land is in 0 – 15% and 15 – 25% slopes. There are some wooded areas where these modest slopes are found, but they consist of small pockets of a few acres here and there on upland knobs and low boggy areas in the center of one or more ravines. While some areas within the wooded ravines have rather gentle slopes, they typically contain grades in the 25 – 40%, 40 - 50%, or 50% + range. For a property of this size, a very low percentage of the terrain is in critical slopes of 25% or greater. These steep slopes occur mainly in the mountainous forested areas.

A small portion of the critical slopes are man-made; created as a by-product of roadway construction performed over the years. With the exception of the farm lanes, the site remains largely in its natural topographic state.

0 - 15% Slope

15 - 25% Slope

25 - 40% Slope

40 - 50% Slope

50% + Slope

BUNDORAN FARM

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ASPECTASPECT

MORNING

EVENING

N

E

S

W

6p

1p

9a

June 21

March 21 /

December 21

Sept. 21

Aspect refers to the direction in which terrain is oriented in relation to the solar position. This determines vegetative plant growth, plant species, and microclimatic conditions throughout the day and year. This positioning also helps us understand the most useful and valuable places to locate buildings.

Solar analyses, according to the slope aspect, were developed for the property on four different days (corresponding to winter and summer solstice and the spring and fall equinoxes), and at three different times of day.

JUNE 21 (summer solstice) 8 a.m. | 12 p.m. | 5 p.m. MARCH/SEPT. 21 (spring/fall equinox) 8 a.m. | 12 p.m. | 5 p.m.

DECEMBER 21 (winter solstice) 8 a.m. | 12 p.m. | 5 p.m

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JUNE 21 (SUMMER SOLSTICE)

8 A.M.

8 A.M.

8 A.M.

12 P.M.

12 P.M.

12 P.M.

5 P.M.

5 P.M.

5 P.M.

MARCH/SEPT. 21 (SPRING/FALL EQUINOX)

DECEMBER 21 (WINTER SOLSTICE)

BUNDORAN FARM

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EASEMENTS

PROPOSED ROADWAYS

PHASING

MASTER PLAN

SUSTAINABILITY CENTER PROCESS

SUSTAINABILITY CENTER DESIGN

HOMESITE DEVELOPMENT

PRIVATE RESIDENCE

AUDUBON

30

32

34

35

36

38

40

42

44

SITE DESIGN ELEMENTSThe magnifi cence of Bundoran Farm is representative of the distinct landscape of Albemarle County. The challenge of designing on such a spectacular piece of property was overcome by not only ensuring that the overall master planning placed the development areas lightly on the land but also that the design and planning occurred at various scales. By moving from a coarser master planning scale to a fi ner site design scale, it allowed us to capture the overarching character of Bundoran Farm at every level of development.

The impacts of development were alleviated by both the community design process (in the form of sensitive roads and maintenance of rural character in all common features) and by vigorous enforcement and promotion of standards for sustainability in construction, landscaping, and use of both individual and easement land.

The various elements that were planned and designed fall into one of two levels of development:

OVERALL MASTER PLANNING: elements that emphasize the Bundoran Farm property as a whole, allowing for the preservation of the unique Piedmont working farm landscape character.

SITE DESIGN: elements that specifi cally focus on the design and development of a single lot either for a community building such as the sustainability center or an individual homesite. This scale of development enables us to focus in on the small details used to create a unique homesite while maintaining the overarching goals of preservation and active use of the land.

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BUNDORAN FARM

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EASEMENTSCROSS EASEMENTS & RESTRICTIVE PROVISIONS OVERVIEW

Preservation Development integrates a small number of homes positioned strategically within an operating farm, pasture, and/or timberland. The farmland is protected permanently by a deeded easement system. This “farmbelt” easement not only protects the farmland from other uses, it explicitly grants farmers the right to farm the ground as they reasonably see fi t. The remaining land is then examined to determine what parts should be permanently conserved in their natural state. Lots suitable for development are fi nally located within these “seams.”

Within these lots are relatively small, strategically located homesites that combine attractiveness of location and view with compatibility with farm activities and conservation. Each is associated with a larger greenbelt area, the steward’s “lot.” Each steward purchases a specifi c area for a homesite, along with a larger portion of greenbelt, and a share of the farmbelt as well. While the homesite and lot remain for the steward’s sole use, the majority of the conservation lands is given over to the community for passive recreation. Each of the owners holds easements over the other areas and together endorse the farm operations. This arrangement provides capital and incentives for profi table, productive use of the land. The considerable value added to each homesite by the design and protection of the community permits lower density while maintaining a satisfactory fi nancial return. This density cannot be too low, however, or the critical mass that makes a “community” and supports it fi nancially is lost.

The development at Bundoran Farm employed the following three types of easements.

PUBLIC GREENBELT

The most prominent features of Bundoran Farm are the nearly 1,000 acres of mature hardwood forest, and the 1,100 acres of high-quality open pastures. Together these zones account for over 90% of the land area of the property, and their preservation and ongoing management are the essential goal of all plans related to the development.

The great majority of these lands are designated as “Public Greenbelt,” meaning that all members of the community have access to these areas--to the extent that access will not impinge on agricultural work--but the management of these lands is in professional hands, guided by a committee of developer and homeowners.

These easement areas are defi ned irrespective of individual parcel boundaries, and every lot in the community includes acreage (usually the majority of lot acreage) under common management. As a result, these areas may not be built upon by owners, although driveways and sub-grade utilities may be introduced with permission. Each owners’ “Public Greenbelt” acreage is agglomerated with their neighbors’ land into large contiguous areas of well-managed land, where cattle may graze, grapes or apples may be grown, or where ecological reserves such as wetlands restorations may take place.

PRIVATE GREENBELT

At a smaller scale, each lot contains an area of approximately two acres designated “Private Greenbelt.” These areas, which surround the intended home site, are not part of the Public Greenbelt, in that only the lot owner has access. The use of the land in this area is controlled by the homeowner, but construction is not permitted. The intention is to give the owner a private landscape, some “elbow room” in their forest or fi eld landscape. In this area more intensive landscape work, such as walls, fences and gardens are permitted.

HOMESITE

At the other end of the spectrum is the “Homesite,” typically 1/2 to 1 acre on each of Bundoran Farm’s 108 potential lots. These areas are carefully located for minimal impact on the visual character and agricultural operations of the farm. While these zones are specifi cally exempted from the easement restrictions on the Public and Private Greenbelts, building activity is still regulated.

Within the Homesite envelope, a “Development Zone” is defi ned where home construction is anticipated, and any construction must comply with design guidelines. These guidelines are defi ned by the “Bundoran Farm Pattern Book,” a survey of architectural and landscape approaches suitable to the farm landscape, and by the “Bundoran Farm Sustainability Guide,” which outlines minimum standards and opportunities for ecologically sensitive and resource-effi cient design. Critically, the applicability of specifi c elements of these guidelines is defi ned at the level of every individual lot in a “Lot Portfolio.” This two-page summary of each lot at Bundoran Farm reviews specifi c characteristics of the location, hydrology, solar orientation and agricultural operations on the lot, and fi ne tunes the development patterns of the farm to these characteristics.

BUNDORAN FARM

31

CROSS EASEMENTS & RESTRICTIVE PROVISIONS

Each owner has right to passively use the entirety of the property (own 5 acres, experience 2,300 acres);

Each owner has right to protection of all greenbelt/farmbelt land;

Penalties are large and lienable;

Property Owners’ Association (POA):has specifi c dues and responsibilities, such as maintaining the forest and trail system and renewing and plowing roads;

All owners look out for environment and act individually or through the Farm Management Committee; and

Design Committee facilitates development consistent with established vision.

BUNDORAN FARM

32

PROPOSED ROADWAYSROAD LAYOUT IN THE FIELD

The result of roadways designed with deference to the landscape and with the siting of homes means more linear footage of road. The project team has attempted to mitigate this impact by designing very low-impact roads and by integrating stormwater management into the agricultural functions of the land. The country roads have been designed to be as narrow as possible to retain the natural contours and water fl ow of the landscape.

Roadways are private as allowed by special permit in Albemarle County. The design team was able to provide narrower roads of 14 feet in width which are more in keeping with the farm roads that were present on the site prior to development. Realizing it may be diffi cult for two vehicles to pass on such a road, grass shoulders were designed to handle this scenario as well as blend into grass swales designed for stormwater attenuation. The standards for private roads (as opposed to those of the Virginia Department of Transpiration) allow not only for narrower road widths but also steeper grades and tighter turning radii which, aside from keeping with the aesthetic of the existing farm roads, also reduce the overall cost of road infrastructure. In the case of Bundoran Farm, approximately $800,000 was saved in earthwork alone, not to mention the cost savings from not having to construct curb-and-gutter and roads with more sub-base and pavement surface.

BUNDORAN FARM

CARPENTER ROAD

33

c CULVERTS

p PAVED/TREATED ROADS

fr FARM ROADS

b BRIDGES

sr STATE ROADS

BUNDORAN FARM

34

BUNDORAN FARM

PHASINGPHASED DEVELOPMENT TO MEET MARKET DEMAND AND REDUCE INITIAL TAX BURDEN

The Bundoran farm property is zoned Rural Area, the tax rate for which is considerably less than that for residential use. Due to the size of the project and anticipated market demand, the conservation community was developed and platted in two phases to reduce the initial real estate tax to only that for roughly half the number of total residential lots that would ultimately be recorded.

PHASE I

PHASE II

35

MASTER PLANPROPOSED MASTER PLAN

96 Total Lots

12 “Dependencies”: Additional Restricted Development Right Attached to Primary Lots

Homesites arranged to minimize disturbance

Lot lines confi gured to allow large contiguous cross-easements

BUNDORAN FARM

36

SUSTAINABILITY CENTERPROCESS

Every lot and every home at Bundoran is unique; but just as every farm building in history has responded to the climate, topography, resources, and traditions, the homes and community buildings on Bundoran Farm will refl ect the values of the area’s agrarian legacy, respond to environmental changes, and be rooted in their cultural heritage.

To fully address the variety of issues related to designing a sustainability center based around an agricultural development, the design team took cues from both the property and from historical settlement patterns. By researching historical agrarian development patterns the team was able to better understand the relationship between the development and the agricultural landscape. Additionally, much as with the overall master planning process, a subtractive process was used along with a thorough analysis of solar orientation, wind, slopes, soils, vegetation, and wildlife to determine the layout of the sustainability center.

Based on these considerations, a pattern began to emerge that remained throughout the design process and ultimately informed the design of the sustainabilty center. This pattern can be seen in the way the center is placed along the ridgeline creating a curved pattern similar to that of an amphitheater. Indeed, according to A History of the Valley of Virginia, Farms in the western parts of Pennsylvania and Virginia bear a striking resemblance to an amphitheater. The buildings occupy a low situation and the tops of the surrounding hills are the boundaries of the tract… everything comes to the house down hill.”

37

1

2

3

INITIAL SKETCH OF CENTER LAYOUT

REVISED LAYOUT CONCEPT

FURTHER REFINED LAYOUT

BUNDORAN FARM

38

DESIGN

The Sustainability Center, formally known as the Baldwin Center for Preservation Development, is the nucleus for farm operations, environmental monitoring and education, and homeowner interaction at Bundoran Farm. It demonstrates how buildings, landscape, and people interact in a sustainable manner; exemplifying the governing ideas of the larger farm at a smaller scale. At the broadest scale, the Center will serve as the social and informational hub for Bundoran Farm.

As the headquarters for the Baldwin Center for Preservation Development, a non-profi t foundation whose mission is to showcase innovative practices in agricultural preservation, environmental stewardship, and sustainable ground, the building houses members of the Bundoran Farm development, management, and real estate sales teams.

In addition to hosting the Inaugural Baldwin Center Symposium, “Residential Development and the Working Landscape” (attended by over fi fty participants from across the country), a number of groups with missions and goals consistent with the Baldwin Center’s have enjoyed gathering here. Equally important is how this new facility along Edge Valley Road has become the place to fi nd all there is to know about Bundoran Farm and how to become a part of it.

The Center serves:

Residents – as training, orientation and education, a source of design and builder information, and as a gathering place on Bundoran Farm

Farmer/operations – as a source of best practices, recommendations and research for this Farm

Developers – as a “proof of concept” for Preservation Development, and a source of information, tools, and advice.

Neighbors and the general public – As an education center, a gathering

SUSTAINABILITY CENTER

SHADE TOLERANT NATIVE PLANT NURSERY

DEMONSTRATION SHED WITH PHOTO-VOLTAIC ROOF PANELS

“BARN YARD”

SUSTAINABILITY CENTER + CONFERENCE BUILDING

FARM OPERATIONS OFFICEVEGETABLE + HERB GARDEN

LOG CABIN (WOOF WORKING DEMONSTRATION BUILDING)

MAINTENANCE BARN WITH RAINWATER CISTERN

SUSTAINABLE HARVESTED HARDWOOD NURSERY

MAIL DEPOT + COMMUNITY RECYCLING CENTER

place for local and farm-related concerns; to enlighten, encourage, and inform regarding Preservation Development and the practical side of sustainability, environmental action, and the role of the farm in modern life.

39

THE BALDWIN CENTER FOR PRESERVATION DEVELOPMENT

BUNDORAN FARM

40

EVOLUTION OVER TIME

Bundoran Farm houses will be designed to fi t into and work with the existing landscape. The traditional and cherished houses of the region exhibit a subtle sense of existing within the landscape. Care and responsiveness to the use, slope, and character of the land are fundamental principles guiding the placement of buildings, the locations of drives, and the defi nitions of yards. Throughout Albemarle County, there is a rich history of patterns that grew out of an intuitive understanding of the relationship between the house and the land.

Homes will be built in carefully chosen development zones that sit in strategically located homesites within larger property boundaries, (greenbelt/farmbelt) ranging in size from 2 to 200 acres, with an average size of 20 acres. The lots themselves have been so chosen to ensure that the diverse activities of this working farm and managed forest are not in any way compromised, so that the land, under cultivation already for centuries, can remain productive in perpetuity.

Historically, many houses have evolved over time, some starting as a rough hewn log structure or a wood frame cottage. Later, a more refi ned and larger main house is constructed that may have had rooms added as the family grew. Outbuildings that served utilitarian needs of the rural household created yet another quality recognized as part of the physical and cultural fabric of Albemarle County.

Home owners at Bundoran Farm are encouraged to build and design in much the same way – thoughtfully, carefully, and incrementally – responding to a family’s needs and an evolving understanding of the land. Houses at Bundoran Farm are designed so they can grow over time; the body of the house is largely linear in form and narrow in depth in order to work withthe land and to minimize grading and level changes. Bundoran Farm houses use traditional and familiar proportions, materials, colors, and detailing.

HOMESITE DEVELOPMENT

HOMESITE

SELECTIVE CLEARING ZONE

FARMBELT/GREENBELT EASEMENT

DEVELOPMENT ZONE

The following conventions identify site-specifi c development restrictions.

(1) Lots and Homesites: Each lot at Bundoran Farm contains a predetermined homesite as shown on the Lot Portfolio. The remainder of each lot contains Farmbelt and Greenbelt easements that are accessible to residents and guests of Bundoran Farm but are managed by others.

(2) A Development Zone has been identifi ed within each homesite. The Development Zone defi nes the absolute boundary for any potential disturbance on the site, other than for selective clearing or septic purposes, unless otherwise approved by the Bundoran Farm Design Committee. The intent of the Development Zone is to assure that the most sensitive areas of the site are preserved while allowing fl exibility in determining the location of the house.

(3) The Selective Clearing Zone encompasses all land within thehomesite not occupied by the Development Zone. The SelectiveClearing Zone establishes a second tier of preservation for the lot. In general, all vegetation and topography in the Selective Clearing Zone should be preserved with the exception of the establishment of partial views and utility routes.

HOMESITE

LOT

41

Bundoran Farm homesites are carefully placed so they engage the surrounding environment without compromising it. Each homesite was individually evaluated for its beauty, buildability, privacy, and potential impacts on the overall community. Throughout theproperty, the homesites generally fall into one of three categories:

RIDGE VIEW HOMESITES

Homesites providing long views of the ridges of the surrounding Blue Ridge and Ragged Mountains over Bundoran Farm’s pastures and forest.

MEADOW VIEW HOMESITES

Homesites providing expansive and protected views of meadows, forest, lakes, and streams within Bundoran Farm’s landscape.

FOREST PRESERVE HOMESITES

Secluded homesites nestled within mature, well-managed stands of native hardwood trees near Bundoran Farm’s extensive trail network.

While each homesite throughout the farm is unique, the approaches to designing and building on each homesite are similar. The preservation of the woodlands and wildlife habitat found through much of Bundoran Farm is crucial to sensitive development of the landscape. Development patterns must protect as much of the existing tree stands and existing vegetation as possible through thoughtful house placement, delicate grading, and effi cient use of space. A smaller envelope of disturbance may be achieved by organizing the layout of the house and grounds in a linear fashion running with, and parallel to, the contours of the existing slope of the land.

BUNDORAN FARM

42

FIRST RESIDENTIAL LOT DEVELOPMENT AT BUNDORAN FARM

The decision to build a home at Bundoran Farm reaches beyond the desire for a new house. This commitment signifi es the beginning of a lifestyle and of a meaningful relationship with the land.This environment is not a typical subdivision or estate development. It is a working farm, surrounded by vast managed forests, the whole ecosystem supporting a tremendous variety of important uses, including agriculture, recreation, and wildlife habitat. The quality of this unique landscape as aplace for life experiences and an investment depends on decisionswe make. These decisions will reverberate in this landscape for generations to come.

McKee Carson worked in conjunction with a local builder on the design and development of the fi rst residential lot at Bundoran Farm.

For individual house sites, careful consideration of solar orientation,prevailing winds, creeks, sloping hillsides, and desired views will help to preserve this delicate environment. This information will help to orient the building to take advantage of naturaldrainage, daylighting, solar energy, natural ventilation, scenic views, and the ability for surrounding vegetation to offer protection from the winter wind and summer sun. Given the sloping terrain of many sites in Bundoran Farm, it is advantageous to orient the massing of the house and grounds parallel to the contours of the slope.

For the design of the plantings surrounding the house the intential was for the plant pallete to blend seemlessly into the Bundoran Farm landscape and incorporate native tree and shrub species, including in many instances those already found on the farm.

PRIVATE RESIDENCE

43

BUNDORAN FARM

44

BUNDORAN FARM DESIGNATED A CERTIFIED GOLD AUDUBON INTERNATIONAL SIGNATURE SANCTUARY

Audubon International (AI) has been key to the design of this project. An offshoot of the Audubon Society of New York, AI has worked for years with developers to assist in the design of systems that work with, rather than against, the environment. Best known for their work in the certifi cation of sustainable golf courses, AI sought to use Bundoran Farm as a model for the application of their new “Signature Sanctuary” program. Supplying knowledgeable and experienced freshwater ecologists, environmental toxicologists, wildlife biologists, and other experts, AI worked with McKee Carson to help shape both the overall development plan, and many specifi c elements of the design, from stream crossing strategies to design of interior forest preserves and watercourse buffers.

Most importantly, a Natural Resource Manager in residence at Bundoran Farm will implement the Ecological Design and stewardship plans for the community. This work will consist of both mediation between farm operations and the environment, and long-term ecological restoration and preservation projects on the property, as well as education and outreach to help property owners and the community make responsible choices.

“The Bundoran Farm project is unique to all other Gold Signature projects that we are involved with around the globe with respect to the commitment made to include working agriculture as an integral part of the development process” said Ronald G. Dodson, President and CEO of Audubon International. “We are proud and excited to be part of the Bundoran Farm project because we believe it will become not only a Certifi ed Audubon Gold Signature project, but it will be an internationally signifi cant demonstration effort in sustainable development” concluded Dodson.

The Audubon Gold Signature Program is considered the leading not-for-profi t environmental education and certifi cation program in the world and has garnered praise and awards from international, national, state, and local governmental agencies; other not-for-profi t organizations; businesses; universities; and citizens around the globe.

Audubon has established a permanent presence at Bundoran Farm. This is the fi rst time that they have engaged in a partnership with an agricultural project. From their facilities on the

AUDUBON

45

property, located in the Robert Baldwin Center for Preservation Development, AI will conduct research as well as provide analyses and recommendations that will assist the farm, orchard, and timber managers to protect water quality and prevent topsoil erosion. The goal is to protect, preserve, and enhance the environment of this farm, not merely as an untouched and untouchable piece of landscape, but as a productive venture, one that continues to evolve and improve, contributing meaningfully to our economy, to our wellbeing as a society, and to our global environment.

Audubon’s work will be on behalf of the homeowners here as well as the farm operators. Those who make their homes at Bundoran will design and occupy dwellings that fi t within their landscape, complement farm life, delight their occupants, and contribute meaningfully to the wise use of the earth’s resources. Those who live here will benefi t from the resources of the Baldwin Sustainability Center, which will provide spaces for meetings; resources for education; advice for ventures; and best practices for farmers, homeowners, and developers – not just for those who live here, but for all those who are attracted to the promise of this way of life.

Audubon International’s website can be viewed at:http://www.auduboninternational.org/

BUNDORAN FARM

46

SUMMARYMcKee Carson was tasked with providing a master plan and site designs for Bundoran Farm in Albemarle County, Virginia, that established both an overall design vision and planning recommendations for future use. The proposed recommendations are programmed to function for the enhancement and preservation of rural agriculture and recreation pursuits while allowing for residential development. Interweaving the programmatic elements with the dynamic patterns of the site’s ecological processes recognizes Bundoran Farm as a unique, meaningful, multi-functional agricultural-based conservation community.

Speaking for the entire team, we have seen few properties as unique and distinctly Virginian as Bundoran Farm. We are extremely pleased to have been involved with the master planning and site design work, and are honored to have the opportunity to continue our involvement in realizing the vision for Bundoran Farm.

PLANNED IN COLLABORATION WITH:Qroe Farm Preservation Development

Robert BaldwinDavid Hamilton

Celebration Associates, LLCCharles AdamsJoseph Barnes

PHOTO CREDITS:Robert Llewellyn

COPYRIGHT:This document is intended for the sole use of the offi ces of McKee Carson and Field Sport Concepts, Ltd. It is to be used for internal design discussions only and should not be reproduced without express consent of McKee Carson, an affi liate of Field Sport Concepts, Ltd.

McKeeCarson an affi liate of

Field Sport Concepts, Ltd301 East High Street

Charlottesville, VA 22902

p: 434 . 977 . 7522f: 434 . 979 . 1194

www.mckeecarson.comwww.fi eldsport.com

47

BUNDORAN FARM

48

APPENDIXThis appendix provides more background into the process and deliverables that resulted in the creation of the planning and design for Bundoran Farm. Items included in this appendix range from the initial identity mapping done for the property to an in-depth vegetation analysis to boards created for

IDENTITY MAPPING

PROPERTY DEVELOPMENT GOALS

VEGETATION ANALYSIS

STREAM CROSSING ALTERNATIVES

ROAD TYPE MENU

ROAD ALIGNMENT REVISIONS EXHIBIT

50

51

52

54

56

58

determination of alternative types of stream crossing and road types. These elements assisted in the creation of the overall master plan and the site-specifi c design of the roadways and homesites.

49

BUNDORAN FARM

5050

IDENTITY MAPPING

5151

PROPERTY DEVELOPMENT GOALS

BUNDORAN FARM

VEGETATION ANALYSIS

Scientific Name Common NameW H C N S P F L M H

Adiantum pedatum Maidenhair Fern X X X X XAthyrium asplenioides Southern Lady Fern X X X X X XAthyrium niponicum Japanese Painted

Fern X X X X

Cyrtomium falcatum Holly Fern X X X XDennstaedtiapunctilobula

Hay-scented Fern X X X X X X

Dryopteris intermedia Evergreen Wood Fern X X X X X X X X

Dryopteris marginalis Marginal Shield Fern X X X X X XOnoclea sensibilis Sensitive Fern X X X X X X XOsmunda cinnamomea Cinnamon Fern X X X X X X X

Osmunda regalis Royal fern X X X X X XPolystichiumacrostichoides

Christmas Fern X X X X X

Thelypteris normalis Southern Wood Fern X X X XThelypteris palustris Marsh Fern X X X X X X

Agrostis alba Bentgrass/Red Top X X X X X X X X XAndropogon gerardii Big Bluestem X X X X X X X XAndropogonsaccharoides

Silver Beard Grass X X X X X X X X

Andropogon virginicus Broomsedge X X X X X X X XCalamagrostiscanadensis

Bluejoint Reedgrass X X X X X X X

Carex crinita Fringed Sedge X X X X X X X XCarex grayi Gray's Sedge X X X X X X XCarex lurida Lurid Sedge X X X X X X XCarex pennsylvanica Pennsylvania Sedge X X X X X X X XCarex stricta Tussock Sedge X X X X X X XChasmanthiumlatifolium

River Oats X X X X X X X

Dulichiumarundinaceum

Three Way Sedge X X X X X X

Elymus virginicus Virginia Wild Rye X X X X X X XFestuca rubra Red Fescue X X X X X X XJuncus effusus Soft Rush X X X X X X XPanicum virgatum Switch Grass X X X X X X X X XSchizachyriumscoparium

Little Bluestem X X X X X X X X

Scirpus cyperinus Wool Grass X X X X X X X XSorghastrum nutans Indian Grass X X X X X X X XTridens flavus Purple Top X X X X X X X XTripsacum dactyloides Eastern Gamma Grass X X X X X X X X

Typha latifolia Broadleaf Cattail X X X X X X

Bignonia capreolata Crossvine X X X X X X XCelastrus scandens American Bittersweet X X X X X X XClematis virginiana Virgin's Bower X X X X XDecumaria barbara Climbing Hydrangea X X X X X X XFicus pumila Fig Vine X X X XGelsemiumsempervirens

Carolina Jessamine X X X X X X X X X

Gualtheria procumbens Wintergreen X X X X X X X

Hypericum calycinum Aaronsbeard X X X XLiriope muscari Liriope X X X X XLonicera sempervirens Trumpet Honeysuckle X X X X X

Ophiopogon japonicus Mondo Grass X X X XPachysandraprocumbens

Allegheny Spurge X X X X X

Parthenocissusquinquefolia

Virginia Creeper X X X X X X X

Rosa banksiae Lady Banks Rose X X X XSarcocca hookerana Himalayan Sweetbox X X X X X

Grasses, Sedges, and Reeds

Groundcovers and Vines

Ferns, Grasses and VinesLandscape Value Light Moisture

Ferns and Fern Allies

Scientific Name Common NameW H C N S P F L M H

Anemone quinquefolia Wood Anemone X X XAquilegia canadensis Columbine X X X X XArisaema triphyllum Jack-in-the-pulpit X X X X XAsclepias tuberosa Butterfly Weed X X X X XAster umbellatus Flat-top White

Aster X X X X X X X

Baptisia australis Blue Wild Indigo X X X X X XBaptista tinctoria Yellow Wild Indigo X X X X X XCastilleja coccinea Indian Paintbrush X X XChelone glabra White Turtlehead X X X X X XChrysogonum virginianum Green and gold X X X X X

Cimifuga racemosa Black Cohosh X X X X XCoreopsis tripteris Tall Coreopsis X X X X X XCoreopsis verticillata Threadleaf

Coreopsis X X X X X X

Delphinium tricorne Dwarf Larkspur X X X X XDicentra cucullaria Dutchman's

Breeches X X X X

Equisetum hyemale Horsetail X X X X X XEupatorium coelestinum Mistflower X X X X X X X XEupatorium fistulosum Joe Pye Weed X X X X X X XGalax aphylla Galax X X XGeranium maculatum Wild Geranium X X X X XHelenium autumnale Sneezeweed X X X X X X XHelianthus angustifolius Narrow-leaf

Sunflower X X X X X X X X

Helianthus tuberosa Jerusalem Artichoke X X X X X X X

Heliopsis helianthoides Oxeye Sunflower X X X X X X X XHeuchera americana Alumroot X X X XHibiscus moscheutos Eastern

Rosemallow X X X X X X

Hypericum perforatum Common St. John's Wort X X X X X

Iris cristata Dwarf Crested Iris X X X X X XIris versicolor Blue Flag X X X X XIris virginica Virginia Blue Flag X X X X X XLavandula dentata Lavender X X X XLiatris graminifolia Grass-leaf Blazing

Star X X X X X X X X

Liatris spicata Spiked Blazing Star X X X X X X X

Liatris squarrosa Plains Blazing Star X X X X X X X

Lobelia cardinalis Cardinal Flower X X X X X X XLobelia siphilitica Great Blue Lobelia X X X X X X XLupinus perennis Lupine X X X X XMertensia virginica Virginia Bluebells X X X X X X XMimulus ringens Monkeyflower X X X X XMonarda didyma Bee Balm X X X X X X XMonarda fistulosa Wild Bergamot X X X X X X X XPenstemon laevigatus Smooth

Beardtongue X X X X X

Phlox paniculata Summer Phlox X X X X X XPhlox stolonifera Creeping Phlox X X X X X XPhysostegia virginiana Obedient Plant X X X X X XPodophyllum peltatum Mayapple X X X X X X XPolemonium reptans Jacob's Ladder X X X X XPolygonatum biflorum Solomon's Seal X X X X X XPorteranthus trifoliatus Bowman's Root X X X X XPycnanthemum incanum Hoary Mountain

Mint X X X X X

Pycnanthemumtenuifolium

Narrow-leavedMountain Mint X X X X X X X X

Rhexia virginica Virginia Meadow-beauty X X X X X

Rosmarinus officinalis Rosemary X X XRudbeckia fulgida Early Coneflower X X X X X X XRudbeckia hirta Black-eyed Susan X X X X X X XRudbeckia laciniata Cut-leaved

coneflower X X X X X X X

Rudbeckia triloba Three-lobed coneflower X X X X X X X

Sanguinaria canadensis Bloodroot X X X XSilene virginica Fire Pink X X X X X XSilphium perfoliatum Cup Plant X X X X X XSmilacina racemosa False Solomon's

Seal X X X X X X

Solidago caesia Bluestem Goldenrod X X X X X X X

Solidago odora Sweet Goldenrod X X X X X X XSolidago rugosa Rough-stemmed

Goldenrod X X X X X X

Thalictrum dioicum Early Meadowrue X X X XTiarella cordifolia Foamflower X X X XTradescantia virginiana Virginia Spiderwort X X X X X X X X

Trillium erectum Red Trillium X X X XTrillium grandiflorum White Trillium X X X XVerbena hastata Blue Vervain X X X X X X XVernonia noveboracensis New York

Ironweed X X X X X X X

Yucca filamentosa Common Yucca X X X X X

N = Native Species

H = Horticulture and Landscaping

P = Partial Sun M = Moderate Moisture

C = Conservation and Restoration

F = Full Sun H = High Moisture

Landscape Value Minimum Light Requirements

Moisture Tolerance

W = Wildlife S = Full Shade L = Low Moisture

Perennials

PerennialsLandscape Value Light Moisture

5252

Scientific Name Common NameW H C N S P F L M H

Aesculus parviflora Bottlebrush Buckeye X X X XAlnus glutinosa Common Alder X X X X X XAronia arbutifolia Red Chokeberry X X X X X X XAronia melanocarpa Black Chokeberry X X X X X X X XAzalea sp. Azalea X X XCallicarpa americana American Beautyberry X X X X X XCalycanthus floridus Sweetshrub/Carolina Allspice X X X XCamellia sasanqua Sasanqua Camellia X X X XCastanea pumila Allegheny Chinkapin X X X X X X X XCephalanthusoccidentalis

Buttonbush X X X X X X

Chaenomelesspeciosa

Flowering Quince X X X X X X

Chimonanthuspraecox

Wintersweet X X X X

Clethra alnifolia Summersweet Clethra X X X X X X X XCornus amomum Silky Dogwood X X X X X X XCornus sericea Red Twig Dogwood X X X X X X XForsythia x intermedia

Forsythia X X X X X

Fothergilla gardenii Dwarf Fothergilla X X X X XFothergilla major Fothergilla X X X X XGaylussacia baccata Black Huckleberry X X X X X X X X

Gaylussacia frondosa Dangleberry X X X X X X X X

Hamamelis virginiana Witch Hazel X X X X X X X

Hydrangeaarborescens

Smooth Hydrangea X X X X X

Hydrangeaquercifolia

Oakleaf Hydrangea X X X X X

Ilex decidua Deciduous Holly X X X X X X XIlex glabra Inkberry Holly X X X X X X X XIlex verticillata Winterberry X X X X X X X XIlex vomitoria Yaupon Holly X X X X X X X XItea virginiana Virginia Sweetspire X X X X X X X XKalmia latifolia Mountain Laurel X X X X X X XLeucothoe axillaris Coastal Leucothoe X X X XLeucothoe racemosa Sweetbells Leucothoe X X X X X X

Lindera benzoin Spicebush X X X X X XMyrica cerifera Southern Wax Myrtle X X X X X X X XMyrica pensylvanica Northern Bayberry X X X X X X X XPrunus virginiana Common Chokecherry X X X X XRhododendroncatawbiense

Catawba Rhododendron X X X X X X

Rhododendroncalendulaceum

Flame Azalea X X X X

Rhododendronmaximum

Rosebay Rhododendron X X X X X X X X

Rhododendronpericlymenoides

Pinxterbloom Azalea X X X X X X X

Rhododendronprinophyllum

Roseshell Azalea X X X X X X X X

Rhododendronviscosum

Swamp Azalea X X X X X X X

Rhus aromatica Fragrant Sumac X X X X XRhus copallina Flameleaf Sumac X X X X X X XRhus typhina Staghorn Sumac X X X X XSpiraea alba Narrow-leaved Meadowsweet X X X X X X

Spiraea bumalda Bumald Spiraea X X XSpiraea latifolia Broad-leaved Meadowsweet X X X X X XSyringa vulgaris Common Lilac X X X XVaccinumangustifolium

Lowbush Blueberry X X X X X X

Vaccinumcorymbosum

Highbush Blueberry X X X X X X X X X X

Viburnum acerifolium Mapleleaf Viburnum X X X X X

Viburnum x burkwoodii

Burkwood Viburnum X X X X X

Viburnum carlesii Koreanspice Viburnum X X X X XViburnum dentatum Arrowwood Viburnum X X X X X X X XViburnum lentago Nannyberry Viburnum X X X X XViburnum nudum Smooth Witherod X X X X X XViburnum plicatum Doublefile Viburnum X X X X XViburnum x pragense Prague Viburnum X X X X

Viburnum prunifolium Blackhaw Viburnum X X X X X X X

Viburnumrhytidophyllum

Leatherleaf Viburnum X X X X X

Viburnum setigerum Tea Viburnum X X X XViburnum trilobum Cranberrybush Viburnum X X X X X X

Shrubs

ShrubsLandscape Value Light Moisture Scientific Name Common Name

W H C N S P F L M H

Acer campestre Hedge/Field Maple X X X X X XAcer griseum Paperbark Maple X X XAesculus pavia Red Buckeye X X X X X XAmalenchier arborea Downy Serviceberry X X X X X X XAmalanchier canadensis Serviceberry X X X X X X X XAmalanchier laevis Smooth Serviceberry X X X X X X X XAsimina triloba Paw Paw X X X X X X XCarpinus caroliniana American Hornbeam X X X X X X X X XCercis canadensis Redbud X X X X X XChionanthus virginicus Fringetree X X X X XCornus alternifolia Alternate-leaf

Dogwood X X X X X X X X

Cornus amomum Silky Dogwood X X X X X X X XCornus florida Flowering Dogwood X X X X X X X XCornus kousa Kousa Dogwood X X X X X XCornus mas Corneliancherry

Dogwood X X X X

Crataegus phaenopyrum Washington Hawthorn X X X X X X

Crataegus viridis Green Hawthorn X X X X X X XFranklinia alatamaha Franklinia X X X X X XHalesia tetraptera Carolina Silverbell X X X XHamamelis virginiana Witch hazel X X X X X X XIlex opaca American Holly X X X X X XMagnolia x soulangiana Saucer Magnolia X X X XMagnolia stellata Star Magnolia X X X XMagnolia virginiana Sweetbay Magnolia X X X X X X XMalus sp. Flowering Crabapple X X X X X XOxydendron arboreum Sourwood X X X XPrunus serotina Black Cherry X X XRhus glabra Smooth Sumac X X X X X X XSalix nigra Black Willow X X X X X X

Acer rubrum Red Maple X X X X X XAcer saccharum Sugar Maple X X X X X XAesculus flava Yellow Buckeye X X X XBetula alleghaniensis Yellow Birch X X X X X X XBetula lenta Sweet Birch X X X X X X XBetula nigra River Birch X X X X X X XCarpinus betulus European Hornbeam X X X XCarya cordiformis Bitternut Hickory X X X XCarya glabra Pignut Hickory X X X X X X XCarya illinoinensis Pecan X X X X X XCarya ovata Shagbark Hickory X X X X XCarya tomentosa Mockernut Hickory X X X X X XCastanea dentata American Chestnut X X X X X X X XCeltis laevigata Sugar Hackberry X X X X X XCeltis occidentalis Common Hackberry X X X X X XCladrastis kentukea American Yellowwood X X X X

Diospyros virginiana Persimmon X X X X X X X X XFagus grandifolia American Beech X X X X X X XFraxinus americana White Ash X X X X X XFraxinus pennsylvanica var. 'Inermis'

Green Ash X X X X X X X

Ginkgo biloba Ginkgo X X X X X X XGleditsia triacanthos Honey LocustGymnocladus dioicus Kentucky Coffeetree X X X X X XJuglans nigra Black Walnut X X X X X XJuniperus virginiana Eastern Red Cedar X X X X X X XKoelreutaria paniculata Goldenraintree X X X X XLagerstroemia indica Common Crapemyrtle X X X X

Larix laricina Eastern Larch X X X X X XLiquidambar styraciflua Sweetgum X X X X X X X XLiriodendron tulipifera Tulip Poplar X X X X X XMagnolia acuminata Cucumber Magnolia X X X XMagnolia grandiflora Southern Magnolia X X X X XMetasequoiaglyptostroboides

Dawn Redwood X X X X X X X

Nyssa sylvatica Black Gum/Black Tupelo X X X X X X X

Ostrya virginiana American Hophornbeam X X X X X X X

Maclura pomifera Osage Orange X X X X XPicea glauca White Spruce X X X X X XPicea pungens Colorado Spruce X X X X X XPinus echinata Shortleaf Pine X X X XPinus rigida Pitch Pine X X X X X XPinus strobus White Pine X X X X X XPinus taeda Loblolly Pine X X X X X X X XPinus virginiana Virginia Pine X X X XPlatanus x acerifolia London Planetree X X X X X X XPlatanus occidentalis Sycamore X X X X XQuercus accutissima Sawtooth Oak X X X X X X XQuercus alba White Oak X X X X X X XQuercus bicolor Swamp White Oak X X X X XQuercus coccinea Scarlet Oak X X X X X XQuercus falcata Southern Red Oak X X X X X X XQuercus marilandica Blackjack Oak X X X X X XQuercus michauxii Swamp Chestnut Oak X X X X X X

Quercus nigra Water Oak X X X X X X XQuercus palustris Pin Oak X X X X X X X XQuercus phellos Willow Oak X X X X X X X XQuercus prinus Chestnut Oak X X X X X XQuercus rubra Northern Red Oak X X X X X X X XQuercus shumardii Swamp Red Oak X X X X X XQuercus stellata Post Oak X X X X X XQuercus velutina Black Oak X X X X X X XRobinia pseudoacacis Black Locust X X X X X X XSassafras albidum Sassafras X X X X X XTaxodium distichum Bald Cypress X X X X XThuja occidentalis Eastern Arborvitae X X X X X X XTilia americana Basswood X X X XTilia cordata Littleleaf Linden X X X XTsuga canadensis Eastern Hemlock X X X X X X XTsuga caroliniana Carolina Hemlock X X X X X X X XUlmus americana American Elm X X X X X

Small trees

Medium to Large Trees

TreesLandscape Value Light Moisture

5353

BUNDORAN FARM

Open-bottom CulvertCan be made of metal, concrete, polyethylene pipes or wood boxes. Disturbance of stream banks, but minimal disturbance of stream channel. Most effective when filled with similar substrate to existing stream channel. Blockage hazard during heavy storm events. Greater opportunity of sedimentation due to backfill around headwalls; requires adequate reinforcement.

Double culvert perennial stream crossing along Edge Valley Road

EXISTING STREAM CROSSINGS

Triple culvert perennial stream crossing along private farm access road off of Edge Valley Road

Multi-pipe culvertsBasic corrugated pipe construction with dirt backfill and minimal headwall reinforcement. Bottom of culverts are flush with stream channel and may inhibit aquatic organisms. Stream section is incised and has little connection to natural floodplain.

BridgeMinimal disturbance of stream banks and channel. Minimal opportunity for sedimentation and pollution of stream. Variable materials and construction methods. Piers and spans minimize environmental disturbance.

Con/Span

Timber/Steel

PERENNIAL

POSSIBLE STREAM CROSSINGS

STREAM CROSSING ALTERNATIVES

5454

Albemarle County Code

Chapter 17, Section 17-317 Duty to retain or establish stream bufferC. If the development is located within other rural land, stream buffers shall be retained if present and established where they do not exist on any lands subject to this article containing perennial streams, nontidal wetlands contiguous to these streams, and flood plains associated with these streams. The stream buffer shall extend to whichever of the following is wider: (i) one hundred (100) feet on each side of perennial streams and contiguous nontidal wetlands, measured horizontally from the edge of the nontidal wetlands, or the top of the stream bank if no wetlands exist; or (ii) the limits of the flood plain.

Section 17-321 Types of development which may be allowed in stream buffer by program authority5. On a lot which the development in the stream buffer will consist of the construction and maintenance of a driveway or roadway, and the program authority determines that the stream buffer would prohibit access to a portion of the lot which is necessary for the owner to have a reasonable use of the lot.

Section 17-322 Mitigation plan if development allowed in stream buffer.No prescribed strategy, but County Water Protection Specialist suggested plans typically include revegetating twice the area disturbed within the buffer with plantings of native riparian hardwoods.

FordStream crossing without structure or culvert; typically constructed with concrete approaches and a large rock base within the stream bed. Useful only where stream banks are low and firm and the stream bed itself is both firm and shallow. Disturbance of stream banks and channel; encourages sedimentation from vehicles during crossings as well as sediment deposition to the stream directly from the road.

CulvertSame materials and pollution considerations as open-bottom culvert. Disturbance of stream banks and channel. Can be specified at a larger size than required, sunk below stream channel during construction, and filled with salvaged channel substrate to mimic natural conditions.

INTERMITTENT

APPLICABLE CODE

5555

BUNDORAN FARM

ROAD TYPE MENU

5656

5757

BUNDORAN FARM

ROAD ALIGNMENT REVISIONS EXHIBIT

5858

5959