This document provides an overview of Bundoran Farm, a 2,300 acre property in Albemarle County, Virginia. The farm contains productive pastureland and orchards, mature forests, streams, ponds, and historic buildings. The property has been carefully stewarded for decades through sustainable agricultural and forestry practices. The document discusses plans to establish a new type of rural community on the farm that balances limited residential development with long-term protection of the majority of the farm's agricultural and environmental resources through conservation easements.

1. B U N D O R A N F A R M
A Conservation Community

2. PREPARED BY
AN AFFILIATE OF
2

3. CONTENTS
INTRODUCTION 04
THE VISION 05
THE PROPERTY 06
THE REGION 08
THE HISTORY 10
SITE INVENTORY & ANALYSIS 13
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 29
EASEMENTS
PROPOSED ROADWAYS
PHASING
MASTER PLAN
SUSTAINABILITY CENTER PROCESS
SUSTAINABILITY CENTER DESIGN
HOMESITE DEVELOPMENT
PRIVATE RESIDENCE
AUDUBON
SUMMARY 47
APPENDIX 49
3

4. BUNDORAN FARM
INTRODUCTION
In 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
fifteen-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
reflection or fishing; 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.
4

5. THE VISION
Analogous to the principles of At the heart of the vision for Bundoran
sustainability and the “triple bottom Farm is the idea of the “Working
line,” the fundamental model of Landscape”. It is one of the key
Preservation Development has been elements that distinguishes Preservation
described as a “three-legged stool.” Development from other real estate
Each leg of this stool represents a developments, even those that place
different activity and a different lands in conservation or preservation
constituency, and all three bear an covenants. Bundoran Farm is a working
equal amount of weight. At Bundoran industry whose base of operations is
Farm the three legs of the stool are: the topsoil. This is true of all farms (and
when we speak of farms here, we speak
1. Farming – represented by broadly, including all properties that
agricultural work and land make productive use of the land for
management activities; pasturelands, woodlots, orchards, etc.).
2. Environmental Goals – expressed Unique to Preservation Development
at Bundoran Farm by the work of is the fact that we are retaining that
Audubon International; and working arrangement, so any successful
3. Home Development – exhibited approaches to developing the land must
by home ownership and residency be consonant with this situation. This is
on a working farm. not an approximation of living on a golf
course or beside a national park. The
Taken together, these three land has been and will continue to be
interdependent legs of the stool manipulated, worked, and managed. As
create a seat or platform that is such, it is not “natural” in the romantic
both enduring, meaning capable sense of the word, which is to say it is
of sustaining itself into future not pristine. These lands are and will
generations, and replicable, serving as remain, however, earthy, beautiful,
a model for similar developments that meaningful, and deeply rooted not only
share this approach. in nature but also in millennia of human
activity.
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
reflective 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 field.
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.
5

6. BUNDORAN FARM
THE PROPERTY
Bundoran 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.
6

7. 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-specific 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.
7

8. BUNDORAN FARM
THE REGION
Albemarle County is located in Central Perhaps the most noted characteristic
Virginia and within the Piedmont of the region is its exceptional natural 29
Plateau. Boasting a rich history, beauty and magnificent surroundings.
Albemarle County is known worldwide Situated in the foothills of the stunning
as the home of Thomas Jefferson’s
240
Blue Ridge Mountains, the area draws CROZET
Monticello, James Monroe’s Ash Lawn- on the best traditions of Virginia country 250
IVY
250
Highland, and Patrick Henry’s Red living and its distinctive and individual 29
Hill and is within close proximity to lifestyle. Located just minutes from 64 UVA
250
some of the most notorious battle sites historic Charlottesville, Bundoran’s DS
ROAD
DOWNTOWN
of the Civil War, including Richmond, residents will be part of this progressive,
OO
W CHARLOTTESVILLE
K 64
DIC
Wilderness, and Appomattox. vibrant community which offers fine
art museums, an array of performing
.
RD
BATESVILLE
Albemarle County enjoys a modified arts venues, annual equestrian events,
P
GA
RS
continental climate with mild winters
LO
and the nationally recognized Virginia
TAY
VALL
GE EY 29
ED
and mild to humid summers. The Film Festival. In addition, residents and AD
RO
average temperature from June to their guests will enjoy experiencing the
PL
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HB
. NORTH GARDEN
NC
August is 75 degrees and the average area’s many award-winning vineyards,
LY
OL
D 20
712
for December through February is 37 fine antique shops, and the University of
degrees. Average annual rainfall is Virginia’s Academical Village.
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 ALBEMARLE COUNTY, VIRGINIA
Located in the Piedmont region of Central Virginia
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.
BUNDORAN FARM
SE portion of Albemarle County,
Piedmont Upland Physiographic Region
8

9. tai ian
un ch
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Mo pala
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JAMES RIVER
Charlottesville
NORTH
9

10. BUNDORAN FARM
THE HISTORY
The 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 magnificent American
Chestnut, whose trees towered as
much as 160 feet above the ground,
the ancestors of the Monacan Indian
Nation may have maintained fields near
villages here.
Although we have no certain proof,
the rich soils still present today suggest
that natives might have settled and
cultivated fields in the bottom lands of
Bundoran. They would have burned
such fields annually in order to keep
them open, either for agriculture or to
attract wildlife. And these first 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
benefits 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 fields.
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
10

11. 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 Rockfish 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 Rockfish 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.
11

12. BUNDORAN FARM
12

13. SITE INVENTORY & ANALYSIS
A number of inventory and Field visits and on-site reconnaissance
analysis studies were conducted were necessary to investigate design
pertaining to the physical opportunities and constraints and to
elements of the farm property. familiarize the team with the property.
These studies, and the resulting Assessment of natural and man-made
findings, assisted the team in factors and land uses were all part of
making solid, justified, and the site investigation. The following
appropriate planning and design analysis describes the implications and
decisions for the project. characteristic of each physical element.
PROCESS 14
EXISTING ROADWAYS 16
PUBLIC VIEWSHED 17
STREAM CORRIDORS AND WETLANDS 18
PRODUCTIVE FARMLAND 19
FOREST/WILDLIFE HABITAT 20
MOUNTAIN PROTECTION ZONES 21
PRESERVATION AREAS 22
POTENTIAL DEVELOPABLE AREAS 23
HOMESITES 24
SLOPE 25
ASPECT 26
13

14. BUNDORAN FARM
PROCESS
“A SUBTRACTIVE PROCESS” On top of these, the design team then
mapped critical natural resources of all
The design of the Bundoran Farm kinds, including forest and meadow
community has embodied the notion habitats; water resources such as
of a bottom-up approach. The streams, wetlands, and ponds; and
design team came to the land with many individual areas particularly
a great deal of combined experience threatened by development or farming
in land-planning, conservation, and activity, such as steep slopes, micro-
community development, but with no habitats, and wildlife corridors. This
preconceptions. analysis extended to improvements and
common area amenities such as trails,
The design process at Bundoran recreation areas, and scenic views.
Farm began with the land itself. An
exhaustive, iterative process, involving Finally, the selection of homesite
numerous professionals from the fields locations and the design of the final
of landscape architecture, engineering, homesite is the result of the culmination
farming, forestry, and real estate of this rigorous anaylsis and assessment
development was applied. In the case process, coupled with considerable time
of the 2,300 acres comprising Bundoran spent on the ground.
Farm, this process took the team
over a year to complete and reflects 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 identification 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.
14

15. 15

16. BUNDORAN FARM
EXISTING ROADWAYS
LAY 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 FARM ROADS
EXISTING PAVED ROADS
Red - Existing Roadways
16

17. PUBLIC VIEWSHED
PROTECTION 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
PUBLIC VIEWSHED
Yellow – Areas Visible From
Public Roads During
Non-Winter Months.
17

18. BUNDORAN FARM
STREAM CORRIDORS & WETLANDS
The 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
CONSTRUCTED POND
STREAM CORRIDOR
CONSTRUCTED POND
Light Blue - Stream Corridors &
Wetlands
18

19. PRODUCTIVE FARMLAND
PROTECTING 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
PASTURE/CATTLE in locations with good access and
incomparable views. In the end,
with many individuals owning a
piece of the property, the farm still
ORCHARD 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 benefits. 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
Light Yellow – Pasture / Cattle landscape. Bundoran Farm’s pastures
Operations and orchards not only help to enable
Orange – Under Orchard Leases more efficient agricultural operations,
Essential to maintenance of local they also protect the primary public
economy, culture and landscape. viewsheds.
Principal public viewsheds.
19

20. BUNDORAN FARM
FOREST/WILDLIFE HABITAT
FOREST 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 FOREST/WILDLIFE HABITAT
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 significant 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
benefit 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 significant
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 Green - Forest/Wildlife Habitat
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 Forest
Areas Adjacent to Neighboring Forests
Areas more threatened than edge
habitat.
20

21. MOUNTAIN PROTECTION ZONES
PROTECTION OF MOUNTAIN
LANDSCAPES
Albemarle County’s mountains have
MOUNTAIN PROTECTION ZONE 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 benefits,
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 amplified 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.
Blue – Mountain Protection Zone
21

22. BUNDORAN FARM
PRESERVATION AREAS
COMBINE 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 refinement 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 Pasture/Cattle Operations
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
FOREST/WILDLIFE
cultural and ecological value and those
that were suitable for further analysis HABITAT
and refinement for the creation of
homesites. EXISTING ROADWAY
STREAM CORRIDORS
& WETLANDS
UNDER ORCHARD LEASE
MOUNTAIN
PROTECTION
ZONE
PUBLIC
VIEWSHED
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
22

23. POTENTIAL DEVELOPABLE AREAS
HOMESITE SELECTION & REFINEMENT
After the project team identified 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 field, between wetland and
upland. Within this initial “developable
area,” homesites were defined,
REMAINING AREAS paying close attention to the location
to minimize intrusion on the natural
landscape.
As these site selections were continually
refined over many months both in
the office and in the field, 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.
Yellow – Potential Developable
Areas Remaining After Overlay
of all Analysis Layers
23

24. BUNDORAN FARM
HOMESITES
HOMESITE AREAS REFINED
After appropriate areas for homesites
were identified outside of the
preservation zones, the selections were
further refined 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 – Refined Homesite
Locations
24

25. SLOPE
Slope plays a considerable role in
determining land use. In terms of the
envisioned programming for Bundoran
Farm, agricultural fields 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
25

26. BUNDORAN FARM
ASPECT
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.
N
DECEMBER 21 (winter solstice)
8 a.m. | 12 p.m. | 5 p.m
W E
E
V
E M
N O
I 6p R
N e 21 N
Jun
G I
N
21
pt. G
Se
21 /
rch
Ma
1p
1
er 2
emb
Dec
9a
S
26

27. 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.
27

28. BUNDORAN FARM
28

29. SITE DESIGN ELEMENTS
The magnificence of Bundoran Farm is The various elements that were planned
representative of the distinct landscape and designed fall into one of two levels
of Albemarle County. The challenge of development:
of designing on such a spectacular
piece of property was overcome by not OVERALL MASTER PLANNING: elements
only ensuring that the overall master that emphasize the Bundoran Farm
planning placed the development areas property as a whole, allowing for the
lightly on the land but also that the preservation of the unique Piedmont
design and planning occurred at various working farm landscape character.
scales. By moving from a coarser
master planning scale to a finer site SITE DESIGN: elements that specifically
design scale, it allowed us to capture focus on the design and development
the overarching character of Bundoran of a single lot either for a community
Farm at every level of development. building such as the sustainability
center or an individual homesite. This
The impacts of development were scale of development enables us to focus
alleviated by both the community in on the small details used to create a
design process (in the form of sensitive unique homesite while maintaining the
roads and maintenance of rural overarching goals of preservation and
character in all common features) and active use of the land.
by vigorous enforcement and promotion
of standards for sustainability in
construction, landscaping, and use of
both individual and easement land.
EASEMENTS 30
PROPOSED ROADWAYS 32
PHASING 34
MASTER PLAN 35
SUSTAINABILITY CENTER PROCESS 36
SUSTAINABILITY CENTER DESIGN 38
HOMESITE DEVELOPMENT 40
PRIVATE RESIDENCE 42
AUDUBON 44
29

30. BUNDORAN FARM
EASEMENTS
CROSS EASEMENTS & RESTRICTIVE These easement areas are defined
PROVISIONS OVERVIEW irrespective of individual parcel
boundaries, and every lot in the
community includes acreage (usually
Preservation Development integrates
the majority of lot acreage) under
a small number of homes positioned
common management. As a result,
strategically within an operating farm,
these areas may not be built upon by
pasture, and/or timberland. The
owners, although driveways and sub-
farmland is protected permanently
grade utilities may be introduced with
by a deeded easement system. This
permission. Each owners’ “Public
“farmbelt” easement not only protects
Greenbelt” acreage is agglomerated
the farmland from other uses, it
with their neighbors’ land into large
explicitly grants farmers the right to
contiguous areas of well-managed
farm the ground as they reasonably see
land, where cattle may graze, grapes
fit. The remaining land is then examined
or apples may be grown, or where
to determine what parts should be
ecological reserves such as wetlands
permanently conserved in their natural
restorations may take place.
state. Lots suitable for development are
finally located within these “seams.”
PRIVATE GREENBELT
Within these lots are relatively small,
At a smaller scale, each lot contains
strategically located homesites that
an area of approximately two acres
combine attractiveness of location and
designated “Private Greenbelt.” These
view with compatibility with farm
areas, which surround the intended
activities and conservation. Each is
home site, are not part of the Public
associated with a larger greenbelt area,
Greenbelt, in that only the lot owner
the steward’s “lot.” Each steward
has access. The use of the land in this
purchases a specific area for a homesite,
area is controlled by the homeowner,
along with a larger portion of greenbelt,
but construction is not permitted. The
and a share of the farmbelt as well.
intention is to give the owner a private
While the homesite and lot remain for
landscape, some “elbow room” in
the steward’s sole use, the majority
their forest or field landscape. In this
of the conservation lands is given
area more intensive landscape work,
over to the community for passive
such as walls, fences and gardens are
recreation. Each of the owners holds
permitted.
easements over the other areas and
together endorse the farm operations.
HOMESITE
This arrangement provides capital and
incentives for profitable, productive
At the other end of the spectrum is the
use of the land. The considerable
“Homesite,” typically 1/2 to 1 acre on
value added to each homesite by
each of Bundoran Farm’s 108 potential
the design and protection of the
lots. These areas are carefully located
community permits lower density while
for minimal impact on the visual
maintaining a satisfactory financial
character and agricultural operations
return. This density cannot be too
of the farm. While these zones are
low, however, or the critical mass that
specifically exempted from the
makes a “community” and supports it
easement restrictions on the Public
financially is lost.
and Private Greenbelts, building
activity is still regulated.
The development at Bundoran Farm
employed the following three types of
Within the Homesite envelope, a
easements.
“Development Zone” is defined
where home construction is
PUBLIC GREENBELT
anticipated, and any construction
must comply with design guidelines.
The most prominent features of
These guidelines are defined by the
Bundoran Farm are the nearly 1,000
“Bundoran Farm Pattern Book,” a
acres of mature hardwood forest,
survey of architectural and landscape
and the 1,100 acres of high-quality
approaches suitable to the farm
open pastures. Together these zones
landscape, and by the “Bundoran
account for over 90% of the land area
Farm Sustainability Guide,” which
of the property, and their preservation
outlines minimum standards and
and ongoing management are the
opportunities for ecologically sensitive
essential goal of all plans related to the
and resource-efficient design.
development.
Critically, the applicability of specific
elements of these guidelines is defined
The great majority of these lands are
at the level of every individual lot
designated as “Public Greenbelt,”
in a “Lot Portfolio.” This two-page
meaning that all members of the
summary of each lot at Bundoran
community have access to these
Farm reviews specific characteristics
areas--to the extent that access will
of the location, hydrology, solar
not impinge on agricultural work--
orientation and agricultural operations
but the management of these lands
on the lot, and fine tunes the
is in professional hands, guided
development patterns of the farm to
by a committee of developer and
these characteristics.
homeowners.
30

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 specific 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.
31

32. BUNDORAN FARM
PROPOSED ROADWAYS
ROAD 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
flow 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 difficult 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.
CARPENTER ROAD
32

33. sr STATE ROADS
p PAVED/TREATED ROADS
FARM ROADS
fr
BRIDGES
b
CULVERTS
c
33

34. BUNDORAN FARM
PHASING
PHASED 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
34

35. MASTER PLAN
PROPOSED MASTER PLAN
96 Total Lots
12 “Dependencies”: Additional
Restricted Development Right Attached
to Primary Lots
Homesites arranged to minimize
disturbance
Lot lines configured to allow large
contiguous cross-easements
35

36. BUNDORAN FARM
SUSTAINABILITY CENTER
PROCESS
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
reflect 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.”
36

37. INITIAL SKETCH OF CENTER LAYOUT
1
REVISED LAYOUT CONCEPT
2
FURTHER REFINED LAYOUT
3
37

38. BUNDORAN FARM
SUSTAINABILITY CENTER
DESIGN place for local and farm-related
concerns; to enlighten, encourage,
The Sustainability Center, formally and inform regarding Preservation
known as the Baldwin Center Development and the practical side of
for Preservation Development, is sustainability, environmental action,
the nucleus for farm operations, and the role of the farm in modern
environmental monitoring and life.
education, and homeowner interaction
at Bundoran Farm. It demonstrates SHADE TOLERANT NATIVE PLANT NURSERY
how buildings, landscape, and people DEMONSTRATION SHED WITH PHOTO-VOLTAIC ROOF PANELS
interact in a sustainable manner;
exemplifying the governing ideas of MAINTENANCE BARN WITH RAINWATER CISTERN
the larger farm at a smaller scale. At
the broadest scale, the Center will serve
as the social and informational hub for “BARN YARD”
Bundoran Farm.
As the headquarters for the Baldwin SUSTAINABILITY CENTER + CONFERENCE BUILDING
Center for Preservation Development, LOG CABIN
a non-profit foundation whose (WOOF WORKING DEMONSTRATION BUILDING) VEGETABLE + HERB GARDEN
mission is to showcase innovative FARM OPERATIONS OFFICE
practices in agricultural preservation,
environmental stewardship, and
sustainable ground, the building SUSTAINABLE HARVESTED HARDWOOD NURSERY
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 fifty 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 find 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 MAIL DEPOT + COMMUNITY RECYCLING CENTER
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
38

39. THE BALDWIN CENTER FOR PRESERVATION DEVELOPMENT
39

40. BUNDORAN FARM
HOMESITE DEVELOPMENT
EVOLUTION OVER TIME The following conventions identify
site-specific development restrictions.
Bundoran Farm houses will be HOMESITE
designed to fit into and work with the (1) Lots and Homesites: Each
existing landscape. The traditional and lot at Bundoran Farm contains a
cherished houses of the region exhibit predetermined homesite as shown
a subtle sense of existing within the on the Lot Portfolio. The remainder
landscape. Care and responsiveness to of each lot contains Farmbelt and FARMBELT/GREENBELT EASEMENT
the use, slope, and character of the land Greenbelt easements that are
are fundamental principles guiding the accessible to residents and guests of
placement of buildings, the locations Bundoran Farm but are managed by
of drives, and the definitions of yards. others.
Throughout Albemarle County, there
is a rich history of patterns that grew (2) A Development Zone has been
out of an intuitive understanding of the identified within each homesite.
relationship between the house and the The Development Zone defines the
land. absolute boundary for any potential
disturbance on the site, other than for LOT
Homes will be built in carefully selective clearing or septic purposes,
chosen development zones that sit in unless otherwise approved by the
strategically located homesites within Bundoran Farm Design Committee.
larger property boundaries, (greenbelt/ The intent of the Development Zone
farmbelt) ranging in size from 2 to 200 is to assure that the most sensitive
acres, with an average size of 20 acres. areas of the site are preserved while
The lots themselves have been so chosen allowing flexibility in determining the
to ensure that the diverse activities of location of the house.
this working farm and managed forest
are not in any way compromised, so (3) The Selective Clearing Zone
that the land, under cultivation already encompasses all land within the
for centuries, can remain productive in homesite not occupied by the
perpetuity. Development Zone. The Selective SELECTIVE
Clearing Zone establishes a CLEARING ZONE
Historically, many houses have evolved second tier of preservation for the
over time, some starting as a rough lot. In general, all vegetation and
hewn log structure or a wood frame topography in the Selective Clearing
cottage. Later, a more refined and Zone should be preserved with the
DEVELOPMENT ZONE
larger main house is constructed that exception of the establishment of
may have had rooms added as the partial views and utility routes.
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 HOMESITE
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 with
the land and to minimize grading and
level changes. Bundoran Farm houses
use traditional and familiar proportions,
materials, colors, and detailing.
40

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 the
property, 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 efficient 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.
41

42. BUNDORAN FARM
PRIVATE RESIDENCE
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 signifies 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 a
place for life experiences and an
investment depends on decisions
we 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 first 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 natural
drainage, 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.
42

43. 43

44. BUNDORAN FARM
AUDUBON
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 certification 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 specific
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 Certified
Audubon Gold Signature project, but
it will be an internationally significant
demonstration effort in sustainable
development” concluded Dodson.
The Audubon Gold Signature Program
is considered the leading not-for-
profit environmental education and
certification program in the world and
has garnered praise and awards from
international, national, state, and local
governmental agencies; other not-
for-profit organizations; businesses;
universities; and citizens around the
globe.
Audubon has established a permanent
presence at Bundoran Farm. This is
the first time that they have engaged
in a partnership with an agricultural
project. From their facilities on the
44

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 fit 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 benefit 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/
45

46. BUNDORAN FARM
46

47. SUMMARY
McKee 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 Baldwin
David Hamilton
Celebration Associates, LLC
Charles Adams
Joseph Barnes
PHOTO CREDITS:
Robert Llewellyn
COPYRIGHT:
This document is intended for the sole
use of the offices 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 affiliate of Field Sport
Concepts, Ltd.
McKeeCarson
an affiliate of
Field Sport Concepts, Ltd
301 East High Street
Charlottesville, VA 22902
p: 434 . 977 . 7522
f: 434 . 979 . 1194
www.mckeecarson.com
www.fieldsport.com
47

48. BUNDORAN FARM
48

49. APPENDIX
This appendix provides more determination of alternative types of
background into the process stream crossing and road types. These
and deliverables that resulted elements assisted in the creation of the
in the creation of the planning overall master plan and the site-specific
and design for Bundoran Farm. design of the roadways and homesites.
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 50
PROPERTY DEVELOPMENT GOALS 51
VEGETATION ANALYSIS 52
STREAM CROSSING ALTERNATIVES 54
ROAD TYPE MENU 56
ROAD ALIGNMENT REVISIONS EXHIBIT 58
49

50. BUNDORAN FARM
IDENTITY MAPPING
50

51. PROPERTY DEVELOPMENT GOALS
51

52. BUNDORAN FARM
Landscape Value Minimum Light Moisture Tolerance
Requirements
W = Wildlife S = Full Shade L = Low Moisture
VEGETATION ANALYSIS
H = Horticulture and P = Partial Sun M = Moderate Moisture
Landscaping
C = Conservation and F = Full Sun H = High Moisture
Restoration
N = Native Species
Ferns, Grasses and Vines Perennials
Scientific Name Common Name Landscape Value Light Moisture Scientific Name Common Name Landscape Value Light Moisture
W H C N S P F L M H W H C N S P F L M H
Ferns and Fern Allies Perennials
Adiantum pedatum Maidenhair Fern X X X X X Anemone quinquefolia Wood Anemone X X X
Athyrium asplenioides Southern Lady Fern X X X X X X Aquilegia canadensis Columbine X X X X X
Athyrium niponicum Japanese Painted Arisaema triphyllum Jack-in-the-pulpit X X X X X
X X X X Asclepias tuberosa Butterfly Weed X X X X X
Fern
Cyrtomium falcatum Holly Fern X X X X Aster umbellatus Flat-top White
X X X X X X X
Aster
Dennstaedtia Hay-scented Fern
X X X X X X Baptisia australis Blue Wild Indigo X X X X X X
punctilobula
Baptista tinctoria Yellow Wild Indigo X X X X X X
Dryopteris intermedia Evergreen Wood Fern
X X X X X X X X Castilleja coccinea Indian Paintbrush X X X
Chelone glabra White Turtlehead X X X X X X
Dryopteris marginalis Marginal Shield Fern X X X X X X Chrysogonum virginianum Green and gold
Onoclea sensibilis Sensitive Fern X X X X X X X X X X X X
Osmunda cinnamomea Cinnamon Fern Cimifuga racemosa Black Cohosh X X X X X
X X X X X X X
Coreopsis tripteris Tall Coreopsis X X X X X X
Osmunda regalis Royal fern X X X X X X Coreopsis verticillata Threadleaf
Polystichium Christmas Fern X X X X X X
X X X X X Coreopsis
acrostichoides Delphinium tricorne Dwarf Larkspur X X X X X
Thelypteris normalis Southern Wood Fern X X X X Dicentra cucullaria Dutchman's
X X X X
Thelypteris palustris Marsh Fern X X X X X X Breeches
Grasses, Sedges, and Reeds Equisetum hyemale Horsetail X X X X X X
Agrostis alba Bentgrass/Red Top X X X X X X X X X Eupatorium coelestinum Mistflower X X X X X X X X
Andropogon gerardii Big Bluestem X X X X X X X X Eupatorium fistulosum Joe Pye Weed X X X X X X X
Andropogon Silver Beard Grass Galax aphylla Galax X X X
X X X X X X X X Geranium maculatum Wild Geranium X X X X X
saccharoides
Andropogon virginicus Broomsedge X X X X X X X X Helenium autumnale Sneezeweed X X X X X X X
Calamagrostis Bluejoint Reedgrass Helianthus angustifolius Narrow-leaf
X X X X X X X X X X X X X X X
canadensis Sunflower
Carex crinita Fringed Sedge X X X X X X X X Helianthus tuberosa Jerusalem
X X X X X X X
Artichoke
Carex grayi Gray's Sedge X X X X X X X
Heliopsis helianthoides Oxeye Sunflower X X X X X X X X
Carex lurida Lurid Sedge X X X X X X X
Heuchera americana Alumroot X X X X
Carex pennsylvanica Pennsylvania Sedge X X X X X X X X
Hibiscus moscheutos Eastern
Carex stricta Tussock Sedge X X X X X X X X X X X X X
Rosemallow
Chasmanthium River Oats
X X X X X X X Hypericum perforatum Common St.
latifolium X X X X X
John's Wort
Dulichium Three Way Sedge Iris cristata Dwarf Crested Iris X X X X X X
X X X X X X
arundinaceum Iris versicolor Blue Flag X X X X X
Elymus virginicus Virginia Wild Rye X X X X X X X Iris virginica Virginia Blue Flag X X X X X X
Festuca rubra Red Fescue X X X X X X X Lavandula dentata Lavender X X X X
Juncus effusus Soft Rush X X X X X X X Liatris graminifolia Grass-leaf Blazing
X X X X X X X X
Panicum virgatum Switch Grass X X X X X X X X X Star
Schizachyrium Little Bluestem Liatris spicata Spiked Blazing
X X X X X X X X X X X X X X X
scoparium Star
Scirpus cyperinus Wool Grass X X X X X X X X Liatris squarrosa Plains Blazing Star
X X X X X X X
Sorghastrum nutans Indian Grass X X X X X X X X
Tridens flavus Purple Top X X X X X X X X Lobelia cardinalis Cardinal Flower X X X X X X X
Tripsacum dactyloides Eastern Gamma Grass Lobelia siphilitica Great Blue Lobelia X X X X X X X
X X X X X X X X Lupinus perennis Lupine X X X X X
Typha latifolia Broadleaf Cattail X X X X X X Mertensia virginica Virginia Bluebells X X X X X X X
Groundcovers and Vines Mimulus ringens Monkeyflower X X X X X
Bignonia capreolata Crossvine X X X X X X X Monarda didyma Bee Balm X X X X X X X
Celastrus scandens American Bittersweet X X X X X X X Monarda fistulosa Wild Bergamot X X X X X X X X
Penstemon laevigatus Smooth
Clematis virginiana Virgin's Bower X X X X X X X X X X
Beardtongue
Decumaria barbara Climbing Hydrangea X X X X X X X
Phlox paniculata Summer Phlox X X X X X X
Ficus pumila Fig Vine X X X X
Phlox stolonifera Creeping Phlox X X X X X X
Gelsemium Carolina Jessamine
X X X X X X X X X Physostegia virginiana Obedient Plant X X X X X X
sempervirens Podophyllum peltatum Mayapple X X X X X X X
Gualtheria procumbens Wintergreen Polemonium reptans Jacob's Ladder X X X X X
X X X X X X X
Polygonatum biflorum Solomon's Seal X X X X X X
Hypericum calycinum Aaronsbeard X X X X Porteranthus trifoliatus Bowman's Root X X X X X
Liriope muscari Liriope X X X X X Pycnanthemum incanum Hoary Mountain
Lonicera sempervirens Trumpet Honeysuckle X X X X X
X X X X X Mint
Pycnanthemum Narrow-leaved
X X X X X X X X
Ophiopogon japonicus Mondo Grass X X X X tenuifolium Mountain Mint
Pachysandra Allegheny Spurge Rhexia virginica Virginia Meadow-
X X X X X X X X X X
procumbens beauty
Parthenocissus Virginia Creeper Rosmarinus officinalis Rosemary X X X
X X X X X X X
quinquefolia Rudbeckia fulgida Early Coneflower X X X X X X X
Rosa banksiae Lady Banks Rose X X X X Rudbeckia hirta Black-eyed Susan X X X X X X X
Sarcocca hookerana Himalayan Sweetbox X X X X X Rudbeckia laciniata Cut-leaved
X X X X X X X
coneflower
Rudbeckia triloba Three-lobed
X X X X X X X
coneflower
Sanguinaria canadensis Bloodroot X X X X
Silene virginica Fire Pink X X X X X X
Silphium perfoliatum Cup Plant X X X X X X
Smilacina racemosa False Solomon's
X X X X X X
Seal
Solidago caesia Bluestem
X X X X X X X
Goldenrod
Solidago odora Sweet Goldenrod X X X X X X X
Solidago rugosa Rough-stemmed
X X X X X X
Goldenrod
Thalictrum dioicum Early Meadowrue X X X X
Tiarella cordifolia Foamflower X X X X
Tradescantia virginiana Virginia Spiderwort
X X X X X X X X
Trillium erectum Red Trillium X X X X
Trillium grandiflorum White Trillium X X X X
Verbena hastata Blue Vervain X X X X X X X
Vernonia noveboracensis New York
X X X X X X X
Ironweed
Yucca filamentosa Common Yucca X X X X X
52

53. Shrubs Trees
Scientific Name Common Name Landscape Value Light Moisture Scientific Name Common Name Landscape Value Light Moisture
W H C N S P F L M H W H C N S P F L M H
Shrubs Small trees
Aesculus parviflora Bottlebrush Buckeye X X X X Acer campestre Hedge/Field Maple X X X X X X
Alnus glutinosa Common Alder X X X X X X Acer griseum Paperbark Maple X X X
Aronia arbutifolia Red Chokeberry X X X X X X X Aesculus pavia Red Buckeye X X X X X X
Aronia melanocarpa Black Chokeberry X X X X X X X X Amalenchier arborea Downy Serviceberry X X X X X X X
Azalea sp. Azalea X X X
Amalanchier canadensis Serviceberry X X X X X X X X
Callicarpa americana American Beautyberry X X X X X X
Amalanchier laevis Smooth Serviceberry X X X X X X X X
Calycanthus floridus Sweetshrub/Carolina Allspice X X X X
Camellia sasanqua Sasanqua Camellia X X X X
Asimina triloba Paw Paw X X X X X X X
Castanea pumila Allegheny Chinkapin X X X X X X X X Carpinus caroliniana American Hornbeam X X X X X X X X X
Cephalanthus Buttonbush Cercis canadensis Redbud X X X X X X
X X X X X X Chionanthus virginicus Fringetree X X X X X
occidentalis
Chaenomeles Flowering Quince Cornus alternifolia Alternate-leaf
X X X X X X X X X X X X X X
speciosa Dogwood
Chimonanthus Wintersweet Cornus amomum Silky Dogwood X X X X X X X X
X X X X
praecox Cornus florida Flowering Dogwood X X X X X X X X
Clethra alnifolia Summersweet Clethra X X X X X X X X Cornus kousa Kousa Dogwood X X X X X X
Cornus amomum Silky Dogwood X X X X X X X Cornus mas Corneliancherry
Cornus sericea Red Twig Dogwood X X X X X X X X X X X
Dogwood
Forsythia x Forsythia
X X X X X Crataegus phaenopyrum Washington Hawthorn
intermedia X X X X X X
Fothergilla gardenii Dwarf Fothergilla X X X X X
Fothergilla major Fothergilla X X X X X Crataegus viridis Green Hawthorn X X X X X X X
Gaylussacia baccata Black Huckleberry Franklinia alatamaha Franklinia X X X X X X
X X X X X X X X Halesia tetraptera Carolina Silverbell X X X X
Gaylussacia frondosa Dangleberry Hamamelis virginiana Witch hazel X X X X X X X
X X X X X X X X
Ilex opaca American Holly X X X X X X
Hamamelis virginiana Witch Hazel Magnolia x soulangiana Saucer Magnolia X X X X
X X X X X X X
Magnolia stellata Star Magnolia X X X X
Hydrangea Smooth Hydrangea Magnolia virginiana Sweetbay Magnolia X X X X X X X
X X X X X
arborescens Malus sp. Flowering Crabapple X X X X X X
Hydrangea Oakleaf Hydrangea
X X X X X Oxydendron arboreum Sourwood X X X X
quercifolia
Prunus serotina Black Cherry X X X
Ilex decidua Deciduous Holly X X X X X X X
Ilex glabra Inkberry Holly X X X X X X X X
Rhus glabra Smooth Sumac X X X X X X X
Ilex verticillata Winterberry X X X X X X X X Salix nigra Black Willow X X X X X X
Ilex vomitoria Yaupon Holly X X X X X X X X Medium to Large Trees
Itea virginiana Virginia Sweetspire X X X X X X X X Acer rubrum Red Maple X X X X X X
Kalmia latifolia Mountain Laurel X X X X X X X Acer saccharum Sugar Maple X X X X X X
Leucothoe axillaris Coastal Leucothoe X X X X Aesculus flava Yellow Buckeye X X X X
Leucothoe racemosa Sweetbells Leucothoe Betula alleghaniensis Yellow Birch X X X X X X X
X X X X X X
Betula lenta Sweet Birch X X X X X X X
Lindera benzoin Spicebush X X X X X X Betula nigra River Birch X X X X X X X
Myrica cerifera Southern Wax Myrtle X X X X X X X X Carpinus betulus European Hornbeam X X X X
Myrica pensylvanica Northern Bayberry X X X X X X X X
Carya cordiformis Bitternut Hickory X X X X
Prunus virginiana Common Chokecherry X X X X X
Carya glabra Pignut Hickory X X X X X X X
Rhododendron Catawba Rhododendron
X X X X X X Carya illinoinensis Pecan X X X X X X
catawbiense
Rhododendron Flame Azalea Carya ovata Shagbark Hickory X X X X X
X X X X Carya tomentosa Mockernut Hickory X X X X X X
calendulaceum
Rhododendron Rosebay Rhododendron Castanea dentata American Chestnut X X X X X X X X
X X X X X X X X
maximum Celtis laevigata Sugar Hackberry X X X X X X
Rhododendron Pinxterbloom Azalea Celtis occidentalis Common Hackberry X X X X X X
X X X X X X X
periclymenoides Cladrastis kentukea American Yellowwood
Rhododendron Roseshell Azalea X X X X
X X X X X X X X
prinophyllum Diospyros virginiana Persimmon X X X X X X X X X
Rhododendron Swamp Azalea Fagus grandifolia American Beech X X X X X X X
X X X X X X X
viscosum
Fraxinus americana White Ash X X X X X X
Rhus aromatica Fragrant Sumac X X X X X
Fraxinus pennsylvanica Green Ash
Rhus copallina Flameleaf Sumac X X X X X X X X X X X X X X
Rhus typhina Staghorn Sumac X X X X X
var. 'Inermis'
Spiraea alba Narrow-leaved Meadowsweet Ginkgo biloba Ginkgo X X X X X X X
X X X X X X Gleditsia triacanthos Honey Locust
Spiraea bumalda Bumald Spiraea X X X Gymnocladus dioicus Kentucky Coffeetree X X X X X X
Spiraea latifolia Broad-leaved Meadowsweet X X X X X X Juglans nigra Black Walnut X X X X X X
Syringa vulgaris Common Lilac X X X X Juniperus virginiana Eastern Red Cedar X X X X X X X
Vaccinum Lowbush Blueberry Koelreutaria paniculata Goldenraintree X X X X X
X X X X X X
angustifolium Lagerstroemia indica Common Crapemyrtle
Vaccinum Highbush Blueberry X X X X
X X X X X X X X X X
corymbosum Larix laricina Eastern Larch X X X X X X
Viburnum acerifolium Mapleleaf Viburnum
X X X X X Liquidambar styraciflua Sweetgum X X X X X X X X
Liriodendron tulipifera Tulip Poplar X X X X X X
Viburnum x Burkwood Viburnum
X X X X X Magnolia acuminata Cucumber Magnolia X X X X
burkwoodii
Viburnum carlesii Koreanspice Viburnum X X X X X Magnolia grandiflora Southern Magnolia X X X X X
Viburnum dentatum Arrowwood Viburnum X X X X X X X X Metasequoia Dawn Redwood
X X X X X X X
Viburnum lentago Nannyberry Viburnum X X X X X glyptostroboides
Viburnum nudum Smooth Witherod X X X X X X Nyssa sylvatica Black Gum/Black
X X X X X X X
Viburnum plicatum Doublefile Viburnum X X X X X Tupelo
Viburnum x pragense Prague Viburnum Ostrya virginiana American
X X X X X X X X X X X
Hophornbeam
Viburnum prunifolium Blackhaw Viburnum Maclura pomifera Osage Orange X X X X X
X X X X X X X
Picea glauca White Spruce X X X X X X
Viburnum Leatherleaf Viburnum
X X X X X Picea pungens Colorado Spruce X X X X X X
rhytidophyllum
Pinus echinata Shortleaf Pine X X X X
Viburnum setigerum Tea Viburnum X X X X
Viburnum trilobum Cranberrybush Viburnum X X X X X X Pinus rigida Pitch Pine X X X X X X
Pinus strobus White Pine X X X X X X
Pinus taeda Loblolly Pine X X X X X X X X
Pinus virginiana Virginia Pine X X X X
Platanus x acerifolia London Planetree X X X X X X X
Platanus occidentalis Sycamore X X X X X
Quercus accutissima Sawtooth Oak X X X X X X X
Quercus alba White Oak X X X X X X X
Quercus bicolor Swamp White Oak X X X X X
Quercus coccinea Scarlet Oak X X X X X X
Quercus falcata Southern Red Oak X X X X X X X
Quercus marilandica Blackjack Oak X X X X X X
Quercus michauxii Swamp Chestnut Oak
X X X X X X
Quercus nigra Water Oak X X X X X X X
Quercus palustris Pin Oak X X X X X X X X
Quercus phellos Willow Oak X X X X X X X X
Quercus prinus Chestnut Oak X X X X X X
Quercus rubra Northern Red Oak X X X X X X X X
Quercus shumardii Swamp Red Oak X X X X X X
Quercus stellata Post Oak X X X X X X
Quercus velutina Black Oak X X X X X X X
Robinia pseudoacacis Black Locust X X X X X X X
Sassafras albidum Sassafras X X X X X X
Taxodium distichum Bald Cypress X X X X X
Thuja occidentalis Eastern Arborvitae X X X X X X X
Tilia americana Basswood X X X X
Tilia cordata Littleleaf Linden X X X X
Tsuga canadensis Eastern Hemlock X X X X X X X
Tsuga caroliniana Carolina Hemlock X X X X X X X X
Ulmus americana American Elm X X X X X
53

54. BUNDORAN FARM
STREAM CROSSING ALTERNATIVES
EXISTING STREAM CROSSINGS POSSIBLE STREAM CROSSINGS
PERENNIAL
Multi-pipe culverts Bridge Open-bottom Culvert
Basic corrugated pipe construction with dirt Minimal disturbance of stream banks and Can be made of metal, concrete, polyethylene
backfill and minimal headwall reinforcement. channel. Minimal opportunity for pipes or wood boxes. Disturbance of stream
Bottom of culverts are flush with stream sedimentation and pollution of stream. banks, but minimal disturbance of stream
channel and may inhibit aquatic organisms. Variable materials and construction methods. channel. Most effective when filled with
Stream section is incised and has little Piers and spans minimize environmental similar substrate to existing stream channel.
connection to natural floodplain. disturbance. Blockage hazard during heavy storm events.
Greater opportunity of sedimentation due to
backfill around headwalls; requires adequate
reinforcement.
Con/Span
Double culvert perennial stream crossing along Edge
Valley Road
Timber/Steel
Triple culvert perennial stream crossing along private
farm access road off of Edge Valley Road
54

55. APPLICABLE CODE
INTERMITTENT
Culvert Ford Albemarle County Code
Same materials and pollution considerations Stream crossing without structure or culvert;
as open-bottom culvert. Disturbance of typically constructed with concrete Chapter 17, Section 17-317 Duty to retain or
stream banks and channel. Can be specified approaches and a large rock base within the establish stream buffer
at a larger size than required, sunk below stream bed. Useful only where stream banks C. If the development is located within other
stream channel during construction, and filled are low and firm and the stream bed itself is rural land, stream buffers shall be retained if
with salvaged channel substrate to mimic both firm and shallow. Disturbance of stream present and established where they do not
natural conditions. banks and channel; encourages exist on any lands subject to this article
sedimentation from vehicles during crossings containing perennial streams, nontidal
as well as sediment deposition to the stream wetlands contiguous to these streams, and
directly from the road. 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
authority
5. 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.
55

56. BUNDORAN FARM
ROAD TYPE MENU
56

57. 57

58. BUNDORAN FARM
ROAD ALIGNMENT REVISIONS EXHIBIT
58

59. 59