Carnwath Master Plan - Feb 07
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MASTER PLAN
Acknowledgements
Town of Wappinger
Hudson River Valley Greenway
Supervisor Joseph Ruggiero*
Mary Mangione, Acting Executive Director
Holly Sullivan
Robert Valdati, Town Council
Vincent Bettina, Town Council
Maureen McCarthy, Town Council
Joseph Paoloni, Town Council
Elected Representatives
John C. Masterson, Town Clerk
Hillary Rodham Clinton, United States Senate
Susan Kelly, U. S. House of Representatives
Stephen M. Saland, N. Y. S. Senate
Joel M. Miller, N. Y. S. Assemblyman, 9ih Dist.
Graham Foster, Highway Superintendent
Ralph Holt, Recreation Committee Chairman*
Dutchess County
Hon. William R. Steinhaus, County Executive
Albert Roberts, Town Attorney
Joseph Paggi, Town Engineer
Donald Swartz, Town Architect
Frederick P. Clark, Town Planner
Gina Basile, Secretary to the Supervisor
Vincent Fabiano, Legislative Aide
Consultant Team
Advisory Committee
Roger H. Murman, J. Kenneth Fraser
Principal Landscape Architect
Ted M. Kolankowski, J. Kenneth Fraser
Project Landscape Architect
Michael I. Roland
Project Landscape Architect
* Also on Advisory Committee
Kathi Delisa
Felicia DiNonno
William Grey
Joseph Incoronato
David Brothers
Paul Gerell, MD
Mary Schmalz
Joseph Ennesser
Frances Reese
Nick Robbins
Denise Von Buren
Sheila Appel
Eileen Sassman
Claudia Sweeny
Mary Ross
Mike Murphy
Roger Conner
Mark Thaler, Einhorn Yaffe Prescott
Principal Architect
Robert Muscatello, Einhorn Yaffe Prescott
Project Architect
Glenn Brill, Ernst and Young, LLC
Principal Financial Planner
CARNWATH FARMS
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MASTER PLAN
This document is dedicated to the
memory of
Frances Willis (Franny) Reese
(1 91 8 to 2003)
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MASTER PLAN
Introduction
This master plan represents the results of a
nearly 18 month effort by the T own of
Wappinger to plan for the phased development,
management and operation of Carnwath Farms.
The Town purchased the 99 acre site, formerly
known as the Greystone Estate, in 1999.
Carnwath Farms includes the Carnwath Manor,
a carriage house, seminary chapel and
dormitory and several other structures centrally
located in a gently rolling site which includes a
promontory along the Wheeler Hill ridge. The
property is listed as contributing to the Wheeler
Hill Historic District in National Register of
Historic Places and the Manor and carriage
house are listed as contributing structures in the
Historic District. The Town purchased the site
with a vision of developing it as a venue for
cultural pursuits, the arts, and leisure activities
capitalizing on the location along the shoreline of
the Hudson River.
The Town's goal was to create a new cultural
attraction to evoke a lasting image of the
heritage of Wappinger and leverage increased
visitation and use of other local tourist
destinations. Utilizing the site's rich and varied
cultural history as the focal point for attracting
visitors, and by carefully preserving the historic
Carnwath Manor and carriage house for new
uses, the Town intends to draw a diverse
audience and create multiple attractions to draw
visitors to the site. An emerging local arts-
related tourism industry will allow the Town to
draw visitors from the immediate region and
from the passing parade of tourists on the
Hudson River.
Panoramic View Looking Northfrom Carnwath.
To assist the Town in the preparation of the plan
the Town hired a consultant team headed by J.
Kenneth Fraser and Associates, PE, LS, LA,
P.C. of Rensselaer, New York. Fraser's team
included Einhorn Yaffe Prescott, Architects and
Engineers of Albany and Ernst and Young from
New York City. The team was challenged by the
Town to develop a plan for Carnwath Farms that
responded to the desires of the Town with
realistic and practical solutions and created a
self-sustaining entity. In addition, the team was
asked to develop a management structure for
the site that was separate from the Town
government, assist the Town is planning a
promotional event for the project and provide
recommendations for funding assistance
through grants.
Aerial Photo of the Carnwath Farms Site.
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An advisory committee was established by the
Town which represented a wide cross section of
local business leaders, private citizens and
community leaders to work with the consultant
team. The project was officially kicked-off in
November 2002 at Town Hall. During that
meeting the Advisory Committee was introduced
to the consultant team and provided with a brief
overview of the scope and schedule for the
development of the plan. Among the key
elements discussed at the meeting was the
development of a match pool to be used in grant
requests. Also discussed was the Public Design
Charette, the future promotional event and a
visit to a similar project, the Pruyn House, in
Colonie, New York to observe how a successful
project might be developed. Finally, members of
the Advisory Committee were asked to suggest
potential uses for the site. After that meeting,
the consultant team began to compile mapping,
data and visit the site.
Also in November 2002, a group of
representatives from Wappinger were given a
guided tour of the Pruyn House by Colonie
Supervisor Mary Brizzel. That tour included an
opportunity to discuss yearly costs to the Town,
revenues generated, activities at the site, facility
users and how a "friends-of' organization could
be formed to manage Carnwath Farms.
The Pruyn House Visit, Novermber 2002.
In Febraury 2003, the Town hosted a one day
Public Design Charette in the chapel at
Carnwath Farms. The consultant team
presented the results or the data gathering and
analysis work done to date and provided the
public with a hands-on opportunity to develop
conceptual plans for the project including use of
the site and buildings and a future management
structure for the project as a not-for-profit
"Friends-Of-Carnwath Farms". The charette
was well attended and provided the consultant
team with invaluable information about how to
proceed with the development of conceptual
plans for the site and buildings on site.
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Later in February, planning for the special event
to be held in the spring of 2003 began in a
meeting at Town Hall. The event was intended
to promote the project in the community so that
a base of community support could be
established. During this time the site and
architectural concept plans were formalized and
preliminary construction budgets for the project
were prepared. Those materials were presented
to the Town and the project financial consultant
for review and analysis.
The promotional event materialized in a two-day
affair in June. A wine and cheese V.I.P.
reception was held on a steamy Thursday
evening in June. The reception was attended by
350 invited VIP's who were introduced to the
site's great potential and presented with the
scenarios for development and use of the site.
Tours of the grounds and Carnwath Manor were
hosted by actors and actresses in period
(1850's) costumes. The attendees were also
presented with information about how the site
was first established as CarnwathFarms, and
how the project was linked to the romantic
landscape and arts movement of the mid-1800's
as well as other significant links the site has to
local, state and national historic events.
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On the following Saturday, the site was officially
opened as a public park dedicated to the people
of the Town of Wappinger and surrounding
communities. Public tours and information
about the potential development of the site was
presented, similar to the VIP reception.
In October, 2003 a preliminary comparison of
development scenarios was presented to the
Advisory Committee. The basic divergences in
the scenarios were the privatization of the site
and greater potential for the project to be self-
sustaining. Scenario One proposed attracting a
private investor to operate an Inn and
Restaurant facility utilizing the Manor, Chapel
and a new hotel building and offered a greater
potential return on investment to the Town. This
scenario also proposed the demolition of the
dormitory. Scenario Two proposed to maximize
the public access and use of the site and
included private development of the Carriage
House as a signature restaurant. Under
, ..........
Scenario Two the dormitory would remain as
flex-space to be used for artist-in-residence
housing, studio space, offices or meeting space.
The manor and chapel would be public buildings
used for assembly space, gallery space, offices
and meeting space. Scenario Two provided a
lower potential for the project to become self-
sustaining than Scenario One, but was preferred
by the majority of the members of the Advisory
Committee.
In response to the desires of the Town to retain
all but the Carriage House for public use, the
consultant team began work to formulate the
draft Master Plan document. A preliminary
version of the draft was presented to the Town
in December at the Carnwath Farms Chapel. At
that meeting the consultant team presented an
illustration to depict a site development should
the Dormitory building be demolished. This
demolition option was presented as a way for
the Town to limit development costs under
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Scenario Two. The Advisory Committee
unanimously felt that the building should be
retained and that it had become an indelible part
of Carnwath Farms. Also presented at the
meeting were a series of architectural floor plans
to demonstrate several flexible uses for the
Dormitory.
Shortly following that meeting the Town hosted a
'Victorian Christmas' promotional event in the
Carnwath Manor and Chapel. The event
included refreshments in a festively Victorian
decorated manor and a choir concert by the
Poughkeepsie New Yorkers in the Chapel.
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2.
Background and History
CARNWATH FARMS - TOWN OF WAPPINGER
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Background and History
Carnwath Farms was a 19th century estate
home, catholic novitiate, and most recently a
residence for handicapped persons. The
romantic landscape and buildings are nestled
amongst the estate homes that dot the Hudson
River shoreline between Wappingers Falls and
Beacon in southern Dutchess County, New
York. The 99.7 acre estate is of local and
national historic significance, contributes
buildings and landscapes to the State and
National Registered "Wheeler Hill Historic
District", and provides important panoramic
views of the lower Hudson River Valley.
Greystone was purchased by the Town of
Wappinger in 1999 preserving the site as public
recreation area. This document is the first step
in the public planning and visioning process to
be undertaken by the Town in developing and
preserving this important and significant Hudson
Valley place.
The Romantic Landscape of the Carnwath Farms.
Historical Background
The National Register of Historic Places
Nomination for the Wheeler Hill Historic District
prepared by E. M. Barry in 1991 provides a
wealth of important information about the
Carnwath Farms. The Carnwath Manor and
surrounding Carnwath Farm, as Greystone
Estate was originally known were built based on
an important movement in architecture and
landscape architecture which had its roots in the
Carnwath Manor, Carnwath Farms.
Hudson River Valley and throughout New
England. Among the significant personalities
were Alexander Jackson Davis, an architect and
Andrew Jackson Downing a landscape architect.
Downing was a student of the English landscape
gardeners and estate builders of the mid-
nineteenth century. He adapted those principles
for the realities of a very practical American
culture and introduced a romantic aesthetic in
residential architecture and landscaping.
Among the principles used by Downing and
those he influenced were careful, prominent
location of the principle residence, long winding
entrance drives offering contrived views, large
expanses of park-like open greenswards (today,
the front lawn), outbuildings, stone walls and
pillars, follies, gazebos with carefully planned
views, and groupings of plants in carefully
designed free-flowing beds.
The movement was a departure from the formal
styles of much of the classically influenced civic
architecture and landscape architecture found in
the United States up to the mid 1800's. Many
consider Downing the father of American
Landscape Architecture, a title officially
attributed to Frederick Law Olmstead. Olmstead
was strongly influenced by Downing's ideas and
in fact became Calvert Vaux's partner in the
design of Central Park replacing Downing after
his untimely death in 1852.
Downing was born and lived in the lower
Hudson River Valley and inspired many of the
carefully planned estates, cottage homes and
their associated romantic landscapes. His
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contemporaries included Calvert Vaux,
Alexander Jackson Davis, Frederick Law
Olmstead, Frederick Church and Thomas Cole.
Downing sought to provide guidance in the
application of his design aesthetic that would not
only serve the extremely wealthy, but also those
in the middle class. Historians have identified
Downing's written guides to 'landscape
gardening' and cottage homes as the most
important influences in residential design in the
United States, probably resulting in the eventual
movement towards the suburban lifestyle that
exists today.
The Carnwath Farms Master Plan project
provides an opportunity to preserve and restore
an example of this significant movement in
architecture and landscape architecture. The
original manor and site layout were designed
and built during Downing's most active and
influential era, just before his death. In fact, the
nearby Obercreek estate, also built in 1850,
retains the same kind of romantic landscaping.
The Wheeler Hill Historic District National
Register Nomination reported that a landscape
plan and receipt for plant materials purchased at
Downing's nursery in Newburgh for Obercreek
exist.
While it is unlikely that Downing himself
developed the landscape plans for Carnwath
Farms, Obercreek, or other sites contributing to
the Wheeler Hill Historic District, his significant
influence on the resulting form is clearly evident.
That Downing lived in Newburgh and
Poughkeepsie is also important, especially in the
historical context. His ideas began in the
Hudson River Valley and were spread,
replicated, interpreted and reinterpreted
throughout the country into the present.
Unfortunately, Barry did not reference any
original plan, drawing or photographic evidence
of the original landscape designs for the
Carnwath Farms in his Historic District
Nomination documentation.
Evidence of the Remaining Romantic
Landscape
Carnwath Farms has retained many of the key
elements that were used to create an estate
utilizing 'romantic landscape features'. Barry
also discovered that Carnwath Farms was the
first of the estates built in the historic district and
was a major influence on the others. The
entrance to the site from Wheeler Hill Road is
marked by rustic stone pillars and proceeds in a
gently curving alignment which intentionally
features views of the large open lawn and the
prominently placed Carnwath Manor. On
approaching the Manor the lower parking
becomes an intrusive element, detracting from
the views of the Manor. It appears that the lot
was built without considering the impacts on
some of the mature trees near the Manor as
several large stumps exist at the base of the
parking lot back slope.
The Pillared Entrance to Carnwath Farms.
The Carnwath Manor itself when originally built
was a more formal structure, but later additions
of the east wing and semicircular wing in the
front gave the building a more free-flowing
'romantic' form favored by Downing, and his
contemporaries.
Another important feature of the romantic style
was the use of rustic stone walls instead of
fences to mark the site's perimeter and other
important elements. Many of these walls are still
intact throughout the estate and several more
appear to have either become buried or have
fallen into disrepair and collapse. The location
of utility buildings away from the Manor is also
indicative of the romantic style. The carriage
house, barn, and pump house have all been
carefully placed behind the manor house, out of
views from the main entrance drive.
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Rustic Stone Walls along Wheeler Hill Road.
Between the manor and carriage house, a
paved path descends to a concrete platform
where recently built screened gazebo has been
placed. Adjacent to that spot the woodlands
were carefully interrupted to open a view
towards the river. This contrived vantage point
was most likely intentional and probably
provided a view of the river itself, now no longer
possible through the dense mature lower
woodlands. It is likely a small garden house was
built here in a rustic style. Low rustic stone walls
exist along the path and into the back slope of
the viewing plateau. A massive concrete
platform has replaced the original patio that
probably existed on the spot.
Elsewhere on the site low stone walls remain
alongside roads, pathways and walks marking
The Overlook or 'Contrived View'.
areas where a newer landscape probably
coincides with the original landscape.
The large agricultural fields on the hilltop to the
east of the buildings provide sensational views
of the river valley to the north and south. These
fields appear to have been agricultural since
Carnwath Farms was established in the 1850's.
Plant materials identified on the site are also
historically important. As was the case with
Obercreek, many of the plants that exist on this
site may also have been purchased from
Downing's nursery in Newburgh. That fact
would probably ensure that the plants used were
from a palette of landscape materials that
Downing preferred in order to express his
romantic landscape principles. Among those
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observed at Greystone are Tuliptrees, Flowering
Dogwoods, Norway Spruces, Japanese Maples,
Azaleas, Rhododendrons, Purple Beeches and
Burning Bush. Maintained beds of plants were
probably part of the original landscape plan, but
there is no evidence of any remaining.
Barry mentions a greenhouse site in the
Nomination narrative. It was not clear during
site investigations where the greenhouse. was
located. (The contents of the National. Historic
District Nomination for the Wheeler Hill Historic
District are included in Appendix A.)
The Majestic Purple Beech Tree.
Non-Contributing Buildings and Landscape
Features
Besides the chapel and dormitory buildings,
which were identified as 'non-contributing' by
Barry, landscape features were introduced that
seriously detract from the site's landscape
history. The most significant of these are the
parking lots built near the Manor. While the
upper lot is less visible, it's proximity to the
building probably resulted in the destruction of
some significant ornamental plantings adjacent
the building. The lower lot is more visually
obtrusive and as previously mentioned, several
mature trees near the Manor appear to have
died due to the stresses of earthwork to build the
lot. Other non-contributing landscape features
include a tennis/basketball court, swimming pool
and softball field south of the carriage house.
Overgrown and invasive plants existthroughout
the site. A number of modern . landscape plants
have been introduced including dense yews,
skyrocket junipers and norway maples.
Invaders include tree-of-heaven, sumac, box
elder, kutsu and swamp maple. Several
invasive vines have become prolific at the
fringes of the woodlands, especially wild grape
and poison ivy.
Other Landscape Features
Lawns and agricultural fields are major
landscape elements at Carnwath Farms. They
appear to have been maintained throughout the
history of the estate in about the same location.
About half of the site is open meadow or lawn.
Gravel roads exist throughout the site, some of
which are likely to have been part of the original
design for the estate. Dry laid stone walls mark
the periphery of the site, most predominately
along the public roads. Mortared stone walls
also exist within the site along roads, walkways
and other landscape features. Those walls
appear to be in fair to poor condition. Some
walls may have been built by the monks as they
appear to be of the same vintage as the
'stations-of-the-cross' markers. It was however,
a common romantic landscape preference to
create very rustic looking stone features
including walls similar to those found around the
site. There are probably other unknown
landscape features that may be discovered as
more historical research and detailed
investigations are done. (Information on the
Romantic Arts Movement and Romantic
Landscape and Architecture compiled by Fraser
is presented in Appendix B.)
The Underground Railroad
The eastern shore of the Hudson River Valley
was a significant part of the Underground
Railroad system. The route that brought several
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thousand escaping slaves from the Atlantic
Coast through Philadelphia and New York made
several secret stops along the river shoreline at
various safe houses. Most of the stops have
been lost in the memories of the conductors,
owners, and escaping slaves owing to the
secrecy necessary to avoid prosecution under
the Fugitive Slave Act of 1850. Some of those
sites are only recently being uncovered and
linked to the Hudson River Valley route. Among
those sites is the series of tunnels in Peekskill
associated with the Clergyman Henry Ward
Beecher. Much of the connection of the
Peekskill site to the Underground Railroad was
made by researching the genealogy of owners
of suspected sites and cross referencing them
with lists of abolitionists and Quakers. Other
research involves reading narratives written by
escaping slaves during the era of the Fugitive
Slave Act and correlating descriptions of safe
houses.
A great deal of anecdotal evidence exists in a
number of other locations in the lower Hudson
Valley including at Carnwath Farms. Roger
Murman did considerable research into possible
connections to the Underground Railroad at
Carnwath, but was unable to find any direct links
in historical news accounts. Considerable
written evidence exists that Southern Dutchess
County was a fervent hotbed of anti-slavery and
abolitionism. The high concentration of Quakers
in the county and frequent speaking visits to the
area from avid abolitionist like Harriet Beecher
Stowe, Henry B. Stanton, Lucretia Coffin Mott
and John Brown is a testament to local anti-
slavery sympathies. The poughkeepsie Eagle,
a local newspaper during the era, frequently
published anti-slavery editorials and reports on
the anti-slavery movement. It would be easy to
correlate these activities with a few sympathetic
but secretive aristocrats who used their estates
as part of the system of Underground Railroad
Stations.
Perhaps the most hopeful connection to the
Underground Railroad is the existence of a brick
lined tunnel adjacent the Carriage House. The
entrance to the tunnel is in the foundation of an
old structure, probably a framed barn, which was
once attached to the south fa9ade of the
Carriage House. The vertical shaft leads to a
horizontal one about 20-30' below the ground. A
camera inspection of the horizontal shaft should
A square concrete cover marks the entrance to a
brick tunnel at Carriage House.
be done to determine where the tunnel leads
and to determine if material evidence such a~
artifacts or wall inscriptions exist. Most
importantly, the tunnel might lead to the
discovery of a riverside entrance. Since the
Carriage House was built in 1873, the tunnel
would have to pre-date the Carriage House to
have been used as part of the Underground
Railroad.
The names of the original owners of the
Carnwath Farms provide additional connections
to abolitionists. The Barclay family has roots in
the Quaker movements and the abolitionist
Quaker preacher or the 18th century Robert
Barclay. Matilda Barclay married Francis Rives
and they purchased Carnwath Farms from her
father who owned it beginning in 1855.
Considerable genealogical research is needed
to create more solid abolitionist links to the
Barclays, Rives and the Willis family who
established Carnwath Farms in 1850.
(Summaries of Underground Railroad research
conducted by Fraser and Associates appear in
Appendix C.)
Mother of Good Counsel Novitiate
In 1925 the Brothers of the Order of Hermits of
Saint Augustine purchased Carnwath Farms and
established the Mother of Good Counsel
Novitiate. The name 'Mother of Good Counsel'
comes from 'a miraculous picture', as it is called
by the Catholic Encyclopedia, in the Augustinian
church in Genazzano, Italy. The Brothers are a
Roman Catholic order affiliated with the
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Augustinian Friars that established Villanova
University in Philadelphia, Pennsylvania. The
Augustinians were established in the middle
ages based on the rules of Saint Augustine.
The Catholic Encyclopedia reports that
Augustinians are noted for their teaching,
scientific study, missionary work and oriented
towards 'the cure of the soul'. The Encyclopedia
also reports that Johan Gregor Mendel the monk
who discovered the 'mendelian laws of heredity
and hybridization' was an Augustinian. Much of
the high profile missionary work of the
Augustinians is in the Philippines where the
monks are subjected to persecution, several
cases of which have received international
attention.
The Brothers built what is calted the
Administration Building as the first rectory and
chapel shortly after purchasing the property.
Many of the stone monoliths which formerly
housed Stations of the Cross and various
outdoor chapels and grottoes were constructed
across the campus. In the mid-1950's, in
response to a large number of new seminarians,
plans were developed in Philadelphia for the
Dormitory and Chapel which were completed in
1958 and 1960 respectively. The Dagit
Collection in the Athenaeum of Philadelphia
includes a copy of the original plans. In the
following years several site improvements were
made by the Brothers including basketball
courts, the pool and a softball field. Some minor
modifications to the Manor and Carriage House
were done to add restroom facilities and create
classrooms. During the last years of the
Novitiate, the Manor and Carriage House began
to decline beyond the ability of the Brothers to
maintain them in good repair.
Greystone Estate
Following a steep decline in the number of
seminarians during the late 70's, the Novitiate
was deconsecrated and sold to Greystone
House in 1984. Greystone House adapted the
facilities for use as housing for severely
handicapped adults. In 1988 Greystone House
commissioned Scenic Hudson to prepare a Land
Use Plan to investigate the feasibility of selling a
portion of the estate to a developer for the
construction of residences while retaining the
core buildings (Manor, Chapel, Dormitory,
Administration and Carriage House) for use by
Greystone House. Scenic Hudson delineated
24 acres that could yield 16 single family or 27
town homes. Fortunately, Greystone House
never went forward with their plans to sell the
acreage.
Also in 1988, Greystone House studied the
feasibility of making repairs to the rapidly
declining Carnwath Manor. The estimates
exceeded the financial resources of Greystone
House and the renovations were never
completed. In fact, the following year Mauri
Associates of Poughkeepsie were
commissioned to prepare a demolition plan for
the Carnwath Manor. Thankfully, this plan was
never executed by Greystone House.
The Return of Carnwath Farms
. In 1999, ten years after the proposed demolition
of the Carnwath Manor, the Town of Wappinger
purchased the entire 99 acre estate for public
recreation and arts. The symbolic dedication of
the project to the People of the Town of
Wappinger as Carnwath Farms during festivities
in June, 2003 established the project as a public
recreation and arts amenity. The preservation of
the site's significant open space was
permanently cemented in the adoption of a
Resolution by the Wappinger Town Board to
grant a Conservation Easement between the
Town of Wappinger and the Dutchess County
Land Conservancy. The conservation easement
CARNWATH
FARMS
TOWN OF WAPPINGER
11
MASTER PLAN
was developed to prevent use of a significant
and highly visible portion of the site for the
construction of residential or commercial
structures.
CARNWATH FARMS
TOWN OF WAPPINGER
12
MASTER PLAN
3.
Opportunities & Constraints
CARNWATH FARMS - TOWN OF WAPPINGER
13
MASTER PLAN
Opportunities and Constraints
The Carnwath Farms is situated on almost 100
acres of gentle to steep rolling hillside, which
primarily faces the Hudson River. A small
portion of the site actually faces east at the
northeast corner of the site. The site is almost
evenly divided between woodlands and open
meadows. There are no apparent water bodies
or streams on the property, however, a culvert
crosses beneath the railroad tracks at the river's
edge adjacent the property. There is no
evidence of wetlands on the site, the soils
appear to be well drained and there is no portion
of the site that is flat enough to permit
accumulation of surface moisture.
Important site constraints include the steep
rolling topography of the site; vehicular access
points; and access to the river shoreline. In
addition, the Town has delineated a
conservation easement on the property to limit
location of future buildings to the existing
building core area.
Aerial photograph illustrating the densely wooded
steep slope, train tracks and narrow shoreline along
the Hudson River frontage ofCarnwath Farms. The
existing parking lot at the front of the Manor is in the
lower right of the image.
CARNWATH
FARMS
OF
WAPPINGER
TOWN
14
MASTER PLAN
Figure 1: Opportunities and Constraints Map
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CARNWATH FARMS TOWN OF WAPPINGER
Opportunities and Constraints Map - Site Context
CARNWATH
FARMS
TOWN
OF
WAPPINGER
1'5
MASTER PLAN
Access Constraints
Site Utilities
The most formidable barrier at Carnwath is the
Metro North right-of-way that parallels the river
shoreline frontage of Carnwath Farms. The
construction of the tracks has left a steeply
sloped bank on the landside of the right-of-way
further complicating access.
Vehicular access points beyond the existing
main entrance on Wheeler Hill Road are limited.
The property is fronted by Wheeler Hill Road
along most of the northern property line. Access
along this frontage is limited to the crest of the
hill as the road is narrow (20' wide) and slopes
steeply in both directions.
No other road frontage exists adjacent to the
site, however, a narrow 8' right-of-way is exists
which connects the southeast corner of the
property to River Road. Unfortunately, the right-
of-way passes several quaint and historic
residential properties, probably excluding any
use other than as emergency access or as a
trail.
Utility rights-of-ways adjacent to the site offer an
alternative for secondary access. Preliminary
inquiries to the service companies have resulted
in a lukewarm response regarding use for
access, but the Town should continue to pursue
acquisition of rights-of-way, whether crossing or
paralleling the utility corridors.
Site Investigations
Site investigations were made by Fraser and
Associates and Einhorn Yaffe Prescott staff on
several occasions beginning in October 2002.
Town Highway Superintendent Graham Foster
arranged a four-wheel-drive tour of the property
allowing access to the gravel road through the
woodlands along the steep slope to the river,
turning east through the southern fields, then
north across the hilltop and highest elevation of
the site. Several building visits were made
including structural and utility investigations.
The maintenance and security personnel for the
Greystone Associates were interviewed
regarding utility reliability, service and available
performance information.
The Carnwath Farms is not presently served by
public sewer or water. Several wells supply
water for the existing facilities and an on-site
sanitary system treats wastewater.
Sewage Disposal System
The facility is currently serviced by an on-site
subsurface sewage disposal system located in
the open lower lawn between the carriage house
and dormitory building. Based upon existing site
mapping and correspondence this system was
constructed in 1989 after it was determined that
the site's original sewage system was
undersized and failing due to the excessive
flows. The current system components include a
grease trap, two (2) septic tanks (in series),
multiple sanitary manholes, a dosing chamber,
two (2) distribution boxes and a leachfield
comprised of twenty (20) rows of twenty-one
(21) flow gallies. This system, as approved by
the New York State Department of
Environmental Conservation and the Dutchess
County Department of Health, is designed with a
not-to-exceed flow of 10,500 gallons-per-day
(gpd). Any proposed improvements to the site
which would produce greater thatn 10,500 gpd
of effluent would require an increase in
treatment and expansion of the existing
leachfield. These modifications would also
require an approval and an updated permit from
the aforementioned agencies. Currently, this
system serves the dormitory, the administration
building and the Manor.
The Carnwath Leachfield.
CARNWATH
FARMS
TOWN OF WAPPINGER
16
MASTER PLAN
Water
Greystone is served by an on-site public water
supply system comprised of numerous wells,
well pits, a well house, valve pit, storage tanks
and underground distribution networks. Based
upon existing site mapping and correspondence,
it appears that water distribution is accomplished
through pumping and storage. There are a total
of six wells and only four of them are currently in
use. The existing wells which are in use pump
water through a network of supply piping
ultimately feeding two 10,000 gallon
underground storage tanks. This water supply,
prior to reaching the tanks, is run through a
series of strainers and is treated/disinfected with
chlorine in the well house and well pit. From the
storage tanks, the water supply is then fed
through a network of valves in the valve pit and
into distribution piping, conveyed to all the
buildings and site amenities served. Based on
conversations with maintenance personnel, the
pumping and control systems are in good
operating condition and it appears that the entire
system has been adequately designed to satisfy
the water requirements and demand of this
facility. Further investigation was conducted to
correlate the present system's capabilities with
future development scenarios.
The main well house and underground storage tank.
Storm Sewer System
The site is predominantly woodlands, meadow,
scrub brush and grasses and relies on a system
of ditches, swales and soil infiltration to help
control, convey and dissipate stormwater
surface runoff.
Runoff from impervious areas, such as
buildings, walks and roadways is conveyed
through a system of catch basins and storm
piping. This network has numerous discharge
points characterized by flared end sections
which direct all stormwater into open lawns or
woodlands where it either infiltrates into the
surrounding soils or concentrates into swales
and flows towards the Hudson River. Based on
visual investigations and conversations with
maintenance personnel, there do not appear to
be a specific problems with the handling of
stormwater runoff.
Fuel
There is a variety of underground and above
ground petroleum storage tanks throughout the
site. A 10,000 gallon underground fuel tank
which serves the dormitory building is located
within the parking area between this building
and the Manor. That tank will reportedly be
removed by the Town in the near future. There
are two 275 gallon above-ground fuel oil tanks in
the basement of the Administration building and
a 275 gallon above-ground diesel fuel tank
located behind the Carriage House. A 3,000
gallon partially buried fuel tank is in the
basement of the Mansion. This tank is no longer
in use and may contain some residual fuel oil
that will need to be properly removed. Two
above-ground propane tanks used specifically
for kitchen equipment are located in the
dormitory building. Although these tanks reveal
no apparent defects or leaks, it would be
recommended that they. be removed and
replaced with new double-walled monitored units
to preclude any future contamination. No
investigations were done to determine if any
underground storage tanks have leaked. If
leaks have occurred and are discovered during
the replacement, remediation will be required.
Electric
Based on existing correspondence, the facility
has a primary metering system. Central Hudson
Gas and Electric is the service provider and
retains ownership of the transformers. The
facility is responsible for maintenance of all lines
on customer owned poles. The Greystone
Associates maintenance staff indicated that the
CARNWATH
FARMS
OF WAPPINGER
TOWN
17
MASTER PLAN
utility company requested that upon new
ownership of the site, the primary metering
system would be phased out and a standard
secondary metering system would be placed. It
is not clear whether Central Hudson or the Town
would pay for this new metering service
installation. This new schedule would not
change the maintenance responsibilities of the
owner. However, if electric meters were to be
installed on all buildings, the facility would turn
over ownership of all on-site poles to Central
Hudson, which would then be responsible for all
associated maintenance.
CARNWATH
FARMS
OF WAPPINGER
TOWN
18
MASTER PLAN
The Entry Landscape at Carnwath Farms.
Landscape Elements
The site may be divided into a number of
landscape zones for analysis and planning
purposes:
Entry Landscape
Central Building Area
Central Wooded Landscape
Western Wooded Slope
Northern Meadow
Central Meadows
High Meadow and Grove
Eastern Meadow
Southern Recreation Area
Carriage House Area
Utility Field Area
These landscape zones and buildings are keyed
on the Opportunities and Constraints Map. The
following discussions briefly describe the
landscape zones, highlighting their features,
opportunities and constraints. The site's
buildings are described in the architectural
report in the Appendix.
Entry Landscape
The entry landscape encompasses the park-like
lawn with mature shade and coniferous trees
along both sides of the entry drive up to the
Manor House. It also contains a parking lot,
constructed in recent years, directly in front of
the Manor House. This lot is a modern intrusion
and discordant element in this setting, and its
removal is recommended.
This area best reflects the historic romantic
landscape characteristic of the Andrew Jackson
Downing style of the mid nineteenth century.
Restoration of this area represents a major
focus of the Carnwath Farms Master Plan.
Aerial Photo Showing the Central Building Area.
Central Building Area
This zone contains the main buildings of the
estate: Manor House, Chapel, Dormitory,
Administration Building, screened pavilion and
small Pump House. The landscape plants and
trees need care, including some removals and
thinning to let more light penetrate. The curbing
and retaining walls need repair and/or
replacement.
This area is important as the welcoming and
living landscape around the buildings, and as
such, restoration of gardens, and introduction of
site amenities and intimate landscapes are
important objectives.
Western Wooded Slope
This zone encompasses the dense woodland on
the estate's western end that slopes steeply
down to the railroad tracks and Hudson River. A
one-lane gravel road traverses to the top of this
slope from the entry drive southward to the
power line right-of-way bordering the site to the
south.
CARNWATH
FARMS
OF WAPPINGER
TOWN
19
MASTER PLAN
The land is steep, with the slope ranging from
25-65% and inaccessible to vehicles in an east-
west direction. However, hiking trails can be
constructed through these woods and down to
the railroad tracks. Unfortunately, access
across the tracks to the Hudson waterfront
would be expensive, given Metro North
ownership to the shoreline.
Central Wooded Landscape
This area encompasses the wooded slope at the
site's center, just east of the Central Building
Area and west of the open meadows that extend
eastward up the hillside. This zone is fairly
steeply sloped (20- 25%) and contains a small
parking lot (24. spaces) that is just uphill and
adjacent to the arrival circle in front of the
Manor. Due to its central location and wooded
cover, this zone lends itself to development of
well screened and convenient additional parking.
Central Wooded Landscape, the Existing Upper
Parking Lot is Visible Center Right.
Northern Meadow
The Northern Meadow is located on the hill
above and just east of the Entry Landscape near
the estate's entrance. It is moderately sloped
(14-18%). It looks down upon the Entry Drive
and also offers partial views across the river to
the west. Due to its proximity and visual
connection to the Entry Drive and Entry
Landscape, along with its prominent position,
this zone is well suited as open space.
Central Meadows
The Central Meadows, as their name implies,
occupy the central portion of the hill that rises to
the east above the Central Wooded Landscape.
Wooded hedgerows border and define these
meadows as large outdoor "rooms". The Central
Meadows are moderately sloped, (14-18%).
Being higher on the hill than the Northern
Meadow, this zone offers longer, more
panoramic views to the west and southwest.
The Central Meadows may be best suited for
agricultural uses. Situated near the Central
Building Core, this meadow is convenient to
parking and utilities making it an ideal location
for an outdoor venue.
~
The Central Meadows, a hedgerow in the mid ground,
the Central Building Core below, and the river in the
background.
High Meadow and Grove
The High Meadow occupies the highest
elevation on the estate - the hilltop and
immediately surrounding open fields in the
eastern reaches of the estate. The slope ranges
from flat at the hilltop to approximately 15% as
the terrain falls away to the east and west. This
area offers outstanding panoramic views of the
Hudson Valley in all directions.
Adjacent to the open meadow on the hilltop is a
wide hedgerow/wooded area. These hardwood
trees offer a sheltered outdoor room which, in
this particular location, has a strong and
peaceful feel, almost like a "sacred grove", in the
ancient Greek landscape tradition. It offers an
excellent opportunity to create a special,
meditative and intimate retreat at the estate's
pinnacle.
CARNWATH
FARMS
OF WAPPINGER
TOWN
20
MASTER PLAN
The View from the High Meadow and Grove
Eastern Meadow
This open area slopes away from the High
Meadow to the south and east. It is similar in
character, although it orients away from the
Hudson to the southeast. The lower portions of
the meadow are suited to agricultural uses.
The View from the Eastern Meadow Facing South.
Southern Recreation Area
This zone occupies the southern corner of the
estate. It is mostly flat, except for a sloping area
on its eastern portion. It has nice views to the
this section, detracting somewhat from the view.
This area contains an old softball field,
swimming pool, barbeque hearth, and basketball
court, all in bad repair.
This zone's topography and location lends itself
to winter recreation uses such as ice skating and
sledding, and the park-like setting on top of the
small hill and around the pool would make
attractive picnic areas. It is recommended that
the swimming pool, barbeque hearth, and
basketball court be removed, due to their
condition and incompatibility with the proposed
program themes for Carnwath Farms.
The Pool (left) and Basketball Courts (right).
CARNWATH FARMS
OF WAPPINGER
TOWN
21
MASTER PLAN
Carriage House Area
The Carriage House is located along the
driveway in the woods between the Central
Building Area and the Southern Recreation
Area. The Carriage House is currently used as
a garage and repair shop for equipment
associated with estate maintenance. Its
immediately surrounding landscape ranges from
utilitarian to overgrown in character. Included
also is an isolated viewing terrace assumed to
be part of the original Manor. It now contains a
roofed patio-like structure of more modern
design.
This small landscape zone should be developed
to support whatever uses the Carriage House
assumeS.
The Carriagehouse Area.
Utility Field Area
This zone is located down-hill and west of the
Central Building Area. The land is gently sloping
with both open field and wooded vegetative
cover. The area contains abandoned and
existing sanitary leachfields, with space for
additional fields if needed.
Some of this area could be improved into
gardens or park-like landscape, and/or portions
may be useful for overflow parking.
CARNWATH FARMS
OF WAPPINGER
TOWN
22
MASTER PLAN
Carnwath Manor is the Key Architectural Element at
Carnwath Farms.
Architectural Elements
Existing buildings and site architectural elements
include:
Carnwath Manor, an estate home
Carriage House
Chapel
Dormitory Building
Administration Building
Pump House
Miscellaneous Structures
Utilities
General Interior and Exterior Condition of
Buildings
Buildings exist in various states at present from
poor (the manor) to excellent (dormitories and
offices). Interiors in the manor, carriage house,
and pump house are in decline. Exteriors are
mostly intact except for roofing, wood exterior
trim and windows on the manor and carriage
house. While the chapel-dormitory complex is
obtrusive in scale and architecture compared to
the Carnwath Manor and Carriage House, the
complex is sited in a way that will make it
possible to diminish their impact on the look and
feel of the estate by retaining existing trees and
carefully designing landscaping.
Carnwath Manor
Carnwath Manor was constructed in 1850 as a
summer residence for New York City merchant
William Henry Willis. Built in theltalianate style,
it is a three story masonry bearing wall structure.
The first floor contained the living areas, with
bedrooms occupying the second and third floors.
A two-story open air porch wraps around the
west and south sides which overlooks the river.
Much of the building is in original condition, with
the renovations over the years being primarily
focused on providing bathrooms, kitchen and
laundry facilities as needed by the various
tenants.
Wood paneling in the Carnwath Manor.
The interior finishes of the living areas on the
first floor provide some excellent examples of
period craftsmanship. These include wood
paneling and railings in the corridors and stair,
CARNWATH
FARMS
OF WAPPINGER
TOWN
23
MASTER PLAN
faux plaster finishes in the parlor, ornate plaster
ceiling in the dining room, and wood floors
throughout.
The building has suffered a significant amount of
water damage to both the interior and exterior
over recent years. Damaged areas include
wood structure, flooring, plaster and other
finishes on the interior and rotted eave framing,
porch construction and trim on the exterior. A
failed roof system has been the major
contributor to this problem and the town had a
temporary roof installed in the fall of 2002.
Electrical and plumbing systems are in need of
replacement. The Town replaced the heating
system in an emergency repair during the week
prior to the Victorian Christmas held in the
Manor and Chapel in December 2003.
Carriage House and Barn
Built in the Second Empire style, the carriage
house was added to the site in 1873. It is a two
story structure sitting on the edge of a steep
slope. The first floor contains basically two large
rooms, where carriages would have been
parked, and the second floor contained a loft
space and caretakers quarters. The basement,
opening to grade on the west side of the building
contained the stable area. This basement area
has exposed brick walls and brick vaulted
ceilings and is one of the most impressive rooms
on the site.
Most of this building is original condition, having
been renovated over the years to create
classrooms and create storage space.
Water and moisture damage is evident on the
second floor where much of the plaster wall
finish has been destroyed. Some structural
damage to the roof framing exists at the second
floor loft area.
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The Carriagehouse.
Chapel
Built in 1960 as a worship space for the
brothers, the chapel is a two story masonry
building connecting the Manor and dormitory.
The main worship area on the firstfloor is a two
story space which has been virtually untouched
since construction. The basement level contains
boiler space as well a program room, which
opens to grade. The interior and exterior of the
building are generally in good condition. There
is some interior moisture damage in the worship
space, mostly at the window openings, As is
generally the case with seminary construction
the interior and exterior architecture is simple
and lacking any ornate details.
Brick Dormitory
The dormitory building was constructed in 1958
by the Brothers of the Orders of Hermits of Saint
Augustine and used as a seminary for 100
CARNWATH
FARMS
TOWN OF WAPPINGER
24
MASTER PLAN
brothers. It was renovated in 1984 by
Greystone House, Incorporated for use as an
intermediate care facility for 44 adults.
The building is of masonry and concrete
construction, and is in sound condition, though
dated. The exterior is a combination of brick
and stone panels between the windows,
presenting an institutional appearance. As is the
case with the Chapel the interior and exterior
architectural treatments lack ornate details and
are very simple.
The basement contains a large kitchen and
dining room, which opens to grade on the west
side. The upper three floors, originally all
bedrooms, now also contain kitchenettes, dining
rooms and lounge areas for the patients.
The Brick Dormitory Building is attached to the
Chapel (center-right).
Administration Building
The administration building was built in 1927 as
a convent. A two story structure, residential in
appearance, it originally contained bedrooms,
living, dining and kitchen facilities, as well as a
small chapel. It now functions primarily as office
space.
The Adminstration Building.
Brick Pump House
This small structure appears to have served
several different purposes over time. Built
without windows, it may have served as an
icehouse and for coal storage. Some of the floor
joists appear to be unsound.
The 'Pump House '.
Other Structures
Several small structures exist on the site,
including houses for utilities, a pavilion, and a
foundation which may have been part of a
greenhouse. None of these structures is historic
or architecturally significant.
CARNWATH
FARMS
OF WAPPINGER
TOWN
25
MASTER PLAN
4.
Market Analysis
CARNWATH FARMS
TOWN OF WAPPINGER
26
MASTER PLAN
Market Analysis
The Primary Market Area
The Primary Market Area (PMA) for this
assessment was considered to be Southern
Dutchess and Northern Putnam Counties
including but not limited to Hyde Park,
Poughkeepsie, the Town of Wappinger, Beacon,
Fishkill, and Cold Spring. The PMA was
established based on the site's locational
attributes, analysis of geographical boundaries,
neighboring communities, population trends,
proximity to major employment centers, road
improvements, mass transit and general
development patterns.
The PMA has positive population and income
demographic trends including steady growth in
population and disposable income. Dutchess
County (the "County") has a vibrant and growing
tourism and lodging market as evidenced by the
increases in number of overnight out-of-state
tourists, length of stay, tourism related
expenditures and lodging inventory. Cultural
development, as a part of the City of Beacon's
("Beacon") revitalization, may strengthen the
potential for cultural and heritage tourism in and
around the Carnwath Farms. Planned and
recently completed cultural development and
transit infrastructure projects in Dutchess County
including the $20 million Dia Arts Center in
Beacon, the $60 million Bard Center of
Performing Arts in Annandale-on-Hudson and
the Kaatsban Arts Center in Tivoli, and
improvements to the Beacon and Poughkeepsie
rail stations may further enhance the growth of
tourism market and developing arts and cultural
community in the region.
Ongoing development of cultural/historic
attractions and tourism infrastructure (i.e.
lodging and eating & drinking) in Beacon, and
potentially at Carnwath Farms, will help create
the hub of attractions needed to effectively
incorporate the immediate local areas of Beacon
and the Town of Wappinger into the Routes 9
and 9D tourism corridors between Cold Spring
and Hyde Park, and meet the needs of a strong
and growing regional tourism market.
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The Primary Market Areafor Carnwath Farms.
Economic and Demographic Trend Analysis
Using data provided by CACI Marketing
Systems ("CACI"), key economic and
demographic characteristics of the PMA were
assessed. The PMA, has experienced 'and is
anticipated to continue to experience steady
growth in population and disposable income.
Positive population and income demographic
trends include a higher population growth rate
than the State of New York ("New York"), and a
projected increase in median household income
of 6 percent between 2001 and 2006. Eating
and drinking expenditures per household for the
PMA were also higher than New York. The PMA
has experienced a 31 percent growth in eating &
drinking and related sales & purchases.
Tourism and Lodging Analysis
Using data provided by the Dutchess County
Tourism Promotion Agency, key tourism and
lodging characteristics were assessed.
Dutchess County continues to have' a strong
tourism market as evidenced by significant
growth in tourism spending and a growth in out-
of-state visitors focused in large part on cultural
and historic attractions. Tourist visitation to the
County increased by 14 percent over the last
four years. Tourist expenditures have increased
21 percent since 1997. Dutchess County has
CARNWATH
FARMS
OF
WAPPINGER
TOWN
27
MASTER PLAN
experienced a 92 percent growth in
recreation/entertainment expenditures.
Dutchess County continues to have a strong
lodging market as is evidenced by a 48 percent
increase in lodging expenditures and a 12
percent increase in the lodging inventory
between 1997 and 2001. The number of rooms
in Dutchess County continues to grow, however
not at the pace witnessed in 1998. The majority
of well established lodging facilities including
bed & breakfasts are concentrated in
Rhinebeck, Dover Plains, Millbrook and Pine
Plains. Beacon does not have any lodging
facilities suitable for leisure travelers.
Arts and Cultural Analysis
There is a growing demand for "arts space" (i.e.
live/work lofts and studios, performance,
exhibition, office) in the PMA. The demand for
arts space in Dutchess County is generated by
the 80 to 87 arts organizations in the
surrounding region that do not possess a
permanent performing space. Due to the high
cost of loft space in major metropolitan cities
such as New York City, and Boston, visual
artists are relocating to affordable spaces in
alternative locations that provide reasonable
access the art marketplace.
Increased cultural tourism activity combined with
the growth of cultural attractions and a
developing artist community in Dutchess County
may enhance demand for cultural programming
and corresponding infrastructure including
venues and artist housing.
Planned and recently completed cultural
development projects in the County include but
are not limited to the $20 million Dia Arts Center
in Beacon, the $60 million Bard Center of
Performing Arts in Annandale-on-Hudson and
the Kaatsban Arts Center in Tivoli the Frances
Lehman Loeb Art Center at Vassar College in
Poughkeepsie, the Barrett Arts Center.
The City of Beacon was recently awarded the
Hudson River 'Rivers and Estuary Center' to be
located on Dennings Point in Beacon. The
center is anticipated to generate $170 million in
construction investment and when completed
will employ 500 scientists, researchers, PhD's
and others. The Poughkeepsie Journal reported
that Governor Pataki conceived the Rivers and
Estuary Center and envisions it as a 'one-of-a-
kind research institute that can enhance
scientific understanding of the Hudson River,
educate the public and inform policy makers.'
CARNWATH
FARMS
OF WAPPINGER
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MASTER PLAN
Summary of Findings
Demographic Analysis
According to CACI Marketing Systems, a
demographic and statistical research company,
Southern Dutchess and Northern Putnam
Counties including but not limited to Hyde Park,
Poughkeepsie, Wappinger, Beacon, Fishkill, and
Cold Spring, (identified as the Primary Market
Area), have experienced and are anticipated to
continue to experience steady growth in
population and disposable income.
Positive population and income demographic
trends include a higher population growth rate
than New York State, and a projected increase
in median household income of 6 percent
between 2001 and 2006. Eating and drinking
expenditures per household for the PMA were
also higher than New York State. The PMA has
experienced a 31 percent growth in eating &
drinking and related sales & purchases.
Population Change in the PMA
The PMA has experienced population growth of
11.96 percent increasing from 283,980 people in
1990 to 317,952 people in 2001. During the
same period, New York State experienced a
lesser population growth increasing at 6.3
percent.
According to CACI, population growth in the
primary market area is anticipated to exceed
national population growth estimates of 0.5
percent annually, with an anticipated population
increase of 1.24 percent annually or 6.2 percent
between 2001 and 2006 or from 317,952 to
337,731 people. As seen in Exhibit 1 population
growth rate of the PMA is higher than the
projected growth rate of New York State (2.8
percent between 2001 and 2006).
Population in the PMA, according to CACI, is
becoming increasingly diverse. In 2001, the
PMA's population was 85.1 percent white, 8
percent African American, 2.4 percent Asian,
and 7.2 percent Hispanic and 4.5 percent other.
By 2006, it is projected that the white population
will decline to 83.6 percent of the total
population, while the African American, Asian,
Hispanic and other populations will increase to
8.5 percent, 2.6 percent, 8.9 percent and 5.3
percent, respectively.
14.00%
1O.00'}'o
IIIlPMA I
I . New York Slate'
Exhibit 1: Percentage Change in Population,
PMA, New York State (1990-2001,2001-2006)
Source: CAC] Marketing Systems
As show in Exhibit 2, the largest age cohorts in
Dutchess County in 2000 were the 35 to 44 year
old cohort (16%), 45 to 54 (15%) year old cohort
and 10 to 19 year old cohort (14%) (1).
TOWN
29
RJ 0 - 4
II 5 - 14
015 - 19
o 20 - 24
. 25 - 34
II 35 - 44
II 45 - 64
1D65-74
.75 - 84
As shown in Exhibit 3, between 1990 and 2001
the PMA experienced positive growth in the age
cohort of 75 and above; in the 45 - 64 age
cohort; in the 35 - 44 age cohort., A negative
growth was experienced in the 20 - 24 age
cohort, and in the 25 - 34 age cohort.
According to CACI, it is projected that the 45 -
64 age cohort will experience the greatest
growth of all age cohorts.
CARNWATH
FARMS
12.f)()%.
8.00% -
6.0m;,
4.00"10 -
2.00%
0.00"10
r"-"--~---'------'-"'~'-----
! II PMA , ) 1.96% , 6.22%
I.New Y~;;:S-':'-;;-- 6:'3oo/"'--i---2-:84~;'----
--- - ~----- - - - --~ .. -----,
6% 4%1% 7%
15%
23%".
7%
18% 13% \.6%
Exhibit 2: Age cohorts, PMA (2001)
Source: CAC] Marketing Systems
OF WAPPINGER
MASTER PLAN
J: [c~'~~~;<,:':;c:~{';~)ll!
~o.~~>3
Co
:s. 0.4 ,.14 ,15-1~20-24:2'-34J'-44,4'-64'6,-74'7,-84 85+
6.8 7.2 18,J 16,8 19.8
6.7 5.7 125 18,J 24,2
6,8 5.8 12 16.5 26.6
Age--Croups
Exhibit 3: Percentage Change in Age, PMA
(/990-200/ and 200/-2006)
Source: CACI Marketing Systems
Exhibit 4 shows that the median age in the PMA,
36.8 years, exceeds that of New York State,
36.2 years and is projected to increase by 2.5
percent to 37.7 years by 2006. The elderly
population across the nation and in the PMA has
experienced significant growth in recent years
particularly in the 45-64 age cohort. In 2001,
24.2 percent of the population in the PMA is in
the age group of 45-64. Continued strong growth
is expected in the PMA over the next five years,
in the 45-64 age cohort.
38
37.5
37
36.5
I
I
I
I
I
i IJ PMA, Median Ag~
I Ii
. I
I. New York State. I
Median Age
35
2001
2006
Exhibit 4: Median Age in PMA and the State of NY.
Source: CAC! Marketing Systems
Median Household Income and Household
Formation
Median Household incomes in thePMA are
rising. The median household income for the
PMA significantly exceeds that experienced in
New York State. According to CACI, in 2001 the
median household income in the PMA was
$58,030, which is higher than the median
household income of New York State ($43,742).
Median Hou<;ehold Income
~. N_\.,,\~. _~~_~_a!_~
Exhibit 5: Median Househo/d Income for the PMA
and the State of New York (200/ & 2006)
Source: CAC! Marketing Systems
From Exhibit 5 and Exhibit 6, population and
income trends between 2001 and 2006 include:
. There is significant growth in
households in the PMA. Between 1990 and
2001 the households with incomes above
$100,000 have grown by 177.85 percent,
households with incomes $75,000-$99,000 have
grown by 46.9 percent, households with
incomes $50,000-$74,999 have grown by 9.8
percent. Betweeen 2001 and 2006, households
with incomes above $100,000 are expected to
increse at 38.49 percent, households with
incomes $75,000-$99,000 are expected to
increase by a marginal 0.01 percent. The
households with incomes between $50,000-
$74,999 are expected to decline by 10.93
percent, households with incomes $35,000-
$49,999 are expected to decline by 3.71
percent.
10,000
60.000
50,000
'C
! 40,000
~
= 30.000
c
~ 20.000
g n,ooo
:z
! ~ ~~~:~ I ~~,~~: _ SS34~~~ Ss5~t:9- Ss';~~:~-! s KXl.OOO
11I-t990l 12.094 ' 9.997 - Il602 ~~6J-:;-r-2~~915! IL502 7.929 548.210
~OOJi8:S86--+---~~~17-i 17.152 i 27.J~-----r--M;~896--'---2io31--s5io.1o-
l~ 2006 i 9.996 9.95-1 _ _~~E:l._,__._._~i~:=-___2~~_~_~:!22_.___~1~-=-~_~~~~-~-~.~~~-~-_-~
Household lncome
Exhibit 6: PMA Househo/ds (1990, 200/ and 2006)
Source: CAC! Marketing Systems
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MASTER PLAN
. By 2006, the median household income
of the PMA is projected to increase by 6 percent
or by 1.2 percent per year to $61,504, which is
also higher than the projected median
household income level for New York State
($46,343).
Household Size
The average household size in the PMA and the
State of New York is projected to increase
between 2001 and 2006. In the State of New
York, average household size is projected to
increase from 2.61 to 2.63. In the PMA, average
household size is projected to increase from
2.71 to 2.72.
u:)(~%
0.50"10
0.00%
-0.50"10
-1.00"/.
-1.50%
-2.00"10
-2.50"10
-3.00"/.
IIIPMA I
III New York Slale I
1990-2001
-2.52%
-0.76%
2001-2006
0.37%
0.77%
------,
Exhibit 7: Percentage Change in Household Size,
PMA, New York State (1990-2001, 2001-2006)
Source: CAC! Marketing Systems
Retail Expenditures
According to Demographics Now, the PMA has
high retail spending potential. Total annual
household retail expenditures in the local market
area are $26,082 per household as of 2002. Of
this, $3,683 is spent on food away from home or
at restaurants, $613 on alcoholic beverages,
$3,248 on entertainment.
According to CACI, the retail expenditures per
household in 2001 in the PMA for all the
categories shown in the Exhibit 8 exceed the
expenditure for the respective categories for
New York State. In 2001, the spending on food
away from home for the PMA (2,977) was 20
percent higher than New York State (2,483);
entertainment in the PMA (1,830) was 28
percent higher than New York State (1,431);
alcoholic beverage expenses in the PMA were
20 percent higher than New York State.
Exhibit 8: 2001 Summary of Annual Retail
Expenditures per Household, PMA, NYS.
Source: CAC! Marketing Systems
Eating and Drinking - Meals at Restaurants
and Catering
There has been an increase in total food
spending from $92.21 million in 1997 to $121.16
million in 2001. This $29 million increase
correlates to 31% growth in food related sales
and purchases. The increase in food spending
by tourists was partly due to the increase in the
number of visitors and the addition of new
restaurants in the market.
The PMA has a variety of food options and
offers culinary experiences for every palate and
pocketbook. The restaurants in the PMA range
from low-priced national fast food and family
style chains to high-priced fine dining options.
The food chains in the PMA include,
McDonald's, KFC, Subway Sandwiches &
Salads, Pizza Hut, Wendy's and Domino's
Pizza.
Family style restaurants that offer casual dining
include Applebee's Neighborhood Grill and Bar,
and Antonella's. According to Michael Leonard,
President of The Dutchess County Restaurant
Association, The Quiet Man is representative of
a "Pub-Grub" trend in the market where pubs
offering finger food like chicken wings etc. are
becoming frequently visited places.
Ethnic Dining experiences are offered by
restaurants like Cherry Blossom, Carmine's, IL
Barilotto, EI Bracero. Gino's is popular for its
Italian cuisine. Restaurants like Hudson's Ribs &
Fish in Fishkill and Greenbaum & Gilhooley's in
Wappinger Falls and Brass Anchor in
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MASTER PLAN
Poughkeepsie have become popular
destinations for seafood, steaks and ribs. These
restaurants are examples of higher priced
restaurants with the average entree priced at
$15 to $25.
Fine dining establishments include Aroma
Osteria, Rex's Fine Dining, Le Chambord, Inn at
Osborne Hill, McKinney & Doyle Fine Foods
Cafe among others. The Culinary Institute in
Hyde Park has 4 restaurants and a bakery cafe.
The average entree price at these restaurants is
$18 to $30.
According the Dutchess County Restaurant
Association, the catering business in the PMA
appears to be healthy with operators including
Mills Mansion; Dutchess Manor Caterers,
Beacon; Incredible Caterers, Cold Spring;
Nutshell Bakers and Caterers, Fishkill; Hudson
Caterers, Fishkill; Chef's Table Caterers,
Poughkeepsie; Crystal Caterers At The Best,
Poughkeepsie.
Besides the venues like the Poughkeepsie
Grand Hotel, Poughkeepsie Tennis Club,
Casperkill Country Club etc. for weddings and
special events, there appears to be a demand
for historical properties as banquet facilities.
Montgomery Place Historic Estate in Annandale-
on-Hudson, Villa Borghese in Wappingers Falls,
Monteverde at Oldstone in Peekskill are popular
venues for special events. Catering facilities are
also offered by many restaurants like Gino's in
Poughkeepsie, Allyn's Restaurant & Cafe in
Milbrook, Mariner's Harbor Inn etc.
Education
Exhibit 9 shows that in the PMA, the level of
attainment of education is increasing. According
to DemographicsNow, between 1990 and 2002,
there has been an increase of 16.7 percent in
attainment of College-Associates Degree, 38.9
percent in the attainment of College-Bachelor's
Degree, 42.6 percent in the attainment of
College-Graduate Degree. The number of high
school graduates has also increased by 7.5
percent from 1990 to 2002. These numbers are
further expected to increase over the next five-
year period at a rate of 5.7 percent, 12.3
percent, 13.23 percent, and 0.6 percent.
I 70.00(1
I 6O.0011
I
I 5tJ.UOll
4tl.OOU
30,000
20.()(KI
I_ f)<)0 ~.117 27.7n ').660 JJ.377 51.2.11
I_ 2001 n.6G7 J~~jii.j~-'----2i.(j31-"""'----4o.~95' 59~145
lP~~_-~_-~-_~iiI_.6~f-_~_-=-~~~:_2~::~:~J~~J~.lI-=-~--= . 4.:;:ll:;---r -. 59.672
Exhibit 9: Educational Attainment
Source: CAel Marketing Systems
Colleges and universities in Dutchess County
include:
Bard College, a liberal arts college founded in
1860, 600-acre campus overlooking the Hudson
River. Has a Center for Curatorial Studies. The
museum presents exhibitions of contemporary
art. The Jerome Levy Economics Institute hosts
conferences and lectures on economic and
policy issues. The college also hosts musical
performances and summer programs.
The Culinary Institute of America offers
Bachelor and Associate degree programs for
careers in the culinary arts, baking and pastry
arts. Also offers continuing education programs
for food service professionals, all year.
The Dutchess Community College serves
over 25,000 local residents each year through
credit and credit-free classes and training for
business and industry featuring 52 academic
programs and cultural opportunities.
Marist College is a Liberal Arts college on the
Hudson River. Has 3800 undergraduate and 800
graduate students, and offers professional
training to business, government and nonprofit
organizations. Marist Art Gallery showcases
Hudson Valley artists. It also hosts musicals,
plays and lectures in the Nelly Goletti Theatre.
Vassar College is Liberal Arts, co-ed college
founded by brewer/philanthropist Matthew
Vassar in 1861. It has a beautiful 1000-acre
campus with 200 species of trees, two lakes,
outdoor amphitheater, ecological preserve, the
state-of-the-art Powerhouse Theater, and the
Frances Lehman Loeb Art Center.
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Employment
Exhibit 10 shows that, in 2001, the PMA's major
employment sectors included manufacturing
(15.4%), retail trade (20.0%), FIRE (5.29%),
services (35.85%) and government (8.4%).
25.00%
20.00%
15.00%
10.00%
5.00% .
0.00%
Services ! Government i
________.______,.___.. -- -- -~ ....._-_._~-----.I------.._---_.._-
~ Seriesl--'~~~3'}'~_2~,._~_~ ~~9'!'___,~~85'10 _~.__~O""'-_--"
Exhibit] 0: Major Employment Sectors, PMA
Source: CAC! Marketing Systems
Businesses and Taxable Sales
According to CACI, in 2001, the PMA had a total
of 10,401 businesses. The retail trade
accounted for 25 percent of the total businesses
in the PMA. The highest retail business in the
PMA was Eating & Drinking, which accounted
for 27.9 percent of the total retail businesses in
2001.
Retail ;rr&ae'
. ". .~~~!~?If~~_'!JIi..ir.....j,,(',...
NtJrrrer Percent
167 6.46%
45 1.74%
228 8.82<'10
282 10.90%
158 6.11%
277 10.71%
722 27.92<'/0
707 27.34%
2.586 100.00%
Rorre Irrprovetrel1t
Gereral "M:rchandi& Stores
Food Stores
Auto IXalers, Gas Stations, Auto AfietmJrl<.et
Apparel & A~ Stores
Furniture & Rorre Furnishing;
Eating & Drinking Places
Miscellareous Retail
Total Retail Trade Sales
Exhibit 11: Total Businesses in Retail Segments,
PMA, 2001
Source: CAC! Marketing Systems
Retail Trade
There are a total of 10,401 businesses in the
PMA with total taxable sales of $23 million. In
2001, the largest segments within retail trade
were auto dealers/gas stations (28.4%), food
stores (14.29%), miscellaneous retail (14.55%).
Eating and Drinking accounts for 8.17 percent of
the total retail trade sales.
RdailThlde Sak5
N.nrh:r Percent
T-bre lrrpuverrem 376,CfIS 11.00%
GrernI tvbdmvji& Stores 328,9(X) 9.62%
Food Stores 488,816 14.2<Jl1o
Auto llil1ers, Gas Statim;, Auto Aftenmket 971,372 28.40%
fwlrel &Accessay Stores 130,7iU 3.82%
funiture & T-bre Furnishing; 347,546 10.16%
Eating &Dinking Pla::es 279,300 8.l"i%
MscellarxrusRetaiI 497,711 14.55%
Tctal Retail Tm Sales 3,420,516 100.00%
Exhibit ]2: Tota/ Taxable Sales and Purchases in
Retail Segments, PMA, (2001 dollars, Thousands)
Source: CACl Marketing Systems
The fastest growing retail segments in the PMA
between September 1994 and August 1999
were furniture (45% increase), miscellaneous
retail ( 15% increase), eating and drinking
establishments (14% increase) and auto
dealers/gas stations (6% increase) (Exhibit 12).
Segments with decreasing taxable sales and
purchases over the same period were apparel
(27% decline), building material (3% decline),
and general merchandise (1% decline).
Services Trade
As shown in Exhibit 13, in 2001, the largest
segments within the PMA's services trade were
health services (29.7%), other services
(42.65%), motion pictures and amusement
services (10.42%), hotels and lodging (7.8%).
RdaiI';fnlde 5IDJ
Nurrh:r Percent
183,669 7.80'10
164,391 6.98%
245,292 10.42<'10
700,633 29.75%
8,851 0.38%
47,549 202<'10
1,004,316 4265%
2354,701 100%
llitels & Lodging
Autormtive Servioes
Mltion Pictures & Am1selrents
Health Servioes
legill Servioes
EdLx:ation lrntitutiom & Ubraries
arer Servioes
Total Servioes
Exhibit 13: Total Taxable Sales and Purchases
in Services Segments, PMA, 2001
Source: CAC! Marketing Systems
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MASTER PLAN
Dutchess County Tourism and Lodging
Analysis
Dutchess County continues to have a strong
tourism market as evidenced by significant
growth in tourism spending and the number of
overnight out-of-state visitors attracted by the
area's cultural and historic assets. Leisure travel
to Dutchess County increased by 14 percent
over the last four years and with it a 21 percent
increase in tourist expenditures since 1997.
Correspondingly, lodging room rates and
occupancy levels have responded in a positive
manner. Dutchess County has experienced a 92
percent increase in recreation and entertainment
expenditures.
Dutchess County continues to have a strong
lodging market. This is evidenced by a 48
percent increase in lodging expenditures and a
12 percent increase in the lodging inventory
between 1997 and 2001. The number of rooms
in Dutchess County continues to grow, however
not at the pace witnessed in 1998. A majority of
the well established lodging facilities including
the bed & breakfasts for overnight stays are
located in Rhinebeck, Dover Plains, Millbrook
and Pine Plains. Beacon does not have any
lodging facilities to suitable for leisure travelers.
Proposed improvements in infrastructure will
further enhance the tourism and lodging
potential of the PMA. Several projects have
been proposed or are complete including the
$20 million Dia Arts Center in Beacon, the $60
million Bard Center of Performing Arts in
Annandale-on-Hudson and Kaatsban Arts
Center in Tivoli.
Tourism Spending
The Dutchess County Tourism board reports
that Dutchess County total tourism spending
increased significantly from $334.65 million in
1997 to $406 million in 2001, a 21 % growth, or
$71.35 million increase in spending.
$500.00
$400.00
CL
.: $300.00
..,
=
~ $200.00
'" .
$]00.00
$0.00
Year
Exhibit I 4: Tota/ Tourism Spending, Dutchess
County (In Millions)
Source: Dutchess County Tourism Promotion Agency
Tourism Spending by Segments
Exhibit 15 below shows that, from 1997 to 2001,
the largest changes in the tourism industry in
Dutchess County were recreation/entertainment
(92%), followed by lodging (36%), transportation
(36%), and food (31%). However, shopping and
miscellaneous related travel expenditures
experienced a decline, 24% and 12%
respectively.
$]50.00
.. $]00.00
c
:;
E
"" S50.00
Vi
SO.OO
ill Aug.97 I $47.93 L S25.86 S92.2], SI20.]3 : S44.JO $4.42
I. Dec:O]: S70.74 S35.27' $121.16 i $90.94 ,S84.48 S3.87
Type .rPurchase
Exhibit I5: Growth in Tourism Segments, Dutchess
County (Millions)
Source: Dutchess County Tourism Promotion Agency
The exhibit shows a shift in people's attitude on
spending. According to Karen Woods, Director
of the Dutchess County Tourism Promotion
Agency, the shift went from retail shopping to
fine dining, which she credits in part to the
Tourism Promotion Agency marketing
campaign.
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MASTER PLAN
Tourism Expenditures by Season
The Dutchess County Tourism Promotion
Agency reports that tourism expenditures are
highest in the fall season as is indicated by an
increase from $104.03 million in 1997 to
$151.90 million in 2001. That is a 47.87%
increase in spending during the Fall
Season. This significant increase is due to the
area's scenic beauty with great fall foliage, apple
and pumpkin harvests, outdoor recreation,
wineries, craft fair, etc.
Winter and summer travel to Dutchess County
also experienced increases from 1997 to 2001.
While tourism expenditures during the winter
season increased 18% or $22.5 million from
$122.46 to $144.96, tourism expenditures during
the summer increased modestly by 1 % or $1.44
million from $108.16 million to $109.6 million.
S200.00
SI50.00
..
.
;;;
E
~
S50.00
$0.00
Fall
$104.03
$151.90
WiRter.-L_ Summer -J
$122.46 ~_~~j
$144.96 i S109.6O
Season
r~AUg-~997 ,
I_Dec-Q1 I
Exhibit 16: Tourism Expenditure by
(Millions) Source: Dutchess County
Promotion Agency
Season
Tourism
Visitor Origin and Purpose of Trip
According to the Dutchess County Tourism
Promotion Agency, out-of-state visitors
increased 27% from 44% in 1997 to 56% in
2001, while in-state visitors declined 21 % from
56% to 44% during the same period.
There is a steady pattern in leisure travel, and a
declining pattern in business travel to the
County; there is, however, an increase in visits
for meetings and conferences to Dutchess
County. This is indicated by a significant 200%
increase in attendance from 6% in 1997 to 18%
in 2001.
~
:
Ii
t
t.
III
Trip Purpose
Exhibit 17: Dutchess County- Trip Purpose
Source: Dutchess County Tourism Promotion Agency
While growth in the conference center business
suggests that the County is becoming a more
desirable getaway or retreat destination for
business travelers and corporate executives,
three hotels opened since 1998 in the PMA did
not built any conference center facilities due to a
perceived increase in competition from
Westchester County and Albany. For example,
the newly added Garden Hotel in Poughkeepsie
only offers a 30-person boardroom.
Tourism Employment
Based on the Dutchess County Department of
Tourism, full-time jobs related to tourism
increased significantly to 47% or 3,515 jobs from
7,556 to 11,071 jobs from 1997 to 2001.
Tourism related jobs account for 9 percent of the
jobs in Dutchess County.
Without the current levels of tourism
expenditures local resident taxes would have
increased by $186 per household to maintain
the government services at the current levels.
Government revenue generated by tourism at
the state level totals $51.2 million and at the
local level totals $18.5 million.
Tourism Infrastructure
Lodging: Dutchess County continues to
improve its tourism infrastructure relative to
surrounding counties. The increase in lodging
was a response to the increase in the number of
visitors which went from 3.1 million in 1997 to
3.6 million in 2001.
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MASTER PLAN
Lodging Facilities
The lodging market in the PMA has different
products to suit the purposes of different types
of travelers (personal, business and leisure).
Some of the leading lodging facilities available
for the business traveler include Courtyard by
Marriott, Fishkill/ Poughkeepsie, NY (152 rooms,
12 suites, 2 meeting rooms, indoor pool,
meeting/conference facility); Fishkill Residence
Inn by Marriott, Fishkill, NY (136 suites,
fireplace, outdoor pool, spa, meeting
/conference room); Hilton Garden Inn,
Poughkeepsie/ Fishkill, NY (111-rooms, 24-hour
business center with executive style boardroom
with seating capacity for 30, indoor pool);
Mainstay Suites, Fishkill, NY (mid-priced
extended stay hotel with 107 -rooms); Holiday
Inn Express, Poughkeepsie, NY (121-rooms,
conference/meeting facility); Poughkeepsie
Grand Hotel, Poughkeepsie, NY (175-rooms full
service hotel, conference/meeting facility).
A large segment of the leisure tourists to the
region are catered to by inns and bed &
breakfasts that have increasingly grown over the
last ten years. A representative list of such
facilities in the market includes:
Old Drovers Inn, Dover Plains, NY is ideally
located near cultural and educational sites,
vineyards, antiques and scenic views in the
Hudson Valley. This inn is now a member of the
exclusive Relais & Chateaux, and is a popular
destination for weekend gateways. Midweek
rates for two people per night vary from $150 to
$225. Weekend rates, which include dinner for
two is priced between $325 to $415.
Beekman Arms/Delamater Inn, Rhinebeck, NY
is located at the center of Rhinebeck on Route
9. The inn claims to be the oldest in continual
operation in America and has become a popular
inn in Dutchess County. The Beekman has 10
small buildings and is located in the center of the
Village of Rhinebeck. In a courtyard adjoining
the Delamater House is a private conference
center that provides a relaxed but professional
atmosphere for meetings. The inn is priced
between $105 and $160 and the motel is priced
between $95 to $125.
Troutbeck, Amenia, NY provides luxury
accommodations and multiple facilities including,
weddings, corporate conferences, and fine
dining. It is surrounded by major attractions in
the foothills of the Berkshires - Summer
Theater, antiques, historic homes, and beautiful
New England villages, as well as an 18-hole golf
course. Weekend rates range between $650 to
$1,050 a couple.
Inn at the Falls, Poughkeepsie, NY is a 36-
room inn facility with a view of Wappingers
Creek. The Inn at the Falls is particularly
attractive to the business traveler with its close
proximity to Dutchess County Airport and IBM.
Rates range from $140 to $175.
Inn at the Falls in Poughkeepsie.
The Mansakenning Carriage House,
Rhinebeck, NY is part of a 150-acre estate
whose walking trails can be enjoyed by the
guests. It is nestled in the hills of the Hudson
River Valley just minutes from Rhinebeck's
historic downtown district. Rates range from
$125 to $375.
The Mill at Bloomvale Falls, Millbrook, NY is
located on Route 82 at Route 13 in Salt Point.
This magnificent property sits on 24 acres of
land on which people canoe, fish, swim, and
hike and in winter cross-country ski. It has 4
bedrooms that overlook the waterfall. The rooms
are reasonably priced from $85 to $115 a night
with and without minimum stay depending on
the season.
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Venue Attendance Municipality/ Approximate Travel Time from Carnwath Farms
Town/City
Clermont State Historic Site 106,200 Clermont 59 Minutes
Frances Lehman Loeb Art Center 33,211 Poughkeepsie 17 Minutes
Franklin D. Roosevelt, Eleanor 128,220 Hyde Park 20 Minutes
Roosevelt National Historic Site,
library & Museum and Retreat
Hyde Park Historical Society 200 Hyde Park 25 Minutes
Museum
Locust Grove, The Samuel Morse 5000 Poughkeepsie 14 Minutes
Historic Site
Mills Mansion State Historic Site 28,977 Staatsburg 38 Minutes
Mount Gulian Historic Site 9,012 Beacon 12 Minutes
Museum of Rhinebeck History 100 Rhinebeck 50 Minutes
Old Rhinebeck Aerodrome X Rhinebeck 50 Minutes
Museum
Quaker Museum 600 Pawling 40 Minutes
Springside National Historic Site 250 Poughkeepsie 18 Minutes
Van Wyck Homestead Museum X Fishkill 13 Minutes
Vanderbilt Mansion National 85,569 Hyde Park 20 Minutes
Historic Site
The Peekskill Inn, Peekskill, NY is located at
the junction of Route 9 and Route 6. It has 53
rooms and 1 suite, has a panoramic view of the
Hudson River, Oliver's Restaurant, lounge,
outdoor pool, and banquet facilities. The rooms
are priced from $90 to $110 a night and the suite
at $160.
The Pig Hill Inn, Cold Spring, NY is located in
the heart of historic Cold Spring. It has nine
rooms, some with private bath, wood-burning
stoves and fireplaces. Weekend rates for a room
are $170 for a room with a private bath, $150 for
a room with a shared bath. Weekday rates are
$145 for a room w/private bath, $120 for a room
with a shared bath. Space is available for
conferences and private parties.
Major Attractions in Dutchess County
The Dutchess County Department of Tourism
tracks attendance figures for 18 of the top tourist
destinations in Dutchess County. Please refer to
Appendix C for a detailed description of the
major tourist attractions in Dutchess County.
Exhibit 22 above illustrates the most frequently
visited attractions in Dutchess County. On the
following page, Exhibit 23 provides a county
map which locates the major tourist attractions.
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Exhibit 22: Top Attractions in Dutchess County
Municipality/Venue Attendance (2001 Season).
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Exhibit 23:
Major Tourist Attractions in Dutchess County
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56 Clemont State Historic Site
57 Clinton Exhibit Center
58 Clinton House
60 Eleanor Roosevelt Historic Site
62 Francis Lehman Loeb Art Center
63 Franklin D. Roosevelt Library/ Museum
68 Hyde Park Historical Society Museum
74 Locust Grove, the Samuel Morse Historic Site
78 Mills Mansion State Historic Site
79 Montgomery Place
35 Madam Brett Homestead
37 Mount Beacon
45 Barrett House Art Center
46 Dia Center for the Arts
47 Howland Cultural Center
50 Bard College
51 Culinary Institute of America
52 Dutchess Community College
53 Marist College
54 Vassar College
80 Mount Gulian Historic Site
81 Museum of Rhine beck History
83 Old Rhinebeck Aerodrome
86 Quaker Museum
89 Springside National Historic Site
90 Stoney Kill Environmnetal Cente
91 Tallix Art Foundry
93 Van Wyck Homestead Museum
94 Vanderbilt Mansion
97 Wilderstein
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Proposed Lodging and Tourism Related
Developments
Given the increase in tourism in Dutchess
County and the lack of significant development
of major extended-stay attractions over the last
decade, it is expected that the recent and
planned development of additional attractions
will stimulate the need for additional lodging
particularly in or near Beacon on waterfront
locations.
In Beacon, the Poughkeepsie-based
environmental group Scenic Hudson Inc. is
planning to develop 23 acres on 3 parcels. The
developer plans to build a $30 million hotel,
conference center and restaurant complex on
part of a 23-acre site that did not exist as land
before the 19th century. Development can cover
about nine acres; 14 acres will be parkland. The
hotel will have about 90 rooms, with a possible
second phase. About 170,000 square feet of
space will be built, mostly two-story on stilts to
create parking and protection against flooding.
Beacon Terminals Associates, L.P., Beacon's
largest landowner, a real estate investment and
redevelopment company, and local developers
plan to develop a destination theme restaurant
with bed and breakfast rooms. It is called The
Round House, and will be located at the site of a
semi-circular brick building, footed in the Fishkill
Creek, Beacon, with spectacular views of a
waterfall and the Mattewan Dam.
A spa facility offering a wide range of traditional
and alternative wellness and health care options
is planned in the Craig House, an 1859 gothic
revival estate home on 64 acres, in Beacon
along with a variety of senior retirement and
assisted living housing, and possibly an inn and
catering facility.
An effort has been underway since 1996 to
restore the Mt. Beacon Incline Railway by a local
grass roots organization. This one time unique
experience brought thousands of visitors to
Beacon to ride the steepest incline railway in the
world.
Metro North is planning to make improvements
to the Beacon Station ($9 million) and
Poughkeepsie station ($4 million). The Beacon
station is proposed as a combined visitor's
center with approaches to the planned Hudson
River Estuary Trail, Beacon Landing and Dia.
In Poughkeepsie, a Newburgh based developer
has been selected to develop 18 waterfront
acres with a mix of commercial, retail, and
recreation uses.
Arts and Cultural Organizations Analysis
There is a growing demand for arts space in the
PMA. The demand for Arts Space in Dutchess
County is generated by the 80 to 87 arts
organizations in the Dutchess County region that
do not possess a permanent performing space.
Due to extremely high cost of artist space in the
major metropolitan cities such as New York City,
and Boston, artists are looking for alternative
locations with convenient access to the art
marketplace.
An emerging arts community will attract the
attention of artists who would like to be close to
other artists and major arts centers and
organizations such as the DIA Arts Center in
Beacon and the Bard Performing Arts Center.
Increased tourism activity in the region and the
developing artist community in Beacon also
strengthen the demand for arts and cultural
space and related infrastructure.
The existing and planned infrastructure to cater
to the growing arts and cultural community in
Dutchess County include the Dia Arts Center,
Bard Performing Arts Center, Barrett Arts
Center, Howland Cultural Center and the
Frances Lehman Loeb Art Center (Appendix C).
The supply of live-work space in the region
tends to be located in Poughkeepsie, Beacon
and Rhinebeck. In Poughkeepsie and Beacon,
the supply of space tends to be studio space or
renovated commercial space. In Poughkeepsie,
a work space costs between $75 to $500 a
month. In Beacon, on Main Street an 800 square
foot (SF) space costs $12 per SF or $800 a
month for a three-year lease term.
Demand Assessment
According to the Dutchess County Arts Council,
out of the 160 to 175 arts organizations
registered, at least half or about 80 to 87 of the
total do not possess a permanent performing
space. These 80 to 87 groups tend to rent space
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on a project-by-project basis which is not cost
effective.
Working artists priced out of New York City and
other traditional, urban art colonies by sharply
rising prices and a low inventory of space are.
seeking affordable space in other cities or
boroughs.
For example, in Peekskill, NY, there is a new
development of live-work space for artists. In
Bridgeport, CT, there will be 52-units of live-work
space in a formerly vacant department store.
The Metropolitan Transit Authority's plan to
expand the Metro North train to Beacon and
renovate the Poughkeepsie station will enhance
regional access to the major urban markets.
A Minneapolis-based organization called
Artspace Projects, which develops and manages
live-work space for individual artists and groups,
investigated the possibility of acquiring sites in
Bridgeport, Connecticut and Poughkeepsie, New
York. In a survey, fifty percent of potential users
were New York City zip codes.
Supply Assessment
The arts space in Poughkeepsie tends to be a
typical studio or a renovated commercial space.
A typical renovated commercial space would be
the Schwartz building on Main Street, which is
going under renovation currently. Ego Riverview,
the landlord estimates that the 6,000 SF space
would be rented out for $8 per SF and there is a
growing interest from a number of arts
organizations that wish to share the space in the
following way: 2000 SF would be set aside for
exhibits on the ground floor, and the rest would
serve as office, and workshops. This demand for
that type of space indicates the desire for arts
organizations to consolidate their efforts and
share space whenever suitable.
Poughkeepsie
The following table shows the cost and types of
space available for different types of artists:
Space Type
High-End/Full
Scale
per $500 per Month
Low-End/Small
Studio
$75-$250
Month
$200
$50 per Hour
Studio Space.
Theatre
Dance Studio
Space
Exhibit 24: Size and Cost a/Space in Poughkeepsie
$2000 (Bardavon)
Theater performing studios range from $200 for
small performances to $2,000 at Bardavon, one
of the oldest continuously operating theatres in
the state and in the nation.
Dance studio spaces are typically in the
neighborhood of $50 per hour.
Beacon
The following table shows certain available
commercial spaces that would be suitable for
artist space in Beacon.
Location Size Rent Annual Listing Term
(SF) per Rent Date
Month PSF
Main 800 $800 $12.00 September, 3
Street 2002 years
Main 1,200 $1,000 $10.00 September, 3
Street 2002 years
Main 350 $500 $17.14 August, 3
Street 2002 years
Exhibit 25: Sizes and Rental Rates in Beacon
Source: Sam's Realty
In Beacon, the supply of studio space tends to
be a renovated commercial space on Main
Street.
An 800 SF studio which would be suitable for a
small dance class or individual artist would be
about $12 per SF or $800 a month with a three
year lease term.
A 1,200 SF studio space on Main Street which
would be suitable for a dance or performing arts
group would be about $10 per SF or $1,000 a
month based on a three year lease term.
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New and Proposed Arts and Culture Related
Developments
Given the growth of art and culture in Dutchess
County, development of major cultural centers
and artist space in the county are proposed or
near completion. It is expected that the
development of these cultural centers will
increase the potential of the region as a hub of
arts and culture.
The Dia Center for the Arts.
The Dia Center for the Arts, the innovative
contemporary arts institution based in Beacon
opened in May 2003 as the largest
contemporary art museum in the Northeast. Dia
is expected to attract 60,000 visitors a year to
Beacon. The International Paper Company
donated the 292,000 SF factory off Walcott
Avenue and 26 surrounding acres to Dia. The
cost for restoration is $20 million dollars. State
~nd r~gional government support for the project
IS estimated at $2.8 million. The $20 million
museum, an hour's drive from Manhattan, will
feature works by artists like Richard Serra Dan
Flavin, Joseph Beuys and Donald Judd a~d will
include 160,000 SF of gallery space.' That is
roughly four times the exhibition space of the
Whitney Museum of American Art and a little
less than twice the exhibition space now in the
Museum of Modern Art, which is about to
undergo an expansion. Preliminary studies
conducted on behalf of Dia indicate that the new
?enter will generate nearly $1.7 million annually
In revenue, and create 23 jobs.
Among the projects that are following the Dia
Center of Arts is the Beacon Art Society, a
15~,000-square-foot complex of six buildings is
bemg transformed into well disguised storage
spaces, including a 20,000-square-foot
exhibition area. On site will be a registrar, an art
handler, a conservator and a restorer. William S.
Ehrlich, a New York-based real estate developer
an~ contemporary art collector, is developing the
proJect. Another project along Main Street in
Beacon, is the Beacon Project Space, which
serves as an exhibition and office space. Mr.
Ehrlich also plans to transform the former Dibble
Opera House into a nonprofit space for
contemporary dance, music, theater and media
arts.
Beacon Terminals Associates, L.P., plans to
renovate abandoned industrial buildings in the
p~rs~it ~f art, commerce and affordable living.
Hlghllghtmg their plans are a 600-seat theater
studios for individual artists, a small art museu~
and an inn, all to be located at a former hat and
textile factory on the Fishkill Creek. Adjacent to
the property crossing the creek is one of the two
remaining bow bridges in the United States
which were built during the Civil War and the
Scenic Hudson Madam Brett Trail.
The former High School in Beacon was sold to
the Beacon Terminal Associates for $4.25
Million and will become the Decorative Arts and
Design Institute. The building is expected to be
fully operational in three years. The museum will
display decorative art collections that include
furniture, quilts and other items for sale and use.
Along with the decorative arts, there will also be
educational courses for students and adults
employment opportunities and the possibility of
internships.
In Annandale-on-Hudson, New York, the Bard
College Performing Arts Center opened in April
2003, positioning the Hudson Valley as one of
the nation's leading cultural centers. Befitting its
role as an internationally distinguished
performance site and the home of Bard's
academic programs in theater and dance, the
Richard B. Fisher Center for Performing Arts, is
a landmark designed by architect Frank O.
Gehry.
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Beacon as of spring 2002 has a new state of the
art high school complete with computer labs, a
performing arts center and community rooms.
The school features an array of educational
advances for students, including a television and
music recording studio, a six-lane swimming
pool, a complete fitness center, computer
access in numerous classrooms and an art
gallery. Some of the facilities will be open to the
community.
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5.
Statement of Objectives
Statement of Objectives
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In response to the Advisory Committee's input
this Statement of Objectives was compiled to
begin to correlate the Town's and Committee's
ideas about the use of the site with its physical
and economic characteristics. Presented below
are several alternate scenarios for the
development of the site suggested after the
evaluation of advantages and disadvantages.
That evaluation process pointed to a tentative
array of uses for consideration as part of the
Carnwath Farms Master Plan. This Statement
of Objectives is only the beginning of the
planning process in which possibilities are
identified, tested and reduced to those of the
actual Master Plan. These scenarios could be
central themes for the development, but are
more likely pieces of a multi-use development
that balances the strong public desire to keep
the Carnwath Farms open for public enjoyment
with the Town's desire to make the project
financially self-sustaining. This Statement of
Objectives is driven by a number of
considerations:
. the opportunities and constraints of
the existing site and structures,
including historical factors,
. local and regional public policy
objectives,
. prioritized concepts for use,
. input from an interested public,
. regional market study,
. sustainability.
Potential Program Elements
The following program ideas represent potential
uses of the site and buildings. Grouped by
categories, they include:
Arts Center
Historical Center
Environmental/Agricultural Center
Performance Facilities
Lodging and Dining Facilities
Community Recreational and Gathering
Facilities
Community Crafts Market
Regional Trail System Links
Parking Lots and Roads
Hudson River Access
Arts Center
The Regional Market Study reports of
considerable art-related activities in Dutchess
County. The Carnwath Farms has the potential
to help meet the growing demand for art
facilities.
An Arts Center could provide an integrated
facility for education, performance, and
exhibition, which encompasses graphic,
sculptural, dramatic, and musical arts. The
Dormitory building could provide space for
studios, classrooms, and student residence.
The Carriage House could be modified for
studio, rehearsal and performance uses. The
Chapel would be a wonderful art gallery. The
site itself provides a natural and panoramic
landscape to inspire painting, sculpture and
dance, as well as space for an outdoor
performance amphitheater and sculpture
gardens.
The Central Meadows, a Potential Amphitheater?
Creation and management of such an arts
center could be accomplished in association
with anyone or several of the arts organizations
in the Hudson Valley or New York City.
Historical Center
The Carnwath Farms is part of an historic
landscape tradition, as discussed in Chapter 2 of
this Master Plan. An important object of this
project is to preserve and restore the site and
structures in keeping with their historical styles,
as befits the estate's inclusion in the Wheeler
Hill Historic District. In addition to historically
authentic restoration, Carnwath Farms could
also provide interpretive displays, exhibits, tours,
etc. to more fully inform the public of site and
regional landscape and architectural history.
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MASTER PLAN
Links with local historical groups could foster the
development and management of such a center.
Manor house, chapel and landscape would
serve as both historical subject matter and
venues for interpretive exhibit.
Environmental/Agricultural Center
The topography of Carnwath Farms is varied
from gently to steeply rolling hillside and
vegetation includes open agricultural land,
mixed deciduous woodland, and open park-like
landscape. These resources provide the
opportunity and setting for an environmental
education program with agriculture as a major
component. Such a program could link the
objectives of environmental conservation with
promotion of small scale community-based
agriculture by featuring a working organic farm.
Such a farm could include orchards, grazing
animals, row crops, woodland management, and
ornamental gardens. The Center could attract
young people with resident internships in
sustainable land management and organic
farming and marketing. Related activities could
include summer day camp opportunities for area
children and a weekly farmer's market.
The Hudson Valley has numerous
environmental organizations and a growing
number of people involved with organic
farming/community supported agriculture. Links
to these people could provide the expertise for
such development and management of a center.
Carnwath Farms facilities that would support
such a center include the existing open fields,
Carriage House and Dormitories. If the Carriage
House were used exclusively for another
function, a new barn like structure would be
needed.
A second major component includes both nature
and landscape interpretation. Trails through the
dense woods and along hedgerows could
contain interpretive signs highlighting flora,
fauna, and habitat. The restored romantic
landscape could become an arboretum with
interpretive signs for the many varied species of
ornamental plants.
This use would likely be highly desirable in
terms of its' visual impact on the Hudson River
Valley Greenway, but may not be contributory to
creating a self-sustaining development.
The Carriage House Interior.
Performance Facilities
As noted, an arts center might need
performance venues for resident artists and
outside performers. Regular concerts would
provide an attraction for the public, as well as
generating income.
An ideal spot for a large, natural amphitheater is
located in a portion of the Central Meadow just
east of the Manor. Parking could be developed
in the Central Wooded Area along with snack
bar and dining patio.
Smaller indoor performance opportunities exist
in the Carriage House, Chapel and Carnwath
Manor. A small temporary stage for dance or
drama could be used in the Carriage House that
would provide an intimate and rustic setting.
Adaptive Re-use of Buildings
Recognizing that none of the existing buildings
will be re-used for the purpose they were
originally constructed to accommodate, adaptive
re-use was explored during the public
workshops and in later meetings with the
Advisory Committee.
The Market Study chapter reported on
considerable growth in the tourist industry,
anchored by significant new arts-related
development in Beacon and nationally important
historical and cultural attractions in the region.
Overnight stays and the lodging facilities to
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MASTER PLAN
support them have been growing steadily, and
the prospects are for increasing demand.
Carnwath Farms is well situated for
development of lodging and dining facilities on
the site.
Several alternative re-use concepts were
discussed, especially in relation to new uses for
the Manor, Carriage House and Dormitory.
Conceptual floor plans and site plans for each of
these alternative development concepts were
prepared and appear at the end of Chapter 6.
Concept One
Concept one is directly based on the community
input received at the February 2002 charette
and focuses on supporting the arts.
The overall concept includes the conversion of
Carnwath Manor into a bed and breakfast, the
renovation of the Dormitory for artist sleeping
accommodations, the Chapel converted to a
gallery and multi use space, and the Carriage
House renovated as a mix of artist studios. It
was at this early stage that the idea of
connecting the first floor of the mansion, the
Chapel and outdoor gardens originated.
Guests were seen moving between these
various spaces for events such as conferences,
weddings, receptions, cocktail parties, exhibits,
recitals etc., and the flow between these spaces
was maintained as further concepts were
developed.
In the Manor, the bed and breakfast included up
to 10 guest rooms on the two upper floors along
with kitchen, dining and office facilities on the
first floor. A small addition created space for a
catering kitchen to facilitate receptions and other
events as mentioned above.
The Chapel was maintained for a gallery and
multi use space, and the basement level space
designated for community use.
The Dormitory was perceived primarily as short
term accommodation for artists (artists-in-
residence) working in the Wappinger area or at
Carnwath Farms. Four room options for the
three floors were developed, ranging from a 119
square foot "hostel" type room with common
toilet rooms to a 238 square foot "hotel room"
with private bath room, dressing area and
refrigerator. A common living space with
kitchenette is provided on each floor. The
existing basement level kitchen was retained, as
was the dining room to serve the guest rooms
above.
It was at this time the concept sketch for the
renovated exterior was developed (see below
and figure 4 at the end of this Chapter 6). A new
skin was proposed for the north east corner of
the building to visually connect the dormitory
building with Carnwath Manor. Wood and glass
pick up details from the mansion exterior and
create spacious, light filled rooms on the interior.
.,.,
<.
1
The Carriage House was to be utilized for
studios and workshops. The voluminous spaces
provided ideal settings for sculpture and
painting. Depending on the interior finishes of
the spaces, dance and music were also
considered. The basement level space was
considered as a small concession space for
seasonal rentals such as skis and bicycles, or as
a special exhibit space.
Concept Two
The second concept responds to local market
conditions and the desire to create a self
sustaining project from an economic standpoint.
Under this development concept, a conference
center with two lodging facilities comprised of
the Manor, Chapel and Dormitory was created.
Under this development concept, one entity
would occupy and run all the facilities.
Carnwath Manor would remain as a smaller
lodging facility with up to 8 rooms. The
Dormitory building would be expanded to
contain up to 30 guest rooms on the upper two
floors, meeting rooms, fitness center and
restaurant on the lower two floors.
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MASTER PLAN
The Chapel sanctuary was to serve as a large
meeting room for the facility. All three buildings
were to be interconnected so that the various
spaces could act together and support each
other.
The Carriage House would again be used for art
studio/ workshop spaces on the upper floors,
while the first floor spaces would be renovated
as small indoor venues to serve the various
events that could occur on the site. This
included creation of a small cafe, perhaps
displaying period carriages and a larger multi
use space. The basement level space was
again to be used for seasonal rentals as
described in Concept One.
Concept Three
This concept was developed in response to the
prohibitive projected costs to convert the
dormitory into a dedicated lodging facility.
Under this concept, Carnwath Manor remained
as a bed and breakfast. The Chapel was to be
used as a gallery and multi function space, all as
described in concept one. The Dormitory
building was to be demolished, and terraced
gardens created in its footprint. The Carriage
House was to be converted into a destination
restaurant with indoor seating for up to 80
patrons and additional outdoor terrace and patio
seating, in season.
Concept Four (Preferred Concept)
The preferred concept, was determined during
the development of ideas in the public
workshops and through subsequent meetings
with the Advisory Committee. This concept has
the underlying desire to keep the majority of
Carnwath Farms for public use, recreation and
enjoyment of the arts. The Carriage House is
the only exception, developed as a destination
restaurant, while the remaining structures are all
retained for public use.
The Carriage House could easily be adaptively
rehabilitated to create a high-class 'Tavern-on-
the-Green' style restaurant. The site around the
building would provide for extensive outdoor
dining terrace space and the potential to provide
open views of the river valley from these
terraces would make for a very attractive dining
experience. The basement space would lend
itself to an intimate European pub atmosphere.
Upper stories could be overflow dining space
and offices for the restaurateur.
The preferred concept forms the basis for
Chapter 7, Development Concepts. More
detailed descriptions, details and probable costs
are presented there.
Other Building Use Concepts Discussed
Alternatively, an independently owned and
operated restaurant could be located on the site.
During the public workshop the possibly of
locating such a new structure overlooking the
entry drive in the Northern Meadow was
discussed. The site would be leased and the
structure would be designed in accordance with
strict architectural standards so that the
structure and site plan would conform to the
historical setting and style of the estate. The
restaurant would help draw people to Carnwath
Farms, and rent and royalties would help
support Carnwath Farms activities.
Site Related Functions
Community Recreational and Gathering
Facilities
Active recreation facilities like ball fields, tennis
courts, swimming pool, etc. are not a priority for
the estate nor are these activities compatible
with Carnwath Farms' art, historical, and
environmental focus. However, other recreation
activities are in keeping with the site and
program. These include: hiking, bicycling,
picnicking, landscape viewing, cross country
skiing, ice skating, sledding and tobogganing,
i.e., more "passive" activities.
The Carnwath Farms site offers ample
opportunity. Internal trails for bicycles, hiking,
nature walks, and cross country skiing can be
built and linked to the evolving regional and
Hudson Valley Greenway Trail System. The
sloping hills offer sledding and toboggan runs;
the old softball field offers a location for ice
skating; and the expansive lawns and romantic
landscape are perfect for picnicking, bird
watching, or just being outdoors on beautiful
day. Carriage rides, horse riding events, and
CARNWATH
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outdoor expositions and fairs could all be
accommodated.
A winter activity center containing ski, skate and
sled rentals, along with snack bar, could be
located in part of the Carriage House, or in a
new structure closer to an ice skating field at the
south end.
The Dormitory kitchen facilities and cafeteria,
along with an adjacent outdoor lawn courtyard,
offer a location for members of the public to
stage a celebration or meeting, or a wedding in
conjunction with the Chapel.
Community Crafts Market
In keeping with an art and public access
oriented program, a regular open air arts and
crafts market during the warm season could be
a popular attraction. It could be set up in
tandem with a farmer's market and present a
very lively community scene. These events
could be organized in a variety of ways, either
utilizing the level baseball field area, utilizing the
main access road as a pedestrian spine, or
utilizing the upper meadows of the site.
Level Area around the Softball Field Could Serve
Several Community Functions.
Regional Trail System Links
The Hudson River Greenway Trail System
initiative was begun a number of years ago. The
objective is to create a continuous trail along the
Hudson from Manhattan to Waterford. The
Carnwath Farms, with its location along the
Hudson and its inclusion in the Wheeler Hill
Historic District, is well situated to provide one
link in this evolving chain of local and regional
trails.
The Carnwath Farms program can include an
internal system of hiking, biking, and cross
country ski trails, along with peripheral links to
the Wappinger Greenway Trail System to the
north and the hamlet of Chelsea to the south.
Some of this peripheral system will require
resolution of difficult landowner and easement
issues.
Parking Lots and Roads
Development of Carnwath Farms along the lines
envisioned will require considerable additional
parking. Location of such lots will be determined
during design phases, but the objective should
be to blend them into existing topography and
woodlands to minimize their intrusive impact on
the site. Towards this end, the Central Wooded
Landscape zone offers an appropriate siting
opportunity.
The Central Wooded Landscape could be carefully
improved for parking and access.
Opening up more of the estate as described,
along with constructing additional parking lots,
will require improvement and expansion of the
internal roadways. Some sections, particularly
around the Manor House, will need to be
widened to accommodate two-way traffic. In
addition, improvement of the existing one-lane
gravel road through the Western Wooded Slope
into a paved roadway, would create an internal
vehicular loop that would facilitate access
around the estate.
CARNWATH
FARMS
TOWN OF WAPPINGER
49
MASTER PLAN
Public offerings at the estate such as
performances, festivals, etc. will require large
amounts of parking. Because such parking will
be needed only occasionally and, if built on the
estate, would be discordant with its basic
pastoral setting, remote parking should be
considered. Under this scenario, the Town of
Wappinger would contract with owners of large
parking lots for occasional use and provide jitney
service between those lots and the estate. This
arrangement would have the added advantage
of keeping potentially large traffic volumes off
the local roads in the Wheeler Hill Historic
District.
Estate Maintenance
Currently, equipment is stored and repair is
done in the Carriage House. Other potential
program uses for this building will require
relocation of these utilitarian functions. It may
be necessary to construct one or more new
structures to house these competing uses if they
all are incorporated into the Carnwath Farms
program. An effort should be made to locate a
local historic structure that may otherwise be
demolished and move it to the Carnwath Farms
site for use as a utility and maintenance
structure.
Hudson River Access
Having direct access to the Hudson River would
make the estate accessible to the large number
of pleasure boats using the waterway Spring
through Fall. However, direct access from the
river to the estate would have to overcome a
number of obstacles. Since no land exists west
of the Metro North right-of-way, a pier would be
needed. A handicap-accessible, grade-
separated crossing (bridge) would be needed to
cross the rail right-of-way. A handicap-
accessible system of trails would be needed to
ascend and descend the 20Q feet in elevation
change between the river and the Central
Building Area. A lengthy process would be
needed in order to receive pertinent permits
from the Army Corps of Engineers and NYS
Department of Environmental Conservation
(pier) and Metro North (bridge). On the other
hand, docking could be considered at remote
locations such as Chelsea or Wappinger Falls,
with jitney service between there and the estate.
Advisory Committee Review
The Statement of Objectives was presented to
the Advisory Committee and discussed at a
meeting in Town Hall on January 28, 2003.
During that meeting, the agenda for the charette
was finalized and plans for a public dedication
event to be held at Carnwath Farms.
CARNWATH
FARMS
TOWN OF WAPPINGER
50
MASTER PLAN
6.
Public Design Workshop
CARNWATH FARMS - TOWN OF WAPPINGER
51'
MASTER PLAN
Public Design Workshop
Officials with the Town, notably Supervisor
Ruggiero and the Town Councilmen had a
strong desire to involve the public in the
development of the project. To provide public
opportunities beyond the Advisory Committee, a
Public Design Charette or workshop was held at
the Chapel at Carnwath Farms in February
2003. The day-long 'design charette' provided
an opportunity for the public to work along-side
Town officials and the consultant team to
develop site and architectural concepts for the
Carnwath Farms Master Plan.
Workshop Planning
A January meeting with the Advisory Committee
provided a preview of the charette process that
would be used during the workshop. During the
meeting a preliminary agenda for the workshop
was presented as well as a Statement Of
Objectives which summarized an array of goals
for the Carnwath Farms Master Plan, as
interpreted by the consultant team. The
Advisory Committee was invited to comment on
the Statement of Objectives and make
suggestions for the structure of the charette as
well as how to organize break-out groups.
The Charette
The public design workshops were held in
concurrent morning and afternoon sessions on
Saturday, February 8, 2003. Promptly at 8:00
AM, Supervisor Joseph Ruggiero kicked off the
morning session with a welcome and
introductions. After a brief orientation
presentation which included a review of the
charette process, a description of the materials
to be used and a review of the Statement of
Objectives, the attendees broke into three
discussion groups. Each group was required to
develop overall concepts for the development of
Carnwath Farms, elect a spokesperson, then
present their ideas to the other groups for
comment.
Morning Session
Several interesting ideas surfaced from the
discussions during the morning session. In
general all three groups proposed that the
development be multi-functional, capable of
multiple uses and open to the greatest extent
possible to the general public. The concepts
presented included support for strong links to
the Hudson River, and celebration of local and
site history. One group suggested that the
development be coordinated with similar
projects nearby such as Montgomery Place.
The groups sought to provide lots of outdoor
multi-purpose and performance space. More
than one plan showed an amphitheater and
festival/fairground. All of the groups proposed a
private lease agreement for development and
use of an existing building or a new facility, most
commonly a restaurant, hospitality use or bed
and breakfast.
Specific recommendations for the buildings
included using the Dormitory as a retreat house,
artist-in-residence facility or as a dormitory
annex for a local college. Several uses were
proposed for the Chapel including an art gallery
for Hudson River School Paintings, a lecture
hall, a small performance venue, and studio
space. The Manor was most commonly
conceptualized as a bed and breakfast and
banquet facility.
During the afternoon session three different
groups were formed to focus on more specific
topics: a site development group, an
architectural development group and a policy
development group. While the site and
architectural groups mainly refined some of the
concepts that were discussed in the morning
session the policy group broke considerable new
ground.
Among the discussions of the policy group was
an underlying desire for the Town to be able to
maintain control of the development of the site
through the establishment of a not-for-profit
CARNWATH
FARMS
OF WAPPINGER
TOWN
52
MASTER PLAN
group. A management structure for the not-for-
profit was proposed which included a
professional executive director, a board of
directors appointed by the Town, a committee
structure and the participation of the Town in
some financial support of the operation.
Other discussions included whether to hire an
on-site caretaker for the site to maintain and
provide security.
Finally the policy group began to conceive of
potential special events including a V.I.P.
reception to publicly dedicate Carnwath Farms
and solicit financial and political support.
Suggestions for the event included a wine and
cheese reception, guided site tours and a public
dedication ceremony attended by state, regional
and local dignitaries and potential financial
contributors. Two potential timeframes were
discussed including a late spring reception and a
summer celebration on Fourth of July weekend.
Preliminary Conceptual Development Plans
Following the public design workshops, the
consultant team prepared site and architectural
concept plans based on the workshop
proceedings. These plans are presented on the
following pages.
A number of the concepts presented on these
preliminary plans were determined to be not
feasible in the development of the final master
plan. They are presented here as a record of
how the final concepts evolved.
CARNWATH
FARMS
TOWN OF WAPPINGER
53
MASTER PLAN
Figure 2: Central Core Preliminary Concept
Plan
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CARNWATH FARMS
TOWN OF WAPPINGER
54
MASTER PLAN
Figure 3: Overall Site Concept Plan
GREYSTONE ESTATE - TOWN OF WAPPINGER
Conceptual Site Plan - Example
CARNWATH FARMS
TOWN OF WAPPINGER
55
MASTER PLAN
Figure 4: Dormitory Retrofit Sketch
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CARNWATH FARMS
TOWN OF WAPPINGER
56'
MASTER PLAN
Figure 6: Concept One - Charette
Response
CARNWATH FARMS
TOWN OF WAPPINGER
57
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CARNWATH FARMS
TOWN OF WAPPINGER
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MASTER PLAN
7.
Development Concepts
CARNWATH FARMS - TOWN OF WAPPINGER
78
MASTER PLAN
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Development Concepts
The most important fundamental question
impacting development concepts for the site was
how to strike the balance between public and
private use. Greater private use in the form of
leased sites or buildings by private developers
promised more lucrative financial returns for the
Town and shorter development timeframe.
More public use would take longer, require a
larger financial commitment by the Town but
would guarantee greater access and control
over the site for the public.
The Preliminary Concept Plans for the Central
Core and Overall Site (Figures 2 and 3) were
developed to show a maximized private use of
the site utilizing the Manor, Chapel and
Dormitory for an Inn complex. A follow-up
market analysis of this idea with a consideration
of development costs and financial returns to the
Town revealed that the Dormitory would be too
costly to renovate. The logical alternative to
renovation of the Dormitory would be its removal
and replacement by a new structure. That
would make more financial sense, but was not a
solution that was palatable to the Town or
Advisory Committee.
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The Town and Advisory Committee desired to
maximize the public use of the site, and provide
more flexible use of the Manor, Chapel and
Dormitory for arts-related and public purposes.
The consensus opinion was that the monetary
returns on investments in the property were not
as important as maintaining public access. The
T own and Advisory Committee were further
resigned to a longer timeframe for development
of the site utilizing a historic preservation and
public arts theme as the central elements of
development.
The resulting Master Plan concept for the site
and buildings grew from the public's support for
a mix of private and public uses that would keep
the Carnwath Farms public. The final scenario
was determined in consultation with the Advisory
Committee and is consistent with the ideas
generated in the public design workshop and
Statement of Objectives. The critical concepts
that form the basis for the final master plan are:
. Preserve and enhance the existing
Romantic Landscape, especially from
the main entrance on Wheeler Hill Road
to the front of the Carnwath Manor.
. Maintain public use as the predominant
use by providing open meadows, trails,
river access and public comfort.
CARNWATH
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MASTER PLAN
. Provide a range of venues on the site
for performances, fine arts, community
events and special events.
. Interpret and celebrate all of the historic
legacies of the site including pre-
development, romantic landscape
residential, religious institution, health-
related institution and public open
space.
. Utilize the existing buildings primarily for
public arts-related purposes except for
the Carriage House (restaurant) and
Administration Building (offices).
. Preserve the overall character of the site
by concealing utility structures, parking,
access and service area; removing
existing incompatible site and
architectural elements; screening
incompatible site and architectural
elements that cannot be removed; and
reopening blocked vistas of the river
valley.
. Upgrade water and sewer utilities as
required for future site and architectural
development.
. Create a system of trails on the site that
link important site, architectural
elements, romantic landscape elements,
vehicular circulation, access points.
Provide interpretive information and
viewing opportunities as part of the trails
system.
. Develop an access point on the Hudson
River capable of docking large tour
boats and providing a variety of access
opportunities such as fishing, viewing or
private boating.
Concepts for Architectural Elements
While the romantic landscape at Carnwath
Farms has been preserved over one and one-
half centuries, so has the unique architecture of
the romantic era expressed in the original
manor, the addition made to the Manor and the
Carriage House architecture. The Manor and
Carriage House are listed as contributing
structures in the Wheeler Hill National Historic
District. These two buildings along with the
romantic landscape on the site are the critical
elements from an historic preservation
perspective. They are also protected as such by
their inclusion in the historic district.
Unfortunately, the maintenance required in order
to keep the Manor and Carriage House in good
repair have been beyond the means of the most
recent owners and they have most recently been
in a proliferating state of decline. The other
structures on the site do not contribute to the
Wheeler Hill Historic District, but contribute to
the history and use of the site.
The proposed plan envisions the buildings on
the site as multi use, not only to bring and
support activities that may occur on the site, but
also serve other art oriented organizations that
may need administration type spaces. The
mansion, chapel and dormitory buildings are
well suited to a multi function facility due to the
variety of spaces that can be provided and the
ability of the buildings to function as one facility.
This is most evident on the first floor of the
facility where the buildings are connected and
activities can flow between the buildings.
During the analysis of development scenarios,
the consultant team proposed the demolition of
the Dormitory. The reasoning was that the
renovation costs exceeded the market value of
the building, making the renovation a 'bad'
investment. The analysis that led to this
scenario was based upon renovations of the
Dormitory for a hotel and conference center.
Given the strong desire for reduced privatization
of the site during development, other uses of the
building requiring less extensive and perhaps
less expensive development were suggested.
The Town and Advisory Committee were
strongly opposed to demolition of the Dormitory,
leading to its' retention in the final development
scenario. Critical concepts related to the use
and treatments of architectural elements at
Carnwath Farms include:
. New structures should be architecturally
compatible with the existing structures
and romantic architectural styles. Non-
compatible structures should be located
and screened the same as utility
structures, access and parking.
CARNWATH
FARMS
TOWN OF WAPPINGER
80
MASTER PLAN
. Stabilize critical structural and shell
areas of the Manor and Carriage House
as soon as possible.
. Rehabilitate the Chapel for public use as
soon as possible with a few low cost
renovations.
. Renovate the Administration Building as
leaseable office space as soon as
possible.
. Provide a flexible set of renovations for
the Dormitory that can allow for use as
artist-in-residence housing, offices,
dormitories, or studio space.
. Attract a developer to lease and
renovate the Carriage House as a high
quality 'Tavern-on-the-Green' style
restaurant.
. Renovate the Manor for administration,
art display, and meeting space.
. Renovate the Ice House as a small
visitor orientation structure with
equipment storage space below.
Management and Operations
Early during the planning process, Town
representatives visited the Pruyn House in the
Town of Colonie to see a similar project in
operation first hand. The structure of the
'Friends of Pruyn House' and the relationship it
has with the Town of Colonie for management,
operation and maintenance of the site provides
an adaptable template for a similar structure at
Carnwath Farms. The future management
organization utilizing a 'Friends-of-Carnwath'
structure for Carnwath Farms was discussed in
detail during the design workshop.
Under this Plan, the Town will establish a public
benefit corporation, an entity that would allow
them to lease out various components of the
estate to a not-for-profit arts program and other
third parties. Under each of these lease
agreements, the Town will have provisions that
allow them to retake control of the respective
facilities if specific use and occupancy criteria
are not met. The organizational structure IS
discussed in detail at the end of this chapter.
Concepts for Site Elements
The main development themes for the site were
to maintain the romantic landscape character of
the site; to preserve and enhance the overall
character of the site; provide a wide range of
venues; and provide for public use with trails
and river shoreline access. The site
development must also respond to the
architectural and functional programs for the
project. Although the site elements required
some adjustment during concept development
most of the site concepts developed during the
charette were incorporated in the Final Master
Plan. The building core is most sensitive to
changes in the alternative scenarios and that
portion of the site occupies only a fraction of the
site's 99 acres. The site elements presented
below are organized similarly to previous
chapters with some expansions and additions.
Each area is presented with a graphic view of
the appropriate part of the Master Plan Drawing
and a statement of probable construction cost.
CARNWATH FARMS
OF WAPPINGER
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81
MASTER PLAN
Entrance Landscape
The approach road and entrance landscape are
critical elements towards creating a continued
impression of entrance into a special place.
Preservation and restoration of Romantic
Landscape elements will be critical towards that
goal, however, as an entrance this area must
also provide direction and information about
Carnwath Farms. The majority of work required
at the entrance will be to restore deterioration in
the stone walls, columns and pavements. Plant
materials should be carefully pruned to restore
intentional views and to impart a maintained and
manicured appearance along the entry drive.
Removal of the existing lower parking lot will
eliminate a major detraction from the Romantic
Landscape and re-establish a prominent and
residential appearance to front of the Manor.
New elements to be introduced include new
entrance signage and an entrance feature. The
entrance feature might be designed as a
gatehouse, rustic gazebo or pavilion. The
grottos that line the western edge of the
entrance drive should be removed in the interest
of a purely romantic experience along the drive.
Alternatively, they could be retained and used as
markers with historical or arts-related
information. Additional new landscape plants
should be used to replace overgrown and
incompatible plants. New plants should be used
to screen views from the entrance drive of other
site and architectural elements that could
potentially detract from the entrance experience.
Care should be taken to de-emphasize or
rusticate utility structures such as catch basin
grates along the entrance drive. A careful
removal of low brush and pruning lower
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Key Plan: Entrance Landscape
Careful pruning of existing trees and compositions new plants will make a significant and cost effective impact.
CARNWATH
FARMS
OF WAPPINGER
TOWN
82
MASTER PLAN
branches of trees could open up views of the
Hudson River from the first few hundred feet of
the entrance drive.
The proposed budget for the work on the
entrance drive includes removal of the 'grottos',
resurfacing the pavement, signage, and an
entrance feature as detailed below.
Probable Entrance Drive Construction
Costs
Remove Grottos 9 @ 300- $ 2,700
Remove Parking 15,000 SF@ 1- $ 15,000
Lot Pavement
Lawns 45,000 SF@.10 $ 4,500
Asphalt Top 33,000 SF @ .50 $ 16,500
Plantings 100 shrubs @ 50- $ 8,000
/10 trees @300-
Signs LS $ 5,000
Entrance Feature LS $ 25,000
Erosion Control 1AC @ 2,000- $ 2,000
Sub Total $ 78,700
Contingency $ 19,700
25%
Design, Legal, $ 19,700
Etc. 25%
Total $118,000
CARNWATH
FARMS
WAPPINGER
TOWN
83
OF
MASTER PLAN
Upper Parking Lot and Road
The desired uses for Carnwath Farms will
require an extensive network of new roads and
parking. The design challenge is to respond to
that demand with parking that is convenient to
the main areas of interest, while situating the
parking facilities in an unobtrusive fashion and
treating them to reduce their impact on the
Romantic Landscape. This was accomplished
by locating the new access roads in the central
woodlands and by creating perpendicular
parking off of the access drives. The parking
should be interrupted to permit the retention of
important trees where practical. In areas where
it will be highly visible, parking should be
screened with carefully composed plantings.
Other parking (not included in the budget below)
is situated in a large lot at the southern property
line paralleling the utility lines. A third smaller
parking area (not included in the budget below)
is convenient to the Carriage House and Future
Arts Village.
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Key Plan: Upper Parking and Access
Probable Costs for the Upper Parking Lot
and Access Road
Clear Grub 2.5 Ac @ 7,000- $ 17,500
Strip Topsoil 2,000 CY @ 4- $ 8,000
Rough Grade 7,000 CY @ 3- $ 21,000
Pavements 54,000 SF @ 2.50 $135,000
Plantings 20 trees @ 400- $ 8,000
Lawns 50,000 SF @ .10 $ 5,000
Erosion Control 2.5 AC @ 2,000- $ 5,000
Sub Total $199,500
Contingency $ 50,000
25%
Design, Legal, Etc. $ 50,000
25%
Total $299,500
CARNWATH
FARMS
OF WAPPINGER
TOWN
84
MASTER PLAN
South Access Drive, Parking and Barn
~
This area includes the access drive beginning
behind the Administration building, continuing
south and terminating in a parking area at the
southern property line. The access drive will be
well screened by the existing woodlands from
view behind the Administration Building and
Carriage House. The parking lot at the terminus
of this drive will be partly paved with asphalt and
partly unpaved utilizing grass pavers or stone.
The unpaved portion of the parking is located on
Central Hudson Gas and Electric property is
intended to be overflow and special event
parking demands. While the utility company has
agreed to permit parking a formal agreement
would need to be reached to permit the use of
that land.
South Drive, Parking, and Barn
Probable Construction Budget
Clear/Grub
0.5 AC @ 7,000-
$ 3,500
Strip Topsoil
3,300 CY @ 4-
$ 13,200
Rough Grade
4,000 CY @ 3-
$ 12,000
Pavements
26,000 SF @ 2.50
$ 65,000
Gravel Parking
1,780 CT @ 20-
$ 35,600
Plantings
30 trees @ 400-
$ 12,000
Lawns
41,000 SF @ .10
$ 4,100
Erosion Control
4 AC @ 2,000-
$ 8,000
Barn (40 x 60 x 2 firs) 4,800 @ 90-
$ 432,000
Sub Total
$ 585,400
Contingency @ 25%
$ 146,000
Design, Legal, Etc.
25%
$ 146,000
Total
$ 877 ,400
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CARNWATH
FARMS
OF WAPPINGER
TOW N
85
MASTER PLAN
Exit Road
This gravel road will traverse from the parking lot
that terminates the South Drive (previous page)
in a northerly direction along the eastern
property line eventually connecting to Wheeler
Hill Road at its high point. The road is intended
to be used for emergency vehicles, for access to
agricultural areas, as a part of the inner trail
system, for carriage rides and to provide an
emergency exit for large scale events. The
route is located so that it tucks behind the high
ridge line of the meadows of the site. A gate
and bollards should be installed at Wheeler Hill
Road for access control.
Probable Exit Road Construction Costs
Strip Topsoil 1,500 CY@4- $ 6,000
Rough Grade 5,000 CY @ 3- $ 15,000
Gravel Road 16' 3,000 CY @ 24- $ 72,000
w.
Lawns 40,000 SF @ .10 $ 4,000
Erosion Control 2 AC @ 2,000- $ 4,000
Signage/Gate LS $ 1,000
Sub Total $ 102,000
Contingency $ 26,000
25%
Design, Legal, $ 26,000
Etc. 25%
Total $ 154,000
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CARNWATH FARMS
OF WAPPINGER
TOWN
86
MASTER PLAN
Amphitheater
The amphitheater complex will provide for a
wide range of outdoor performances and events.
Situated in a naturally 'bowl-shaped' and
moderately sloped central meadow adjacent the
main building complex, the amphitheater site
structures will be screened from views of the site
on the river. As the seating ascends the slope,
incredible panoramic views of the Hudson River
Valley north and south will provide a unique
ambiance to the venue. The main structures will
include a band shell, formal seating area formed
with permanent seating terraces, and a snack
bar concession shelter with restrooms. The
remainders of the sloped meadow, up-slope
form the formal amphitheater seating, will be
retained in its natural state and used for 'lawn
seating similar to the Saratoga Performing Arts
Center in Saratoga Springs, New York and
Tanglewood in Lenox Massachusetts. An
unpaved access drive will provide truck access
between the upper parking lot and road and the
band shell. An open dining patio will be
constructed at the concession shelter.
Landscape plantings will be used to screen
utility areas, and enhance the performance area.
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Key Plan: Amphitheater Site
Amphitheater Probable Construction Costs
Stage/Bandshell 800 SF @ 60- $ 48,000
Formal Seating 750 Seats @ 67- $ 50,000
Lawn Seating 40,000 SF @ .30 $ 12,000
Snack Bar with Utils 500 SF @ 270- $135,000
for Public Restrooms
Patios & Walkways 2,500 SF @ 10- $ 25,000
(Pavers)
Plantings 20 trees @ 400- $ 13,200
50 shrubs (ci) 75-
Access Road 1,800 SF @ 2.50 $ 4,500
Clear and Grub .2 AC@ 7,000- $ 1 ,400
Lawns 25,000 SF @ .10 $ 2,500
Erosion Control 3.5 AC @ 2,000- $ 7,000
Sub Total $298,000
Contingency $ 74,500
25%
Design, Legal, Etc. $ 74,500
25%
Total $447,000
CARNWATH
FARMS
OF WAPPINGER
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87
MASTER PLAN
Toboggan Run
A long meadowed hill near Wheeler Hill Road
provides a perfect site for a toboggan run. A
minimal financial investment will be required to
establish the toboggan run. With its location
near the entrance the winter activities on this hill
will clearly identify the Carnwath Farms site as a
four season public recreation area.
.
Probable Toboggan Run Construction Costs
Clear Grub .25 AC @ 7,000- $ 1,750
Grading (Bottom) 1,000 CY @ 3- $ 3,000
Lawns 10,000 SF @ .10 $ 1,000
Erosion Control 5 AC @ 2,000- $ 1,000
Sub Total $ 6,800
Contingency $ 1,700
25%
Design, Legal, Etc. $ 1,700
25%
Total $ 10,200
Key Plan: Upper Parking and Access
CARNWATH
FARMS
OF WAPPINGER
TOWN
88
MASTER PLAN
West Access Road and Trails
A future access drive is proposed to make a
connection from the main entrance drive to the
South Drive at the Carriage House. Much of the
this future access drive will utilize the existing
gravel access drive on the western slope. An
extensive trail system is proposed for the site,
much of which will be on the western slope.
These trails will provide interpretive
opportunities during all months, but could be
used as cross-country ski trails during the winter
months. A hierarchy of trails should be
developed based on anticipated use and
potential impacts on the natural environment.
Trails will range from narrow bark chip covered
naturalistic paths to more formal stone dust and
asphalt surfaced paths. The trail system should
provide for cross connections to the Town's
Greenway Trail System and a future river
access.
Probable West Access Road & Trails Costs
Clear & Grub 0.75 AC @ 7,000-
$ 5,000
$ 3,000
$ 8,000
$ 102,000
Rough Grade 1000 CY @ 3-
Box Out 2000 CY @ 4-
Pavements 40,800 SF @ 2.50
Other Trails
Clear Grub 1 AC @ 7,000- $ 7,000
Stone Dust 24,000 SF @ 1- $ 24,000
Erosion 1.5 AC @ 2,000- $ 3,000
Control
Sub Total $ 152,000
Contingency $ 38,000
25%
Design, $ 38,000
Legal, Etc.
?!i%
Total $ 228,000
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Key Plan: West Access Road and Trails
CARNWATH
FARMS
OF WAPPINGER
TOWN
89
MASTER PLAN
River Access
A vital element towards creating a multi-modal
access system at Carnwath F arms is a
connection to the river shoreline. This
connection will be difficult to accomplished and
costly with significant regulatory and physical
obstacles, however the benefits of making this
connection will be significant. Access to the
river be gained for the public and other visitors
to Carnwath Farms for passive recreation and
fishing, but more importantly, this access will
provide a direct connection to Carnwath for
watercraft. The opportunities for attracting river
traffic to Carnwath will be limitless and provide a
stronger justification to interweave Carnwath
Farms with larger events tied to the Hudson
River. The components of the structure will
include a bridge over the railroad tracks, a
system of ramps and stairs to descend to the
riverside, a timber pier capable of docking large
boats, and floating docks.
.
Key Plan: Upper Parking and Access
Probable River Access Construction Cost
Bridge
LS
$ 1,200,000
Dock or Piers
2,400 SF @ 75-
$ 180,000
Erosion Control LS
$
2,000
Sub Total
$ 1,382,000
Contingency
25%
$ 345,000
$ 345,000
Design, Legal,
Etc. 25%
Total
$ 2,072,000
CARNWATH
FARMS
OF WAPPINGER
TOWN
90
MASTER PLAN
Central Building Area
Building Improvements
The main complex of buildings including the
Carnwath Manor, the Chapel and the Dormitory
form the Central Building Area. The most
significant investment to be made in the project
will be made on those three buildings. The
Carnwath Manor will become the central
architectural element for Carnwath Farms and
required significant investment to stabilize and
restore the fayade and interior. The Dormitory
will also require a significant investment to
upgrade the utilities, refit exterior finishes and
retrofit the interior for uses other than dormitory.
The Chapel renovations will be the least costly
to complete and will provide an immediate
benefit as a space for community functions at
Carnwath Farms.
Several site and landscape projects are
proposed to provide vehicular access, provide
pedestrian access, provide screening, adapt the
site for its new uses and provide needed
functions, and to complement the architecture.
Among the improvements proposed are a series
of linked plazas, patios and gardens. A kitchen
garden is proposed adjacent the chapel.
Several utility improvements will be required for
electrical, water and sanitary services. Those
improvements will also serve the needs of
Carriage House and Arts Village projects but are
included in the construction budget here.
Improvements for each building are divided into
two categories, shell improvements and tenant
improvements. Building shell improvements are
repairs and improvements that are required
regardless of the type of function that may
occupy the buildings. This category includes
such things as roof replacements, window repair
and replacement, major components for heating,
electrical and plumbing systems.
The second category is tenant improvements
which include work required to make the space
function for the specific tenant. In the case of
the destination restaurant proposed for the
carriage house, the creation of the kitchen would
fall into this category. Tenant improvements
would include such things as kitchen equipment,
floor and wall finishes, specific heating and
ventilation requirements, etc.
The list of work items identifies the general types
of work to be included in category, and is
considered general in nature. It is not should
not be interpreted as a complete or exhaustive
list of work required to rehabilitate these
structures.
.
Key Plan: Central Building Area
CARNWATH
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OF WAPPINGER
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91
MASTER PLAN
Chapel
The main level of the chapel is well suited for
gallery or exhibition space, lecture, meeting or
other large group functions. Connections to the
first floor of the dormitory building and mansion
provide necessary support space for receptions
and similar events. The space is also proposed
to have direct access to the garden located
between three buildings. A large basement level
multipurpose room is accessible by"means of a
new lobby created where the chapel joins the
dormitory building and directly from the exterior.
The location of this room may make it a
candidate for availability to the community for
meetings and other events.
Exterior Building Shell Improvements
· Window replacement
· Removal of window and portion of
exterior wall to create garden
connection
· Provide handicapped accessibility
· Removal of corridor link to Manor and
replacement with glass enclosed
connection
· Cleaning of exterior brick and stone
Interior Building Shell Improvements
· Repair moisture damage to plaster
ceiling and walls
· Provide separation for new vestibule
· Removal of risers and railings
· Removal of stair to basement at link to
Manor and creation of community room
Tenant Improvements ( First Floor)
. New floor finish
. Room darkening shades
. New wall treatments
Carnwath Manor
The Manor is unique in that the bulk of the work
identified is placed under the category of
"building shell improvements". Much of the work
is bringing the mansion back to its original
appearance, and once that is accomplished,
many functions could take place with its rooms.
The restored main rooms on the first floor may
serve as central reception area for the facility
given its location on the site, or specifically the
entity occupying the house.
The size and ambiance of these rooms are well
suited to receptions or similar events that can
also utilize the new gallery space in the chapel
by means of the glass enclosure connecting the
two buildings and the garden space on the south
side of the mansion.
The original kitchen area is expanded by means
of a small addition to provide space for a caterer
to set up and serve events occurring in the
mansion, new gallery space and or garden.
If the kitchen in the dormitory building is
operating, food prepared here may be brought to
the catering space prior to serving.
The upper floors of the mansion, served by a
new elevator, could function in several
capacities including administration office
space, small meeting rooms and exhibit spaces.
The plan will maintain the layout of the original
bedrooms, with new common toilet rooms
accessible from the corridor. Partitions
separating some of the smaller bedrooms could
be removed by the tenant if larger spaces are
required. Removal and patching would need to
be done in a manner to maintain the integrity of
the mansion.
Exterior Building Shell Improvements
· Repair of the mortar overlay at the brick
joints and cleaning of the exterior
. New roof system
CARNWATH
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OF WAPPINGER
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92
MASTER PLAN
· Repair and replacement of the cornice
trim and gutter system
· Repair and replacement of exterior
doors
· Repair and replacement of windows
· Repair and replacement of the two story
veranda and creation of exterior stairs if
needed for emergency exit.
· Removal of the existing masonry
connection to the chapel and
replacement with a glass, greenhouse
type of enclosure to visually separate
the two structures.
Interior Building Shell Improvements
· Floor structure removal and
replacement
· Replacement and reconfiguration of
basement stairs
· Removal of non -original floor materials
such as sheet vinyl and tile
· Wood floor refinishing and replacement
in all rooms
. Plaster wall restoration
· Door and Hardware refurbishment
· Refurbishment of wood paneling, trim
and stairs
· Reconstruction of the servant stair for
means of egress
· Fur our all exterior walls for insulation
· Restore all fireplace boxes, chimneys
and mantles
· Provision of a new three stop elevator.
· Creation of common toilet rooms on
each floor.
Dormitory
The dormitory building, the largest on the site,
has the potential to serve many functions based
on the needs of the specific tenant.
One potential use is seen as short term
accommodations for artists working out of the
facility or other nearby facilities. A given floor
may be renovated to accommodate up to 13
guest bedrooms, each with an individual
bathroom. A large common room is included on
the floor that can include a kitchenette and serve
a gathering space.
A typical floor may also contain administrative
offices, small meeting rooms and classrooms, or
exhibition type spaces in several combinations.
A corridor running the length of the floor
connecting the two planned exit stairs will be
required if more than one tenant occupies the
floor. This is required to meet exit requirements
and allow access to the common toilet rooms.
Studio space, which may have substantial
ventilation requirements, may be difficult to
provide on the typical floor because the low floor
to floor height of the building would make
inserting ductwork difficult. In addition ventilation
equipment would take up valuable floor space. If
studio space was desired, the chapel's
basement level multipurpose room, mentioned
above, may be the best location due to more
available space for mechanical equipment and a
slightly higher floor to floor height.
Dormitory Building Shell Improvements
Exterior
· Replacement of existing windows with
new, larger energy efficient units
· Replacement of exterior doors and
hardware
· New "skin"at northeast corner of the
building to provide visual connection to
the mansioh and create light open areas
on each floor.
Interior
· Removal of all interior partitions, and
ceilings back to exterior walls and
building structure
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· Removal of existing stairs and
replacement with new, code compliant
egress
· Removal of all toilet rooms
· Removal of all floor finishes to concrete
slab
· Provision of a new elevator
· Fur out exterior walls for insulation
· New mens and womens toilet rooms on
each floor.
· Adjustments to major components of
heating system
· New electrical seNice including main
distribution
· New fire alarm system
Dormitory Tenant Improvements
Interior
· New partitions as required to create
spaces as required
· All finishes such as ceilings, flooring
· Distribution for heating system to
individual spaces
· Distribution of branch wiring for
receptacles and lighting from central
panel
· Distribution of data cable from central
closet
· Any special toilet or plumbing
requirements.
Central Building Area Development
Probable Construction Cost
Plazas & Patio 5,000 SF @ 10- $ 50,000
Pavers
Patio Pavers 3,300 SF @ 10- $ 33,000
Pergolas LS $ 10,000
Road Demolition 5,000 SF @ 1- $ 5,000
Concrete Walks 1,800 SF 5- $ 9,000
Asphalt Road 4,800 SF @ 2.50 $ 12,000
Stone Dust Paths 2,000 SF @ 1- $ 2,000
Planting & LS $ 50,000
Landscape
Fenced Kitchen LS $ 10,000
Garden
Erosion Control 2AC @ 2,000- $ 4,000
Dormitory $ 5,271,000
Chapel $ 566,000
Mansion $ 3,475,000
Site Lighting 18@ 1.500 $ 27,000
Sanitary Sewer $ 280,000
Improvements
Water System $ 600,000
Improvements
Sub Total $10,404,000
Contingency $ 2,600,000
25%
Design, Legal, Etc. $ 2,600,000
25%
Total $15,604,000
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Carriage House Area
The Carriage House and surrounding landscape
will become the site of a premier restaurant
facility. The architecture and site will adapt well
for use as a dining establishment. The high
ceilings and skylight will provide a superb
ambiance while the existing pavements around
the building provide level pads for creation of
exterior dining patios. Included in the work
related to the Carriage House is the restoration
of the 'folly' at the overlook pavilion.
The carriage house is planned as a destination
restaurant. The first floor includes the main
dining room with seating for 80 and the kitchen.
Access to an outdoor seating area would
expand the dining room during the warmer
months.
The second floor contains a large banquet or
meeting room that may accommodate
approximately 60 people in the large loft area
and restaurant office/ support space in the in the
smaller spaces.
At the basement level, the original stable space
with its brick walls and arched brick ceilings, is
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Key Plan: Carriage HOllse
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one of the most impressive spaces on the site
despite is relatively small size. With its grade
level access at the backside of the building, it is
seen as a potential seasonal area for equipment
rentals or concession, or possibly special exhibit
area.
A small addition on the back side of the building,
built into the hillside, provides needed
mechanical space as well as a receiving area for
the proposed restaurant.
Exterior Building Shell Improvements
· Roof repair and replacement as required
· Replacement of skylight on west roof
· New Skylights at the second floor loft.
· Brick repointing and cleaning
· Flashing repair and replacement
· Cornice and gutter system repair and
replacement
· Exterior door replacement
· Restoration of sliding doors
· Concrete floor slab in basement
· Window repair and replacement
· Building addition for mechanical room
and service core
Interior Building Shell Improvements
. Repair of existing roof structure
· Repair and replacement of wood floor
structure as required. Fill in floor
opening.
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· Demolition of existing stairs and
replacement with new code compliant
egress
· Fur out exterior walls and provide
insulation
· Provide ceiling/ attic insulation with
gypsum drywall cover.
· Clean interior brick walls
· New boiler with distribution to reach
floor
· New service and passenger elevator
· New electrical service with main
distribution
· New water service and plumbing system
Tenant Improvements
( Assuming Destination Restaurant )
Interior
· New partitions to create interior spaces
. All finishes including ceilings, wall and
floor treatment in all spaces
. Kitchen equipment
· Public toilet rooms, location based on
layout
. Heating distribution and ventilation
system
· Distribution of branch wiring for
receptacles and wiring
Probable Construction Costs for the
Carriage House & Landscape
Grade 2,000 CY @ 3- $ 6,000
Pavers Terrace & 4,000 SF @ 10- $ 40,000
Walk
Asphalt Roads & 28,000 SF @ 2.50 $ 70,000
Driveway
Clear/Grub .4 AC @ 7,000- $ 3,000
Garden Folly LS $ 10,000
Plantings LS $ 30,000
Stone Dust Paths 1,000 SF @ 1.50 $ 1,500
Road Demolition 2,500 SF @ 1- $ 2,500
Lawns 10,000 SF @.1 $ 1,000
Erosion Control 1AC @ 2,000- $ 2,000
Carriage House $1,731,000
Site Lighting 16 @ 1,500- $ 24,000
Sub Total $1,921,000
Contingency $ 480,000
25%
Design, Legal, $ 480,000
Etc. 25%
$2,881,000
Total
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Carnwath Farms Organizational Structure
· The establishment of a board of
directors drawing from Advisory
Committee members and other
interested persons who have
participated in the development of the
Master Plan.
The 'Friends-of Carnwath' would be chartered
as a public benefit corporation to carry out the
development goals of the Town of Wappinger as
detailed in this document. The group would
manage lease agreements, plan events,
maintain the site with help from the Town, and
would receive financial support from the Town
for its operation. Appendix D: Forming a Not-
for-Profit Corporation contains the most up-to-
date laws, instructions and forms from the New
York State Department of State to be used to
create the "Friends" organization. The
management and operation of the group would
include:
· The Friends of Carnwath would be
responsible for management, operation,
promotion, organization, fundraising,
and special events at Carnwath Farms.
· The Town would contribute financial
support and assistance with funding
through sponsorship of grants; special
events, and maintenance.
· A professional executive director hired
utilizing a qualifications based search.
· The Friends of Carnwath would be
provided office space in the Carnwath
Manor.
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Based upon the description of the existing
facilities, the chart below illustrates the operating
parties and their respective components of
Carnwath Farms. The following also details
critical success factors that should be
considered when evaluating potential operators.
Not For Profit Arts Program
Critical Success Factors:
· Should be a nationally recognized
figure/organization within the arts community
and have a proven track record in
establishing and/or operating arts programs.
· Should have access to capital to fund the
interior fit-out.
· Should have the ability to consistently
generate funds via grants and/or
fundraising.
. Should have interest in allowing community
involvement in their program.
Key Lease Terms:
· Triple-net (tenant responsible for taxes,
utilities, and insurance)
· Occupancy provisions to prevent the lessee
from allowing the facilities to go dark if there
are a lack of operating funds.
· Occupancy provisions to ensure the facilities
are used specifically for an arts program
Third Party Restaurant Owner
Critical Success Factors:
· Should be a regionally recognized
figure/organization within the culinary
community and have a proven track record
in developing and operating upscale
restaurants.
· Should have access to capital to fund the fit-
out of the dining rooms, kitchen and wine
cellar; purchase equipment; and provide
working capital.
· Should have a regionally recognized chef.
Key Lease Terms:
. Triple-net (tenant responsible for taxes,
utilities, and insurance)
· Percentage rent in addition to base rent.
. A longer term that would allow the
restaurateur to achieve a return on the initial
investment.
Third Party Office Tenant
Critical Success Factors:
. Tenant should be related to the arts and
complement the not-for-profit arts program.
· Tenant should have access to capital to fund
any interior fit-out.
. Tenant should have a consistent revenue
stream or the ability to consistently generate
funds via grants and/or fundraising.
Key Lease Terms:
. Triple-net (tenant responsible for taxes,
utilities, and insurance)
. Occupancy provisions to prevent the lessee
from allowing the facilities to go dark if there
are a lack of operating funds.
· Occupancy provisions to ensure the facilities
are occupied specifically by an arts related
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Potential Revenue Generation
To offset the costs of developing and operating
Carnwath Farms, the Town and the new
'Friends of Carnwath Farms' group will need to
generate revenues. Based on data gathered
nationally about other historic preservation and
arts-related projects, the project, if carefully
phased is likely to eventually meet the self-
sufficiency goals of the Town.
The Town of Colonie's Pruyn House generates
revenues in several ways, including
memberships and facility rentals. The Pruyn
House annually generates revenues of around
$150,000 which in turn funds programs,
operations and capital improvements. Earned
income at the Pruyn House includes $35,000
from facility rentals, $20,000 from special events
and $15,000 from memberships. Other support
comes from the Town and other government
sources.
In comparison to the Pruyn House, Carnwath
Farms will offer considerably more opportunities
for revenue generation because it is much
larger, more ideally situated, and has more
diverse facilities.
Another larger project that has been discussed
in some detail during the development of this
plan is the Torpedo Factory Art Center (TFAC)
in Alexandria, Virginia. The TF AC is nationally
recognized as the largest art center in the
country and as a successful example of an arts-
related development resulting from a strong
public-private partnership. The TFAC generates
income in several ways. A variety of space
rentals are available ranging in size from dinner
groups of 100 to receptions for up to 1,000.
Costs for these rentals vary seasonally and
range from $500 per day to $3,900 per day.
Additional revenues are generated through tent,
gallery space, parking, loading dock usage, and
hourly space rentals. The majority of rentals are
made during off-hours between 5:00 PM and
1 :00 AM permitting a dual purpose of art center
and revenue producing multi-function space.
The Pruyn House and Topedo Art Factory are
among several projects presented in Appendix
E: Comparable Arts Related Facilities. That
appendix contains information on the operations,
structure, revenue sources and maintenance
costs of those projects and several others.
The success of these examples illustrates that
the Town of Wappinger's desire to develop
Carnwath Farms as a public arts venue is not
just an admirable goal; it is a fiscally sound goal.
From the standpoint of a being a historic
preservation project, a NYS Office of Parks,
Recreation and Historic Preservation report titled
"Profiting from Preservation" ( see Appendix F)
reported that for every $1 Million spent on
historic preservation $1.9 Million is added to the
State economy. Arts projects generate similar
economic benefits, as reported in "Arts and
Economic Prosperity" (see Appendix F) a report
published in 2002 by Americans for the Arts.
The report presented the results of a study of 91
communities from across the United States
finding that nationwide arts organization
spending of $53 Million resulted in arts audience
spending of $81 Million. In addition the report
showed that 1 full time job was created for every
$11,000 in arts organization spending; that
$1.68 was generated for every $1 in arts
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maintenance of grounds and buildings; and
lastly contract work for large scale needs
beyond the abilities of the proposed staff. These
probable costs were developed using other
similar projects as a guide.
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Alternative Development Scenarios
Three alternative phasing scenarios were
evaluated. Expenditures and revenues were
projected over time to find the financial impacts
of each scenario upon project completion. All of
the scenarios were developed without significant
capital grants for construction costs. The
scenarios assume only 48% of the required
yearly revenues would be from grants. Should
large capital grants be obtained to offset
construction costs early on in the project, the
reduction of costs over the long term will be
significant.
Scenario 1 represents an aggressive 16 year
development plan. Only the Carriage House
Restaurant is privately developed. This scenario
does not assume any significant grants for
capital construction. Upon completion of the
project a debt of about $9.7 Million will remain.
Scenario 2 assumes that the Dormitory Building
will be renovated by a developer, eliminating a
significant construction and maintenance cost
burden. At the same time revenues over the
long term will be reduced because the lease of
the Dormitory will yield about one third of the
amount estimated in Scenario 2. The project is
developed over 16 years, and while much of the
debt is eliminated more quickly than Scenario 1
a debt of about $4.0 Million will remain upon
completion of the project.
Scenario 3 is a very conservative development
approach that assumes an approach similar to
Scenario 2 except that it is phased over 25
years. The result is the elimination of any debt
by 2030.
Interim Use of Carnwath Farm Facilities
While the development scenarios include an
immediate commencement for construction
activities Carnwath Farms has a demonstrated
ability to host public events in its' existing
condition. One of the first events held at the site
was the Public Visioning Workshop hosted in the
Chapel. Since that time the dedication
ceremonies and open house was held, several
small meetings and the 'Victorian Holiday at
Carnwath was hosted in the Manor and Chapel.
Other facilities appear to be in usable condition
for informal gatherings, receptions, picnics,
parties, art shows, sales, and performances.
The site and buildings are suited for a variety of
events, especially during the summer months.
These interim uses will generate revenues to
help offset operations and maintenance costs,
but more importantly, will market the project and
develop relationships with many diverse groups.
In general, these events can continue to take
place with the oversight and review of the
Town's building department and public safety
officers.
Requirements for Temporary Office Use of
Buildings
After Greystone House vacates the site, the
Town may consider leasing space in several of
the existing buildings at Carnwath Farms to
generate revenue until renovations can begin.
Potential tenants include organizations that may
need office space. This 'office use' will trigger a
minimal level of code upgrades that will need to
be made to before the building can be leased.
According to the Building Code of New York
State, the current occupancy of the building
based on the Greystone use is Institutional. An
office type use would change the occupancy to
Business. This change in occupancy requires
that certain aspects of the construction be
reviewed for compliance with the current code
requirements for the Business occupancy under
Chapter K 8 of the Code.
The code upgrades required are in part based
on the Hazard classification of the occupancy.
The Institutional Occupancy is considered
category 2 (more restrictive) while the Business
occupancy is classified category 3. The fact that
the Business occupancy is a lower hazard
category than the current occupancy means
some of the existing conditions will be
acceptable by code, thus reducing the scope of
work required.
A complete existing condition survey and code
analysis will need to be completed to determine
the exact extent of the required upgrades. The
types of issues that need to be reviewed for
compliance include, but are not limited to the
following.
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1. Determination if the existing exits meet
the capacity requirements.
2. Means of egress, or exit paths, need to
meet specific construction requirements
3. Providing handicapped accessibility into
the facility and into all primary areas
4. Confirmation the interior finished meet
flame spread limits for the occupancy
5. Electrical service and distribution must
meet NFPA 70
6. Lighting and ventilation must meet
requirements for the new occupancy
Discussion of Development Scenarios
The 25 year development scenario will be the
most desirable from a financial standpoint. This
scenario will result in a complete recovery of
construction costs and after 25 years will yield
additional revenues which can be used to make
new improvements, repairs and expansions of
facilities.
It should be noted that a expanded timeline for
development will make the project more
sensitive to future economic conditions.
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8.
Implementation Plan
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Implementation Measures
The projects and implementation measures
included in this Master Plan are the best guess
of the Advisory Committee, the public and the
consultant team as to what can be accomplished
at Carnwath Farms. This plan should not be
considered the end of the story, but rather the
beginning. The consultant team has attempted
to provide flexibility in the utilization of the site
and buildings to allow the project to evolve and
be adjusted over time to respond to economic
and social changes. The main goal of this
Master Plan is to create a public recreational site
for the residents of the Town and that goal forms
an uncompromising basis for the resulting
recommendations.
Several construction and non-construction
projects will be necessary to implement the
Carnwath Farms Master Plan. Among the most
critical are efforts to preserve the significant
historic buildings and landscape elements. The
Town has already taken a critical step towards
that goal by sealing the Manor roof and applying
for grant funds for the preservation of the Manor.
Earlier this year, the Town established a
conservation easement at Carnwath Farms to
limit construction activities in critical landscape
zones. This easement will preserve the
landscape and views of the site in perpetuity.
Other measures will be needed to fully
implement the Town's preservation goals, attract
private investment, and fully develop the site as
recommended in this Master Plan. These
measures will include historic surveys, research
and documentation; architectural surveys; utility
improvements; construction projects; and
continued maintenance. The establishment of
an administrative organization for Carnwath
Farms will serve to market arid promote the
project; attract private investment; manage the
use of the site; plan and coordinate special
events and seek grants to defray the costs of
development.
Phasing
The implementation measures that follow are
organized in chronological order, to reflect the
approach favored by the Advisory Committee.
That order is intended to put a management
structure in place, make an immediate impact on
the critical elements of the site, make it
increasingly accessible to the public,
sequentially expand interpretation opportunities,
and create new amenities. The following
phases indicate the series of tasks that need to
be undertaken in order to ensure the long-term
viability of Carnwath Farms and to achieve the
vision of this plan.
Phase 1: 2004-5 Project Development
The Friends of Carnwath Farms should be
established and a professional executive
director hired. The Friends organization should
consider contracting with "development" entity to
handle leasing facilities. A topographic survey
of either the entire site or the areas targeted for
development should be done. Other planning
projects should begin that will follow-up on the
Carnwath Farms Master Plan. The planning and
approvals process for a Hudson River Access,
likely to take several years should begin. Other
needed planning work includes State
Environmental Quality Review Act (SEQRA)
compliance, a Historic American Buildings
Survey, a Historic American Landscape Survey,
preparation of a local waterfront revitalization
plan, the development of architectural guidelines
for Carnwath Farms, an Interpretive Plan and
investigation into the possible connection of the
site with the Underground Railroad. Grant
applications should be submitted for ongoing
Historic Preservation, planning work, and
economic development projects.
Low-cost, high-impact activities should be
implemented which will draw as wide a
participation as possible to the site. Trail
development, a toboggan run, an interim "snack
bar" utilizing the existing kitchen and dining
room in the Dormitory, an art gallery in the
Chapel, historic displays in the Manor, small
performances at the amphitheater location,
holiday events and other special events will
promote the project and increase interest in
Carnwath Farms. Some infrastructure
improvements such as expanded parking will be
required to support some of these activities.
The Carnwath Manor and the Romantic
Landscape restoration and improvements will
stamp the project as public, historic and
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attractive. Other minor improvements can be
made to the existing facilities such as the
Chapel and Administration Building that can
yield immediate benefits from their use. In the
first year the site should be open for public use,
be capable of hosting receptions, outdoor events
and interpretive tours. Stabilization of the Manor
and Carriage House exteriors and interiors will
be the most costly but will have the greatest
impact. If possible the main rooms of the first
floor of the manor should be rehabbed and
made usable. The Carriage House should be
stabilized to prevent further deterioration. In
addition, leasable space should be made
available in the basement of the Chapel and in
the Administration Building so that lease
payments offset costs to the Town for operation
and maintenance of the site. Besides leasable
space the site could be made available for use
by public and private groups for any purpose the
Town would approve.
Phase 2: 2005-2010 Project Development
Unfinished planning work should all be complete
during this development phase. Ongoing
application for grant funding should continue
with funding for fine and performing arts;
museum and interpretive support; trails
development and economic development to
create incentives for private investment,
especially arts-related. Major improvements to
Carnwath Farms should proceed over the
following 5 years. These improvements will
expand on public use of the site, advance the
preservation of the site and architecture and
provide expanded opportunities for income to
offset the expanded maintenance and operation
costs. The major project will be the
establishment of the Carriage House Restaurant
facility. The Manor renovations should be
completed, opening the upper floors for use as
administration, office or public use areas. Use
for the Dormitory building should be established
and interior and exterior renovations completed
to suit.
An interpretive program for the buildings and site
should be established and trails, signage and
guide materials made available. Carnwath
Farms should be part of regional tours such as
the Hudson River Ramble. The amphitheater
should be formalized by the construction of a
permanent band shell and some formal seating.
The complementary restrooms and snack bar
should also be completed. The site parking and
access infrastructure should be capable of
hosting large festivals, performance events,
indoor/outdoor exhibitions, and other special
events.
Agricultural use of the site should be
established, based in a temporary structure or
barn relocated from elsewhere in the Town.
Various levels of agricultural activities should be
underway including a kitchen garden, row crops,
an orchard, and maintained meadows. The
agricultural use of the site should become an
organizing element for related events such as a
harvest festival.
Phase 3: 2010 - 2015 Project Development
During this phase the site. will already be
established as a regional tourist destination, a
historic interpretive site, a center of local arts, a
recreation site, a place of festivals, a host of
special events and a place of performances.
Improvements during this phase will add needed
facilities related to increased tourism at the site
including creation of a visitor center, expanded
formal seating at the amphitheater and more
extensive public use of the site. All planning
work should be completed and ongoing grant
application should continue to supplement the
fine arts, performing arts, interpretive system,
trails development and expanded infrastructure.
New uses and needs will most likely develop
during this phase. If all goes better than
planned and approvals are easily obtained, the
Hudson River Access should be established
linking the site to the river.
Phase 4: 2015 - 2020 Project Development
The long term goals of establishing river access
and establishing the Arts Village should become
a reality during this phase. The overlook
pavilion and shelter, are included in this phase,
but may be completed earlier, depending on
need. Should new needs and priorities arise in
the future, the area dedicated to construction of
the arts village could serve other purposes.
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Project Implementation Plan 2004-5
1. Planning Projects
Establish a Charter for the Friends of
Carnwath Farms (FCF)
Charter the group as required by the NYS
Department of State to carry out the
recommendations of this master plan.
Appoint a board of directors and coordinate
the search for a professional executive
director. Facilitate start-up finances for the
group. Consider use of a "Development"
entity under contract to Friends to handle
leasing of site facilities.
Prepare a Historic Landscape Survey for
Carnwath Farms.
The National Park Service and Library of
Congress have developed a system called
the Historic American Landscape Survey
(HALS). Its' purpose is to preserve
American Landscape History such as that
which exists on the Carnwath Farms.
Prepare Historic American Buildings
Surveys for Important Structures at
Carnwath Farms.
A Historic American Buildings Survey
(HABS) should be completed for the
Carnwath Manor, Carriage House,
Administration Building and Ice House.
Prepare Detailed Existing Conditions
Survey and Code Reviews.
With the proposed use of the buildings
identified, a detailed survey and code review
of the existing buildings is required to
identify improvements required by code for
the short term building use and to study how
these improvements can be done to
accommodate future uses and needs.
Develop a Plan for a System of Trails
Prepare a trail system plan that links
important natural, cultural, historic and
functional areas of the site.
Link Carnwath Farms to Local, Regional
and National Historic Tours.
Carnwath Farms is already a significant part
of a local historic estate tour, linking the site
to other regional and national tour is a stated
goal of the Town.
Investigate Connection to Underground
Railroad
Investigate the "tunnel" on the south side of
the Carriage house to determine if it was
part of the Underground Railroad.
Complete SEQRA Compliance for the
Implementation of the Carnwath Farms
Master Plan
Coordinate the Goals of the Carnwath
Farms Master Plan with the Town of
Wappinger 2004 Comprehensive Plan
Coordinate the goals of the Carnwath
Farms Master Plan with the Greenway
Prepare a Local Waterfront Revitalization
Plan.
The LWRP will coordinate the goals of the
Carnwath Farms Master Plan with other
Town goals related to the Waterfront.
Develop Architectural Guidelines.
The Guidelines should provide standards for
Renovation and New Construction specific
to Carnwath Farms.
Prepare Surveys of Site and Architecture
Undertake planimetric and topographic
surveys of the 99 Acre Carnwath Farms.
Complete architectural surveys for all
structures not surveyed under the HABS
above.
Begin to Obtain Approvals to Establish a
River Shoreline Connection.
Obtain the required permits to construct the
pier and bridge over the railroad tracks.
CARNWATH
FARMS
OF WAPPINGER
TOWN
113
MASTER PLAN
2. Capital Projects
Begin the Restoration of Carnwath
Manor.
Stabilize the exterior and interior and restore
a portion of the first floor. Work to include:
mortar repair; new roof; repair and
replacement of cornice, trim, windows,
doors, and verandas; replacement of
masonry connection to chapel with glass
enclosure; establishment of emergency
access stairs; interior structural repair; wood
floor refinishing; removal of non-original
flooring.
Begin the Restoration of the Carnwath
Farms Romantic Landscape.
Rehabilitate and supplement plants in the
entrance landscape. Establish an entrance
feature and signage. Repair stone fences at
the entrance. A decision should be made
whether or not to remove the "grottos" along
the entrance drive.
Begin to Renovate the Chapel for Public
Use.
Renovate the Main Floor for gallery,
assembly and meeting use. Renovate the
basement for small meetings, assembly,
classrooms or studio space, arrange for
display of art and/or heritage materials.
Begin the Stabilization of the Carriage
House Exterior.
Work to include: mortar repair; roof repair;
repair and replacement of cornice, trim,
windows, doors.
Establish Outdoor Recreation Facilities.
During the first year, establish little cost or
no-cost recreational uses. Establish sites
for winter sports including cross-country
skiing, tobogganing, skating, and hiking
trails.
Establish a Snack Bar in the Dormitory
Building
Clean the kitchen and dining room and lease
to a concessionaire.
Develop the Administration Building Area
for Use.
Clean interior, make minor repairs as
required, paint and decorate. Landscape
exterior, demolish broken pavement areas,
and establish new walks. Advertise for
lease, lease building to an appropriate
organization, or use as administration space
until other space becomes available.
3. Other Projects
Organize and Sponsor Public Events.
Create special events and open house
events to Promote Site, Increase Use,
Increase Public Interest in the Project
and Raise Capital.
Make Grant Applications
Apply for Historic Preservation, Planning,
Interpretive Program Development, Capital,
and Economic Development funds.
Prepare and Issue Requests for
Expressions of Interest (REI)
Issue REI's requesting interest in developing
a restaurant in the Carriage House and to
arts-related groups for utilization of the
Dormitory.
CARNWATH
FARMS
WAPPINGER
TOWN
114
o F
"
MASTER PLAN
Project Implementation Plan 2005.2010
1. Planning Projects
Develop an Interpretive Program at
Carnwath Farms.
Interpretative themes would include the
Romantic Movement's influence on the
modern landscape; Downing's influence on
the architecture and landscape of the
estates in the Wheeler Hill Historic;
interpretation of the role of the Hudson River
Valley in American History; interpretation of
the local role in the Underground Railroad;
and interpretation of the use of the site as a
Novitiate. This program should provide the
basis for interpretive signs, brochures and
trails.
Complete Planning Work Begun in 2004.5
Any incomplete planning should be finished
to provide an additional basis for the
project's goals and objectives. Emphasis
should be placed on planning that would
open new funding opportunities.
2. Capital Projects
Complete Renovation of the Carnwath
Manor
Complete renovations of remaining first floor
areas, basement, second floor and third
floor. Create administrative, office, gallery
and meeting space as recommended in the
Master Plan.
Complete Renovation of the Chapel for
Public Use
Renovate the Main Floor for gallery,
assembly and meeting use. Renovate the
basement for small meetings, assembly,
classrooms or studio space.
Renovate the Dormitory building for
Public and Private Use
Make renovations recommended in the
Master Plan for flexible use floor plans that
can accommodate residences, offices, or
studio space. Replace exterior windows,
doors and establish a new exterior treatment
to complement historic site architecture.
Remove partitions as required; remove and
replace stairs; remove and replace all toilet
facilities; install new fire alarms, heating
system, and electrical service.
Renovate the Grounds Surrounding the
Manor, Chapel and Dormitory
Create public patios, walkways, parking,
service pavement, screening and
landscaping as illustrated on the Master
Plan. Install new historic styled site lighting.
Renovate the Carriage House for Use as
a Restaurant
Make all renovations recommended in the
Master Plan to prepare the Carriage House
for a restaurant tenant.
Renovate the Grounds Surrounding the
Carriage House.
Demolish the existing pool, basketball courts
and other unwanted pavements. Create
public patios, walkways, parking, service
pavement, screening and landscaping as
illustrated on the Master Plan. Install new
historic styled site lighting to match the
Central Building Area.
Complete Renovation of the Romantic
Landscape.
Complete renovations of Romantic
Landscape including connecting areas
between the Central Building Area, the
Administration Building and the Carriage
House. Re-establish historic views of the
river. Re-establish overlook area with a
rustic folly or other appropriate romantic
landscape element.
Upgrade Water Service to Accommodate
Proposed Uses and Expansions
Construct a 90,000 gallon fire suppression
water storage tank and expand the existing
potable water storage to 40,000 gallons.
Provide additional well connections.
CARNWATH
FARMS
OF WAPPINGER
TOWN
115
MASTER PLAN
Upgrade the distribution network connecting
the supply to the Manor, Dormitory, and
Carriage House. Provide for future
connections to the Arts Village.
Expand or Replace Sanitary Treatment
Facilities
Develop new 15,000 gallon capacity system
to serve new anticipated system loads.
Provide for future connections to the Arts
Village. Provide a new connection for a
grease trap from the Carriage House
Restaurant.
Complete Site Trails System
Complete the trail system in a phased
approach related to major construction
projects that links important natural, cultural,
historic and functional areas of the site.
Resurface Main Entrance Drive
Install a new top course to the existing
Entrance Drive.
Establish Upper Parking Lot and Road.
Construct the main connection from the
entrance drive to the Carriage House to the
south. Construct perpendicular parking
adjacent the drive preserving as many trees
as practical.
Establish Exit Road
Construct the connection Road for
emergency and special events traffic
between the high point of Wheeler Hill Road
and the Southern portions of the site.
Develop working archeology projects at
Carnwath Farms linked to local schools.
Working archeology projects at the
Carnwath Farms site utilizing local college
students to inventory plant materials,
excavate landscape elements and document
the site features in compliance with the
HALS.
Establish Gallery Space for Display of
Romantic Movement Artwork.
A centralized gallery for interpretation of the
contribution Downing and his
contemporaries made to the landscape of
America including painters from the Hudson
River School, architects like Davis and Vaux
and other landscape architects including
Frederick Law Olmstead.
Establish an Agricultural Presence at
Carnwath Farms.
Dutchess County celebrates a strong
agricultural history and owing to the estate's
original title as a 'farm', an opportunity exists
to celebrate that local agricultural
significance on the large open tracts of the
Carnwath Farms. As an experimental
agricultural outpost or with a space
dedicated to annual celebrations based on
local farming, the site is suited for such a
use because of its location, access from
highways, and spectacular views from the
site.
Establish Additional Outdoor Recreation
Facilities
Establish sites for summer and winter sports
oriented towards more passive activities
requiring little space such as bocci,
horseshoes, and volleyball. Create an ice
skating rink.
3. Other Projects
Organize and Sponsor Larger and More
Frequent Public Events.
Host receptions, festivals, fairs, open-air
performances. Coordinate efforts with other
local and regional events, tours and
promotions.
Make Grant Applications
Apply for Historic Preservation, Interpretive
Program Development, Capital, Economic
Development, Fine Arts, Performing Arts,
Museum, Trails Development, and
Community Development funds.
CARNWATH
FARMS
OF WAPPINGER
TOWN
116
MASTER PLAN
Prepare and Issue Additional Requests
for Expressions of Interest
In the event there are still vacancies to be
filled in the facilities, additional RFP's should
be prepared as needed. Interested parties
should be sought for the Arts Village
concept.
Project Implementation Plan 2010-2015
1. Planning Projects
Determine the Need for Arts Village
Based on interest of the arts community and
its participation in other site venues, study
the feasibility of developing the Arts Village.
If feasible, begin fundraising, develop plans
to suit a potential tenant or developer for the
Arts Village, and obtain the necessary
approvals.
2. Capital Projects
Renovate the Ice House for use as a
Visitor Center
Repoint exterior masonry, replace wood
trim, develop basement storage space and
first floor reception area. Furnish for a
visitor and information center.
Complete the Amphitheater
Establish formal seating to accommodate
needs.
Complete West Access Road and Trails
Complete South Access Drive, Parking
and Barn
Complete the access drive and establish a
large overflow lot along the southern
property line. Construct a barn if needed for
the community based agricultural program.
3. Other Projects
Continue to Organize and Sponsor Public
Events.
Host selected receptions, festivals, fairs,
open-air performances. Coordinate efforts
with other local and regional events, tours
and promotions.
Make Grant Applications
Apply for Historic Preservation, Interpretive
Program Development, Capital, Economic
Development, Fine Arts, Performing Arts,
Museum, Trails Development, and
Community Development funds.
Prepare and Issue Additional Requests
for Expressions of Interest
Project Implementation Plan Beyond 2015
1. Capital Projects
Construct a Riverside Pier and Bridge
over the Railroad Tracks
Obtain the required permits to construct the
pier and bridge over the railroad tracks.
Construct the bridge and pier at the most
feasible location and provide
accommodations for accessibility.
Construct an Overlook Pavilion, Shelter,
and Restroom Structure in the Southwest
Field Area
Orient the facility so as to provide the best
view of the river valley and to provide
adjacent informal seating as a minor venue.
Establish the Arts Village
Expand Sanitary Facilities
Expand the sanitary facilities if needed to
accommodate the Arts Village and other
facility expansions at Carnwath Farms.
CARNWATH
FARMS
OF WAPPINGER
TOWN
117
MASTER PLAN
Wheeler Hill National
Historic District Nomination
Appendix A
CARNWATH FARMS - TOWN OF WAPPINGER
A-1
.'
t-lHEELER HILL HISTORIC DISTRICT
NATIONAL REGISTER NOMINATION
APRIL, 1991
E.M.Barry
Rhinebeck, NY
UNITED S'rNTI!$ I~' OF THE INrEJITOR OHB NO. 1024-0018/ NPS YDPI'J
.NA-'T'1CtiAL PA!{K SERVICE
NATlctw., REXITSTER OF HISlURIC P.I..ACES
R!~.S'IRATION FORM
'Ibis form is for u.qe in nominating or requesting determinations of eligibiln~Hit~',L
individual properties or clistric+-...s. See in-c:;tructions in Guidelines for Co:rnpID~1~,~~
National Reqister Fanus (National Register Bulletin l(5). Complete each item by mar)r.irKJ
"xl! i.1'1 .t.l1e appropriate box or by entering the reque...sted infonnation. If an item does not
apply to the property being documented, enter "N/A" for "not applicable. II For functions,
styles, roa.terials, and areas of significance, enter only the categories and
s\1bcate:;.rories listed in the instructions. For additional space use continuation sheets.
u'lJe all entries.
1. Nane Qf P.r:ooertv
historic ~ WABF:rF-R mn.. HISltlRTC DIS'lRICI'
otJ.~or names/ site number
2. I.ocatioo
street & number
city, tovm
state New York
Wheeler Bill, Road
Wawi.mer
cede 036
I
I
county D.1t:dless code 027
I not for publication
I , vicinity
zip code 12590
3. Classification
O\>mership of property
[X]private
[ )public-local
] public-state
]public-Fed.eral
Category
[ )building(s)
[X) district
[ ]s1'OO
[ ] structure
[ ]object
Number of resources within property
Contributing Noncontribut:irq
49 12 buildings
15 0 sites
4 0 structures
o 0 objects
68 12 Total
Number of contribut.ing resources previously
listed in the National Register._.J!~._
Name of relate:i multiple property
1 istings : NA
h statefFederal ~ Certification ~__~___
/1,5 the designated authori.ty under the Na.tional Historic Preservation Act of 19(,6 i as
amende:d, I hereby certify that this [X] nominatLon [ J request for detennination of
eligibilit.y rneets the dO~-Tltation standards for registerL~ properties in the National
Heqister of Historic Places and meet..s t.'1e procedural and professional requireJTli2nt.s set
t,..:Ot"U1" in 3,6 C'FR part, 60. .J-n lTlYJfo_i,Jlion, t,:1il,'S prope", rtJ.' [X] meets [ ] does not m~?t t.he
.. . 'I 1) 't '.j-.I. ~ +', t' sh t
r<at..lona, ,-,BglS er cr1 -...e:t;9:a. [J See con':lTIUa Ion - ee-..
\ f /lff/
\.,.,/ ~ /'1 ,/14~-
,';-t1/(/./t /J, 'f-7 I f;/ ',Ii .,("./, /
~.....~__~~~ , "I" ).~ ...__~~~
;:>iqnatur'2,.6r' <..:ertifYLTlg' offlclal,/'
Deputy y~~ssion~r forjiistoric/PreservatioIl
state or( F9lcleral 3qency C',,:nd bureau
~:~:~j }-I/~q~~~-~...;~~~-~,-~
rme '
In my opinion /t.lJ.e property [ ] TIlElets [
;- Se'3 cont.inuation &Deet.
d(X.'s not me",;t thE) National r,.'e:::rist{~,[ c'rit:'f,'l:.~~a,
C)f CCjrrUTh?~lt~ing c;:c ()t.l-le"r offi(~ial
l)::ite
:~;ti:'lte or ff'!de.l aJ 2'lq(IT'Jcy {'1ryj burea.u
.'
f;. l';Unction or Use
hIstoric Function
(enter categories from intructions)
~~TIC/sinqle dwelling
OJMMERCE/store
lAl\fDSCAPE
C.'urrent Ftmct:ions
(enter categories fram instructions)
IXi'1ESTl C( single &vell L"1Cf
LANr::sc:Z';.PE
7. I:escr:iptian
Architectural Classification
enter cate:;1ories from instructions)
Materials (enter categories from instnlctions)
foundation STONE
walls STONE
WYJD
roof ASPHAL'I'
other
CDIONIAL/illtch COlonial
EARLY REFUBLIC/Federal
_MID-19TH CEN'IUR.y
LATE VICIORIAN
LATE 19TH AND 2CYI'H CENTIJRY REVIVALS
D;:!scribe present am historic physical appearance.
'!he Wheeler Hill Historic District is a residential area along the Hudson River in
the town of Wappinger, D.1tchess County, New York (map 1). The district is characterized
bypicttrresque, winding country roads delineated by dry-laid stone walls and mature
trees. Set on the first ridge above the Hudson River's eastern shoreline, the
district I S rolling topcgraphy pitches steeply down to the water. The natural terrace
above the slope provided an attractive location for building, with panoramic views of
the Hudson River and mountains beyond, and six large estates were established here in
the late nineteenth and early twentieth centuries. The residential architecture of
these estates includes notable examples of a wide range of nineteenth century styles,
and a majority of the estates retain their original landholdings and support facilities.
'The district also includes two eighteenth-century buildings that Were part of the
earlier river-front commercial development in this area. The nominated district
inel udes forty-nine contributing buildings, four contributing structures I and fifteen
contributing sites. The non-contributing elements in the 320-acre district include
twelve mc:dern buildings, some on estate grounds and same on sul::x.h vided lots.
The Wheeler Hill Historic District begins on New Hamburg Road (Route 28) one-half
mile west of the center of the sIlall, unincorporated hamlet of Hughsonville (map 1).
From north to south the district includes the estates of Obercreek, Elmhurst, Edge Hill,
Henry Suydam, William Crosby I aj'1d Carnwath Farms (map 2). The Lent/Waldron Store and
the stone House at Farmer t s Landing are located at t_he river edge, to the west of the
Suydam estat.e. The grounds of the laJ:"'Sle estates remain intact except for the Crosby
property I ....'hieh has been subdivided and now contains three non-contributing modern
hoffiP.-S. Set back and heavily sCreP...ne..i from tl1€ ro..::ld, these one-story residences do not
d.etract from the cohesive sense of the distri.ct. The principal boundaries of trlE'
dist:rict include the MrA rail line along the Hudson River on the \>lest", the prOpf2rt::/
lines of the Ol:'..ercrec2k estate on the north! \t.Jheeler Hill RCJad on the east, ,.1lthouqh tJ"1C
Elmhurst E'-state extends the district to the east side of this road, and the propert'ji
1 i nes of CEUTIvlath Farms on t11e south (see map 2). 'The h"Jundaries were drawn to .t.ne] ude
;ellJ the parcels which were historically associat..:=il '->lith the nominated prope.rt.ies ('lurinG
'.:he cj rca 1740 to 1940 r:~ricd of Si9T.lif~c(:nce_. 'I'h(~y er;c,~CJmF:is~ the .nCi~ural and
f{:;atures belorKj:Lrlg to each JJ1dlVldual esL'ltE:"., Inc.luchng vnnci\ oq dr.1 \les, 'C',tone
plarTtirY~TE j aJ-r::1 agriL~~_11tLlr'al aCl~0..3C;fe ~ 1'I~v~,:se s.L:..< c()1"1tigu()l.lS 8.s.;t~-{3t~L~; ,LLL.E-~ t:JH:~
le~\lel of f~st:.a:b€, t~i in t:his a:Cf=2E~l (yf
tJv In<_')~jE~l~r') sutx:1i-'v~ isiorls. ()n {jl1 si(lE~s 1:JUt.t:J1E.: ',-ileE~:t_ i
F; iver .
~~~-stirt:enent. of siqnif.i.cance
certifying official has considered the significance of this property in relation t,Q
other proJ:>81:i:.ies: [ ] nationally ] statewide [X) lccally
Applicable National Register Criteria [X] A [) 13 [X) C [] D
Criteria Considerations [ ) A [) B [] C [] D [J E [J F [J G
Period of significance
1740-1940
Significant Dates
N}"..
Areas of significance
ARCHlTECIURE
CDMMUNITY DEVELOFMENT
{))!V1MERCE
CUltural Affiliation
NA
significant Person
NA
Archi tectjBuilder
UNKNOWN
state significance of property, and justify criteria, criteria considerations, and. areas
and pericds of significance noted above.
The Wheeler Hill Historic District is architecturally and historically significant
as a highly intact. concentration of stylistically distinctive Hudson River estates that
recall the nineteenth and early twentieth century social history of western cutchess
COill1ty development. Archite...4:ural styles represe:nte.d. by the six principal estates in
the district include high-style examples of Federal, Greek Revival, ltalianate, Italian
Villa, second Empire, Shingle and Colonial Revival design. The estates retain intact
support buildings, model farms, gardens, landscaped grounds, and a picturesque river-
oriellted setting that tcgether recall the aesthetic sought after by the valley 1 s wealtJiy
elite. Interspersed among the estates are two earlier eighteenth century prof€rties
that recall the vernacular Lutch building tradition dating from the region! s period of
settlement. The \vheeler Hill district is one of the most cohesive enclaves of historic
resom-ces remainL'1g a10m the Hudson River in D.1tchess CoW1ty.
Settlement in the Hudson Valley l:l€<gan vlith the establishment of D.Jtch Lrading rDsts
c1trriDg' the seventeenth century. !Ilore extensive occupati.on soon followed as Dtitch
fanners took up agricul'tura1 lands along the Hudson River and its rrejor tt'ibuL1J::~i.es.
T11e area at the confluence of Wappingers C:reek and the Hudson River was part~iGularly
attractive because of the ".,ride a..'1d fertile bottamlands alon:J the creek, the p8tent.ial of
the creek to l^')wer mills, and the clirect transp::lrtation Un}: to New York prov:ided by the
HUlison River.
The first sett..:lers bu.i.l t small hClnl€'steads based on nortllernEuropean prec::edents.
Employing local fieldstone, this vernacular houslrig w'aS ct.k"Olracterize.J by rectancJulc\r,
ol1e and <;me-half stor.y ma,ssinq wit~'l a st.e~ply pitched gable ~-oof, end chimn",y~: I
E.'\r;ymrnetTlcal fenestratJ,on U1Co1:1X)catlTYJ multl-pane, double-huTY':1 VlHX10';'lS, an.::l an overaJ.\
l,j:~k cd: detail Dr orn21mentation ,A dj stinctive roofline wit:h overhanqinq E'ave~:
f:)orch also ChEl!"'act.eristic of tlle Jd 'riLE;
C~t=:r)t-llI:Y In t~.he J"I-uds()n \}a] l althouS-ltl latver 8};nlnf)leE; als() cXJmn1()J,-:1 \/
t~'l ~~;k (l~~. c~ )11uTlc)cLi_t~11 nlCJ1~(-? d\/.:qJ.1r:iL:l(:' ~ 11f--~--'
'~lnp.-"i r- ~_~, t- f" if.=:c1 Lr-~t=. _. htc:f.\nt.h ,-~~;-'n ,/f~:'!~JL-~)~
c)f rE:S
1 (:,l~c_-~l-lj,r.(-'c~.t-'LJI--e c:c:JrJti rTLIE~~c:i t_o be t)tti 1 t
':''!E~] J
_~,,~~ar:.Bibli~:tical ReI~
R"tcrnnan, Chas" and G.H. Corey. :r.1:ap of Dutchess County! New York. Ftliladelphia: John
E. Gillet.te I F'Ubl isher I 1858 .
Beers, P,W. Atlas of the Hudson pJ.ver Valley from New York city to Trov. New York:
Watson & Co. J 1891.
Beers, F.W. Atlasot: NeVi York and Vicinity. New Y01:'k: F.W. Beersj A.D. Ellis and G.G.
Soule, 1867.
Frevious do....~tation on file (NPS):
[ J preliminary detennination of
individual listing (36 CPR 67)
has been requested
[ previously listed in the National
Register
[ previously determined eligible by
the National Register
[ ] designated a National Historic
landmark
[ J recorded by Historic American
Buildings Survey :If
[ J recorded by Historic American
En:jineering Record #
[X] See continuation sheet
Primary location of additional data:
[X] state historic preservation
office
other state agency
Federal agency
[ ) Local government
[ ) University
[ ] other
Specify repository:
].0. Geo:IraPhical D3ta
Acreage of propel-ty 32 [) acres
lJTI'1 References
A ..LJ-J2.l i51 819 ! 0 [5 IQL
Zone Easting
C 11181 15!8191010101
Zone Easting
Hli2JiU 4 I 2 I 3 !QL
Northing
! 416! 0 j 3 i 8121Ql
Northing
Verl::,aJ. E'D\.mdarj tescripb.on
B illJU
Zone
DilW
Zone
1518!8j910101
Easting
1518!81714iOL
Basting-
14 i 6 LQltlQ.lllLQJ
Nor-JLi.ncJ
141610131112101
Northing
[X] See continuation sheet
The principal boundaries of the district include t,~e MfA rail line along the Hudson
p,iver on the WEc:st., the property lines of the Obercreek est:at.e on the nort'l, \..Jheeler HEl
R03d on the east, except for the Elmhurst estate which f?J~terds the dist.rid:: tD -the east
side or lORd! and tJ1e property lines of Carnwatll F'C1TTIlS on t.he south (SEe Il1I:1pS 1 &
,'e.i .
'~r-L;-~t;l f i'(~;:lt:i on --.---.-----.-.---~-~-~~.---
tci nc:l:,r:le a1 j
'.cO tJ1C
sUl:-rourde(l
t-- !';:,:"Y
See continuaticm sheet
tJ~H:.' ~-).~jrcels \.Jc~r'e 1-1.i.~?;t_cJr
1740 t~c 1940 r:i"Z:~_t-icxJ c>f
rrr~K..leTTJ stlt:(~ti\!isic)rlS c;.n al]. ~'~~Lci('>.s
tJI~rt
tJ1e \"l,=~~~~:t,
united states Department of the Interior
National Park Service
NATIONp.L REGISTER OF HIS'l'ORIC PLACES
CONTINUATION SHEET
Section number 10 Page 2
ONE No. 1024-00181 NPS Form
WHEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD 1 WAPPINGER
DUTCHESS COUNTY, NEW YORK
UTM coordinates (cant'd):
(all zone 18)
E 588300 4603590
F 588080 4603350
G 588100 4603280
H 587950 4603130
I 587980 4603060
J 587680 4602650
K 587970 4602180
L 587310 4601740
M 587080 4601980
N 587730 4603500
o 588140 4603850
P 588240 4603900
Q 588230 4603940
R 588340 4604020
~ 588340 4603970
T 588520 4604940
U 588820 4604440
ONB No. 1024-0018, NPS Form
United states Department of the Interior
National Park Service
NA.TIONi'>.L REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 7 Page 2
BuildinQ List
l. Obercreek
c. 1850; 1920
Obercreek is a three-story building of wood frame construction with a
flat roof, modillioned cornice and plain frieze at the earlier second
story roofline. The house was originally constructed circa 1850 in the
Italianate style. The third story was added in the 1920's and the
exterior was remodeled in the Colonial Revival style. A monumental two
story portico supported by four square columns and topped with a
decorative roof balustrade dominates the principal facade and represents
the most ornamental exterior addition of the 1920's work. The interior
spaces were also redesigned at this time, and a private chapel added on
the second floor. The architecture firm of George B. Post provided the
plans for Obercreek's 1920 alterations.
The support buildings, estate grounds, and farm complex associated ltlith
Obercreek remain intact. The d~signed landscape includes components from
different eras beginning with the oak grove surrounding the main house,
\>1h1ch "las planted circa 1855. Several ornamental exotic trees which are
still extant, including a cut-leaf European Beech, Weeping Larch, Katura,
big leaf Magnolia, and Weeping Hemlocks, were added near the end of the
century. Finally, a series of formal gardens designed by architect Ellen
Biddle Shipman were added in the 1930's. Other important components of
the landscape include the formal allee leading up to the house, and the
series of paths and walkways leading to the various support and
recreational buildings on the grounds of the estate. There are no non-
contributing resources on the property. Contributing resources, listed
below, include twenty-two buildings, two structures, and five sites.
Contrjl:2l1t i n<;J_._Buildinqs
frame gazebo (c. 1920)
tennis shelter (c. 1940)
main cistern shed (19th century)
pump house (c. 1940)
auxiliary pump house (c. 1940)
squash court pump house (c. 1940)
one-and-one-half story, stucco cottage (c. 1890)
one--stor-y, frame shop (c~ 1940)
pper 9 raue (c 1920)
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OMB No. l024-0018,NPS Form
United states Department of the Interior
National Park Service
NATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD! WAPPINGER
DUTCHESS COUNTY, NEW YORK
section number 7 page 3
cow barn (c. 1920)
one-story milk house (c. 1920)
calf barn/bull pen (c. 1920)
two-story, frame carriage house (19th century)
horse barn (c. 1920)
Contributinq Structures
eight-sided silo (c. 1920)
horse stalls (c. 1920)
contributinq sites
boxwood garden (c. 1935)
rhododendron garden (c. 1935)
rose garden (c. 1935)
greenhouse foundations
Obercreek landscape (c. 1855; c. 1935)
2 _ Elmhurst
c. 1867; c. 1885
Elmhurst, built by 1867 for Samuel S. Sands and completely redesigned for
him in the 1880's, is a two and one-half story! rambling frame and
shingled estate house with a brick foundation, asymmetrical massing and
fenestration, and a steeply-pitched mansard roof. originally a Second
Empire style residence, the Shingle style re-design of the house includes
a columned porte-cochere at the main (east) entrance, a recessed front
door with transom and fluted pilasters, projecting bays on the first and
second stories! and a raised porch across the rear (west) elevation.
There are paired and single two-aver-four, double-hung windows on all
facades as well as in t_he single and double roof dormers. Theexter ior
has received a number of modern additions and the mansard roof has been
reshingled in asphalt. The building retains a fair degree of exterior
integrity. The interior of Elmhurst retains the floor plan and many of
the finishes from the 1880's remodeling. The wide entrance hall has a
staircase with mahogany rail leading to a curved second story platform.
The principal formal parlor has a series of Doric columns around the
uerimeter of the room and has window seats witJl turned trim. l',lthc-,\,J9h
so mea 1 t e ~ a t ion s ~ 0 the in t" ~ ria, r h a v e. bee n com p 1 e t, e d t ~ b r i nq, t 11 e
\:Juj]_dj.ng J.nto contormarlce WIth local flre codes} the lnterl.or COTlrlT1Ues
o retain a high degree of integrity.
\Jpport bujJ,d ngs and es'tate groLlnds associated with Elmhut'st remaill
The original desigJl of the landscape appears t.o date to 186'} ar1d
es a curv 1'19 d.ci e i_n a ['eversj_ng S tterrl that 1.eads from Wheeler"
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OMB No. 1024-0018, NPS Form
United states Department of the Interior
National Park Service
NATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
section number 7 Page 6
original construction. A later fireplace, ceiling moldings, and interior
stairs have been retained from the mid-nineteenth century additions.
There are no other contributing or non-contributing resources associated
with the Lent & Waldron Store.
6. Henry suydam Bouse
c. 1835: c. 1855
The suydam House is a five-bay, two-story frame residence originally
constructed circa 1835 in the Federal style. Sided in clapboard, the
principal facade is oriented around a center entrance with sidelights
below a tripartite window. Boldly projecting door and window lintels are
the most characteristic Federal style ornamentation. In the 18501s the
house was redecorated in the Italianate style. A bracketed eave was
added to the roofline and first-story lights were lengthened into French
windows. A large, flat-roofed, Italianate addition was built off the
rear of the building. The addition has wide, overhanging eaves with a
bracketed cornice, narrow arched windows and an arcaded loggia. The
interior of the residence retains many features from the mid-century
remodelling, including elaborately patterned parquet floors, ornately
carved and heavily varnished mantels, and trims and moldings
characteristic of the Italianate style. The first floor rooms were
redecorated; some of the second floor rooms retain mantels and other
woodwork from the earlier Federal style construction.
An 1890 landscape plan for the Suydam estate provides documentation for
the integrity of the estate grounds. stone walls line the property along
Wheeler Hill road and the long entrance drive lined with mature maples
and other forest trees secludes the house from the road. Groupings of
large needle-leaf evergreen trees were planted to the north of the house
but the western vista facing the river was left open except for the
planting of a number of individual shade trees. Unfortunately a number
of elements identified in the 1890 plan, including an orchard, gardens,
and small farm buildings, are no longer extant; however, the designed
landscape still retains a modest degree of integrity. The property
retains two contributing buildings, two contributing sites, and one
contrj.buting structure. There is one non-contributing modern building on
the properi:y.
1835)
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OMB No. 1024-0018/ NPS Form
United states Department of the Interior
National Park Service
NATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
~mEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD I WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 7 Page 7
contributinq Sites
barn foundation (c. 1855)
Suydam estate landscape (c. 1890)
7., 8., & 9. Non-contributing residences
c. 1950's
Modern I one-story, Ranch style houses set back from Wheeler Hill Road.
Originally the grounds of the Crosby estate, this property was subdivided
after 1950.
10. William B. Crosby House
c. 1,800; c. 1870
The Crosby House was originally constructed as a two-story, three-bay,
Federal style residence with a side-hall plan. This small house has
identical entrances on the east and west sides that are characterized by
six-pane sidelights and semi-elliptical transom lights with radiating
tracery surrounding panelled doors. Flat roofed porches with decorative
balustrades protect both entrances. A two bay addition extending the
south gable was constructed circa 1870, transforming the house into a
five bay building with a center hall. A wing off the north gable end was
constructed circa 1900, although it appears to have been built on a
foundation of an earlier wing. The exterior of the residence retains a
high degree of integrity to th~ nineteenth century, with early clapboard
siding, six-over-six windows, and a massive stone chimney on the south
gable wall. The interior features of the Crosby House exemplify its
various stages of development. The original three-bay section of the
house still retains finely crafted Federal period woodwork in the hall,
and a stair rail and newel post that are narrow and light in scale. The
east dining room has paneled walls to the chair rail and a Federal style
mantelpiece. The west parlor has paneling under the windows and around
the fireplace. The south room of the house has Queen Anne features which
were in vogue when this addition was constructed. These include a
denticulated mantelpiece with a surround of yellow mosaic tile, 2nd
narrow birch and walnut floorina laid in an intricate desian. The north
wing of the house was completelyJmodernized circa 1970. J
:'~~:~'~, cc,ri 9 ~f'~l: Ipi~~:~~~~;~Yv/~~S~~; r~J~~ L ~~ ~~hL~~1\r~'~-O~~)~ _1~,~/uE~_7t ll~'t~J ()~~'~.~l~ ull~mcl ' ,.-
moclern ranch hOLise5 built. on a Tlumber of parcels~ The property
Tet,air).'" IC)Ur contribut:ing build,l,ngs and thr€'e contributin9 si t,o's
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OMB No. 1024-0018, NPS Form
United states Department of the Interior
National Park Service
IIJ"ATIONAL REGISTER OF HIS'I'ORIC PLACES
CONTINUATION SHEET
WHEELER HILL HIS'I'ORIC DIS'rRICT'
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 8 Page 3
By the 1840's, Romantic period alternatives to the Greek Revival were
influencing American architecture. Designs based on Medieval and Italian
Renaissance traditions were popularized by Andrew Jackson Downing and
others, and this Picturesque Movement was embraced to a greater degree in
the Hudson Valley region than anywhere else in the nation. Obercreek
(c. 1850) was originally constructed in the Italianate style popular
during this period, and although the residence was later redesigned, it
still retains features characteristic of its original style. The Henry
Suydam House was redesigned in the Italianate style (c. 1855) and the
addi tion to that bui ld ing of ornamental roof brackets J bay wi ndow s ,
arcaded loggia, arched lights, and flat roofed app~ndages epitomizes the
Italianate design scheme widely embraced in the valley.
Despite these other examples, it is the house at Carnwath Farms (c.
1850) which best epitomizes the Romantic Period in the Wheeler Hill
Historic District. Constructed in the Italian Villa style, this three-
story! brick mansion embodies all of the principal characteristics of
this style! including a prominent three-story tower, flat roof with wide
overhanging eaves, ornamental roof brackets, arched vlindows, asymmetrical
interior floor plan with a central grand staircase, elaborate plaster
work, parquet floors, and richly panelled rooms. Much of this interior
work dates to the 1870's, and many of the other estate buildings on the
property date to this period as well. The large carriage house (1873)
and cow barn (1876) on the estate reflect the Second Empire tastes of the
post-Civil War era and, along with the main house at Elmhurst (1867), are
rare examples of this style which was uncommon outside the urban centers
in the Hudson Valley. The dominating Mansard roofs of these buildings
represent the principal concession to the Second Empire style, which was
modeled after contemporaneous French building fashions.
While the Second Empire style expressed heights and vertical
surfaces f the subsequent shinqle style which became popular at tJ18 end of
the victorian era emphasized broad, horizontal planes with free-flowing
interior spaces. The ~hingle Style was a uniquely American adaptation
that combined elements of Queen Anne, Colonial Revival, and Richardsonian
Rornanesque design. Primarily an architect's style that was never widely
adapted to vernacular housing, the Shingle Style was most common in the
coastal areas of NE'\\, Enqland. The style is 'very rare jn the Hudson
\7L~"'.1p\\, c'..l-R\ct" 0'1' ~IF,'.I.,.J Y ~~. ~rld- ~~p rc-~eQ~cln' nf Fl]'\blUY~~ (r 10Q~' IT\l1C+ hp
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C(insj~dered one of the r-eq 011'S pr'incipal examples~ AJttlcJugh Blmtlurst
;:-e.t ins ()rl Y" ':1 Tnc)dE~ r::lt~~q e:(.~ elf i,nt.e.gr~.it)lr t:..t1P tl'U~i.Jrljr'I(J tilJ Ij.lSr" v'
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ONB No. 1024-0018, NPS Form
United States Department of the Interior
National Park Service
NATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 8 Page 6
century. In continuous family ownership for close to l50 years,
Obercreek is still occupied by the descendants of William Henry willis.
These interconnected nineteenth century families were primarily
responsible for the development of the estates along Wheeler Hill Road,
and this development included major new construction, additions to older
buildings, and the design of surrounding landscapes. The academic
architecture and Romantic style landscapes which were developed reflect
the wealth and position of these people as well as societal attitudes
about art, taste, and aesthetics. The tight grouping of the estates and
the notable informality with which entrances, roadscapes, and property
boundaries were dealt reflect the interrelated associations among the
resident families.
One of the important components of the estates theme as it is
reflected in the Wheeler Hill District is the prominent designed
landscape associated with most of the big houses. During the mid-
nineteenth century, and particularly after the ptiblication of A.J.
Downing's influential Treatise on the Theory and Practice of Landscape
Gardeninq adapted to North America, a wide-ranging interest in landscape
design and horticulture developed in the Hudson Valley, and the nation.
The romantic designs popularized by Downing and others emphasized the
visual appeal of the site, and river settings with scenic vistas were
preferred. The setting was consciously enhanced by carefully planned
landscapes designed to frame the vistas and surround the house with
flowering and ornamental gardens and a variety of specimen trees.
Support buildings, orchards, woodlots, functioning farm enterprises,
fields and pasturaqe were other integral components of a nineteenth-
century estate whic~ were usually screened from the main house in the
landscape design.
The integrity of the designed landscapes and estate holdings enhances
the significance of the properties in the Wheeler Hill Historic Distl,] ct.
Five of the six estates represented in the district retain their ori inel
landhOldings and, while the range of integrity varies, all of the e tes
in the district retain some remnants of their original Romantic style
land:;:;capes. Sarne, such as the grounds at ObercreE>)(, are completely
intact to the period of significance, and include arjginal plantings and
~ J? e c i TI,' e n t r Ec e S I S U J? P 0 r t , f a c i 1 i tie S I and a fun c ~_ ion i n (j t a n~ . Par e
nJ.storlc:aJ. docurnel1tatlon eXlsts for a number of the deSIgned l.anascapes,
i_I1Cludj_llQ ]a!1dscape pJ.ans fc)r the Suydanl House and horticult~uraJ_
3ses or Ohe!-cree)(~ Many of the original trees for the de~;iqned
I E-~ n (J ~:"j ::i, p f~ t c. t) e T~ c: 1- {~:~ (~ }: tlv' c: r~ f~ F-~'U r c: YI ,~i sed f r' () m t :h p '~\ T,;J n ,'1. n q n t '; .1:" :~~~ t=::' r J e::? ~" ;,
N e\eJf')li
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OMB No. 1024-0018, NPS Form
United states Department of the Interior
National Park Service
NATIONAL REGISTER OF HISTORIC PLACES
CON'I'INUATION SHEET
WHEELER HILL HIS']'ORIC DISTRICT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 8 Page 7
are representative of Romantic style landscapes as they were designed
during the mid- to late nineteenth century. The landscapes of a number
of the properties, including Obercreek, Crosby House, and Elmhurst, also
include intact gardens and other features added in the early twentieth
century which reflect the popularity of formal English and Italian
gardens following the Romantic landscape period.
OME No. 1024-0018/ NPS Form
l~nited States Department of the Interior
National Park Service
NATIONAL REGISTER OF HIS'I'ORIC PLACES
CONTINUATION SHEET
WHEELER HILL HIS'J:ORIC DISTRICT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 9 Page 2
Major Bibliographic References (cont1d):
Downing, A.J. A Treatise on the Theory and Practice of Landscape
Gardening adapted to North America. New York and London: Wiley and
Putnam, 1844.
Dutchess County Planning Board. Landmarks of Dutchess County 16B3-1867.
New York: N.Y.S. Council on the Arts, 1969.
Gekle, William. A Hudson Riverbook. Poughkeepsie, N.Y.: Hamilton
Reproductions, July 1980.
Gray, O.W., and Davies, F.A., compo New Historical Atlas of Dutchess
~ountv. Reading, Pa.: Reading Publishing CO'I 1876.
Hasbrouck, Frank, ed. The History of Dutchess County. New York.
Poughkeepsie, New York~ S.A. Matthieu, 1909.
Lossing, Benson J. The Hudson. From the Wilderness to the Sea. Port
Washington, New York and London: Ira J. Friedman division of
Kennikat Press, 1972.
MacCracken, Henry Noble. Blithe Dutchess. New York: Hastings House,
1958.
P.eynolds,
177_6.
Helen Wilkinson. Dutch Houses in the Hudson Valley before
New York: Payson & Clark, 1929.
Feynolds, Helen ~hlkinson. Dutchess Count\! DooDv'ays. New Yor}c: \rJill:Larn
Farquhar Payson, 19]1.
nolds. Helen Wilkinson. "Countrv Seats on Hudson I s IZiver in
Dutchess Countv. 11 j n Dutchess counb~_Hlsj:o:r~ical Society Yea,rl;)C)o}:~,
Poughkeepsie, ~ew York,1935.
Slmpson, Jeffrey.
TarrytOlrlTI, New
~nl€:HH1,1cls;on,_ Ri y~r 18 50-1918._..tL Photo. Pgrtrai t .
York: Sleepy Hollow Press, 1981.
::.:rn j t.ll, James tI ~ !ij~.f~Lt~ql:Y~~,_c;~~:r~7.I).1Lt,~h~~~~~.~_~S!~~~DJ:\7~__~.< S~y r a cu se! J,J ev..7 Y C:>J:}::. :
O~ Mason & CO~, 1882.
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C)rTr}a~qtE~r}taJ J1c:r~t i(~~l.;J.tt.ire J_n [)utcI)f~~:~~s
United states Department of the Interior
National Par}~ Service
NA'I'IONAL REGISTER OF' HISTORIC PLACES
CONTINUATION SHEET
Section number 11 Page 2
ONB No. 1024-0018, NPS Form
WHEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
RESEARCH AND DOCUMENTATION PREPARED BY:
Elise Barry
14 Cedar Lane
Rhinebeck, New York
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Wheeler Hill Road, Wappinger
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UNl'lW S11\TEs [D>AIITM1::Nr or- '1m: INTERIm CMD NO. 102'1-0018, NPS FDRl-1
!\T7'(nqV\L PlI.HK SEINIa.:
N7\TI CNAL Tm.5T'EJ< or- J USTcn.rc PI:.Aas
RI"illVAATIrn f1nl___
This fonn is for USe in nominating or requesting determinations of eligibility tor
irdividual Pn:perties or districts. See instructions in Guidelines for Comoleti'E
National Reqister Fonns (National Register Bulletin 16). Conplete each item by Inar){ing
"x" in the apprcpriate box or by entering ):lle l'equested infonnation. If an item does not
apply to the property being documented, enter "N/A" for "not applicable." For functions,
styles, materials, anj areas of significance, enter only the categories and
subcategories listed in the instructions. For additional space USe continuation sheets.
all entries.
L Na:rre of ~
historic name ~ HIlL ~c Drs:mrcr
other naInes/si t.P nl'ln:1ber
-.----..----
2. Locaticn
street & number .hbee.1er Rill Bead
ci tv. town &It:uiYYlPr
state New York code 036 Qamtv ~ co1e
;. Classifi~
OWnership of property
[X]private
[ Jpublic-local
[ ]p.lblic-state
[ ]public-Federal
, , not forPJblication
I , vicini tv
027 zip co1e 12590
=
Category
[ Jbui1cli.rY;](s)
[X) district
[ ] site
[ J structure
[ Jabject
Number of resoorces within. p~
Cbntritut . Norx::ontri h rl-';-":
l.n:J ~'-L.& ":J
.: 49. 12 )::ui.lc:lin:1s
15 0 . sites -
4 0 sb:uctures
o 0 clJjects
68 12 Total
Number of contributiIX] resources PreviOUSly
listed in the National Register 0
~
Nane of related lIIUl tiple property
1 istings: Nl\
j. sta~l h:1ercv ~ic:miCl1
As the designated authority under the National Historic Preservation Act of 2966, as
illMnded, rhereby certity that this [X] nanination [ ] request for detennination of
eligibility l<Eets the dOCUtrentation standards for registering Pr-cperties in the National
Register of Historic Places anj l<Eets the Procedural anj professional requiren-ents set
forth in 36 ern Part 60. llIy inion, this property [X] !lEets [ ] does not meet the
National ister cri [See continuation sheet.
oertifylng official
'ssioner for Historic Pr~tion
era} agency and bureau
In llIy opinion, the Property [ ] !lEets [ ] does not !lEet the National Register =iteria.
[ ] See continuation sheet.
r1ff- ~/'11
SigTklture of commenting or other official
S::.ato or fcc1eral ClCJc.ncy ard burCclu
cetc
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Ol'-ln No. l02.:1-001H, NPS Fot-m
Jnitccl StCltes Department of the lntcl-iot.
!/;)tioni11 fJClrk Service
J.JATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number '7' Page 2
nuildinq List
I. Obercreek
c. 1850; 1920
Obercreek is a three-story building of wood frame construction with a
flat roof, modillioned cornice and plain frieze at the earlier second
story roofline. The house was originally constructed circa 1850 in the
Italianate style. The third story was added in the 1920's and the
exterior was remodeled in the Colonial Revival style. A monumental 'two
story portico supported by four square columns and topped with a
decorative roof balustrade dominates the 'principal-, facade and. represents
the most ornamental exterior addition of the 1920's work. The interior
spaces were also redesigned at this time, and a private chapel added on
the second floor. The architecture firm of George B. Post provided the
plans for Obercreek's 1920 alterations.
The support buildings, estate grounds, and farm complex associated with
Obercreek remain intact. The designed landscape includes components from
different eras beginning with the oak grove surrounding the main hquse,
which was planted circa 1855. Several ornamental exotic trees which are
still ext~nt, including a cut-leaf European Beech, Weeping Larch, Katura,
big leaf Magnolia, and Weeping Hemlocks, were added near the end of the
century. Finally, a series of formal gardens designed by architect Ellen
Biddle Shipman were added in the 1930's. Other important components of
the landscape include the formal allee leading up to the house, and the
series of paths and walkways leading to the various support and
recreational buildings on the grounds ot the estate. There are no non-
contributing resources on the property. Contributing -resources, listed
below, include twenty-two buildings, two structures, and five sites.
Contributinq Buildinqs
frame gazebo (c. 1920)
tennis shelter (c. 1940)
main cistern shed (19th century)
pool pump house (c. 1940)
auxiliary pump house (co 1940)
squash court pump house (co 1940)
onc-Clnd-onc-)1C11f story, stucco cott('\C]c (c. 1890)
-)"C-~.,tCJt-y, [ctf!:1c shop '(co 19';C)
':;>pcr qilr('\gc (c. !<:)20)
':or,-"F' <lOel (c. :9::'0)
: 'J (' i), l~! Cf <l t- ,1 (I C (c. 1 9 ,) 0 )
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;,11:11' pl"'/1Joll:~C (c. l'J'lCJ)
'J'Jl (('II 't-/celery hut (c,
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01-10 No. l02iJ-OOIH, NJ>.'; ~'onr,
':l1ited States Depat-tment of the Interior
:iiltional Park Service
U^TIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER,HILL ROAD,.WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 7 Page J
cow barn (c. 1920)
one-story milk house (c. 1920)
calf barn/bull pen (c. 1920)
two-story, frame carriage house (19th century)
horse barn (c. 1920)
,
....:-
Contributinq structures
eight-sided silo (c. 1920)
horse stalls (c. 1920)
Contributinq Sites
boxwood garden (0..1935)
rhododendron garden (c. 1935)
rose garden (c. 1935)
greenhouse foundations
Obercreek landscape (c. 1855; c. 1935)
2. Elmhurst
c. 1867; c. 1885
'::lmh~rst, built :by 1867, for Samuel S. Sands and completely redesigned for
him in th~ 1880's, is a two and one-half story, rambling frame and
shingled estate house with a brick foundation, asymmetrical massing and
fenestration, and a steeply-pitched mansard roof. Originally a Second
Empire style residence, the Shingle style re-design of the house includes
a columned porte-cochere at the main (east) entrance, a recessed front
door with transom and fluted pilasters, projecting bays on the first and
second stories, and a raised porch across the rear (west) elevation.
There are paired and single two-over-four, double-hung windows on all
facades as well as in the single and double roof dormers. The exterior
has received a number of modern additions and the mansard roof has been
reshingled in asphalt. The building retains a fair degree of exterior
integrity. The interior of Elmhurst retains the floor plan and many of
the finishes from the 1880's remodeling. The wide entrance hall has a
staircase with mahogany rail leading to a curved second story platform.
The principal formal parlor has a series of Doric columns around the
perimeter of the room and has window seats with turned trim. Although
some alterations to the interior have been completed to bring the
building into conformance with 10C21 fire cede.s, th0 .ir>t'crio!:' conti"LlC'S
~Q :'~~~in ~ high degree of integrity.
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01'-11\ No, l())'l-()(llH, t,i':; I-n:l~
:Jni ted states Department of the Inter ior
tJCltional PClrk Service
NATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL III STOln CUI STH I C'l'
WHEELER HILL IWAD, ~'l.APPINGEH
DUTCHESS COU~TY, NEW YORK
Section number 7 Page 4
-------
evergreens) planted along the perimeters. In the early twentieth century
a series of five lawn terraces were constructed on the hillside south of
the main residence. Each level is connected by a series of steps which
terminate at a .water tank/pool which is piped for a water jet or
fountain. The area of the lowest terrace is defined by a grove of
European linden trees. Although some of the original landscape is
overgrown and a number of modern buildings have been added to the
property, the historic landscape design still retains a modest degree of
integrity. There are five contributing buildings and two contributing
sites on the property (listed below). Three non-contributing modern
buildings, including a, manager" s re,sidence, caretaker' 5 house and
conference center, have been erecte~ on ~he former estate grounds. _
Contributinq 3uildinqs
two-story brick carriage house (c. 1867) ,
two-story brick carriage house and stable (1882)
small shingled gatehouse (c. 1867, c. 1880's)
small frame ice house (c. 1900)
one-story frame ice house (c. 1880's)
Contributinq Sites
greenhouse site (c. ~910)
Elmhurst landscape (c. 1867, c. 1910)
3. Edge Hill
c_ 1840; c_ 1855
The Greek Revival style main building on the Edge Hill estate was
probably built for Federal Boardman around 1840. This large dwelling is
a two-story brick building with a low pitched gable roof and a monumental
portico. Four tapered, fluted Doric columns above a raised wooden porch
support a modestly decorated entablature. The main entrance to the
original three-bay main block has a mUlti-paned transom and sidelights
set in a simple frame beneath a scored stone lintel. This block retains
original six-aver-six double-hung windows. ^ two-story, two-bay, brick
~ing was added to the north side of the house during the 1850's, The
addition matches the Gree}: Revival style of the originc:tl facade. A one-
story brick library win0 was constructed off the rear of the house,
'::;>:Jarontly C1t tho S2me time ~:',lt the north wing \'!Cl5 (tdded', The intr:-ior-
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Ot'-1f3 t~o, l07t1-001B,
NPS f-'orm
:lnited Sti1tes Deportment of the Interior
'.Jutional Park Service
/.JATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD, WAPP~NGER
DUTCHESS COUNTY, NEW YORK
Section number 7 Page 5
overgrown the road bed is still discernible, as are the two wooden gate
posts that mark its juncture with Old Troy Road. Mature trees and
overgrown shrubs along the entrance drive also recall the original
planting scheme. A complex of several outbuildings was constructed
northwest of th~ house in the 'early twentieth century. One non-
contributing building, a small, modern residence for staff, has also been
constructed near the barn complex.
Contributinq Buildinqs
one-story, frame gate lodge (c. ~920)
one-story, frame cow barn (c. 1920)
one-story, fr~me milking barn (c. 1920) "
two-story, ell-shaped, frame barn (c. 1920)
Contributing structures
one-story, frame corn crib (c. 1920)
Contributinq sites
Edge Hill landscape (c. 1855)
4. stone House at Farmer's Landing c. 1740
The Stone House is a small, one and one-half story, rectangular, gable
roofed building constructed of randomly laid stone. The ends of the
building are constructed of brick under the gable. originally the
building had a two-room plan with a separate entrance to each room.
Sometime after 1928 the west door was replaced with a window and the
interior plan reconfigured. Brick interior end chimn~ys remain intact on
each gable wall, but the rest of the interior has been modernized.
There are no ancillary contributing or non-contributing resources
associated with the Stone House.
5. Lent & Waldron store
c. 1750
The Lent & Waldron Store is a two-story frame bllilding with a gable
~ n t e ria r end \. him n e y S,. a n cl a p Cl r t i all)' e :.: pas e cl s ton C [ 0 LI n d <: ~ ion .
:~',,;t' floor' 11iJc; CLlp'bo21rc: sidin'g iJnd the SCCO~)c! fJoot" <...'hien \.j(l:~
· .c c C iJ 1 (3 ') 0, is'; h C' '" the din s hi n q 1 e s , The r r' i n C I P ,l! : i'\ C ,l C!,... 0 t
':ildinr:! [iICf~". ::~C r1'-'0:' i"'n,i /)i1~; ,-I '...-,-'),l\',."[.r.;' ("~~~::
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Ot-W No. ] 07 ,1 - 00 ] n, N r'S r 0 tr.l
lJnitcd States f)epClrtment of the lnterior'
/1 i.l t ion alP ark S e r v j c (>
NATIONAL REGISTER Of IIISTOHIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
section number 7 Page 6
original construction. A later fireplace, ceiling moldings, and interior
stairs have been retained from the mid-nineteenth cen~ury additions.
There are no other contributing or non-contributing resources associated
with the Lent & Waldron Store.
6. Henry Suydam House
c. 1835; c. 1855
"'"
The Suydam House is a five-bay, two-story frame residence originally
constructed circa 1835 in the Federal style. Sided in clapboard, the ,,'
principal facade is oriented around a ~center entrance with sidelights
below a tripartite window. Boldly projecting door and window lintels are
the most characteristic Federal style ornamentation. In the 1850's the
house was redecorated in the Italianate style. A bracketed eave was
added to the roofline and first-story lights were lengthened into French
windows. A large, flat-roofed, Italianate addition was built off the
rear of the building. The addition has wide, overhanging eaves with a
bracketed cornice, narrow arched windows and an arcaded loggia. The
interior of the residence retains many features from the mid-century
rempdelling, inc~uding elaborately patterned parquet floors, ornately
carved ~nd heavily varnished mahtels, and trims and moldings
characteristic of the Italianate style. The first floor rooms were
redecorated; some of the second floor rooms retain mantels and other
woodwork from the earlier Federal style construction.
An 1890 landscape plan for the Suydam estate provides documentation for
the integrity of the estate grounds. sto.ne walls line the property along
Wheeler Hill road and the long entrance drive lined-with mature maples
and other forest trees secludes the house from the road. Groupings of
large needle-leaf evergreen trees were planted to the north of the house
but the western vista facing the river was left open except for the
planting of a number of individual shade trees. Unfortunately a number
of elements identified in the 1890 plan, including an orchard, gardens,
Gnd small farm buildings, are no longer extant; however, the designed
landscape still retains a rodest degree of integrity. The property
~etains two contributing buildings, two contributing sites, and one
=ontributing structure. The~e is one non-contributing modern building orr
-:. r) err 0 r'; r t y .
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OM [\ No. 1 0 ~' '1 - 0 0 ) 11, N r s ]- . 0 r m
United States DepClrtment of the lnterior
t Jut i 0 il <3 1 P Cl r l< S e r vie (~
NATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER. HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 7 Page 7
contributinq sites
barn foundation (c. 1855)
Suydam estate landscape (c. 1890)
7., 8., & 9. Non-contributing residences
c. 1950's
Modern, one-story, Ranch style houses set back from Wheeler Hill Road.
Originally the grounds of the Crosby estate, this property was subdivided
after 1950.
"
'--
10. William B. Crosby House
c. 1800; c. 1870
The Crosby House was originally constructed as a two-story, three-bay,
Federal style residence with a side-hall plan. This small house has
identical entrances on the east and west sides that are characterized by
six-pane sidelights and semi-elliptical .transom lights with radiating
tracery surrounding panelled doors. Flat roofed porches with decorative
ba 1 u..strade,s protect both entrances. A two bay addition extending the
south gable was constructed circa 1870, transforming the house into a
five bay building with a center hall. A wing off the north gable end was
constructed circa 1900, although it appears to have been built on a
foundation of an earlier wing. The exterior of the residence retains a
high degree of integrity to the nineteenth century, with early clapboard
siding, six-over-six windows, and a massive stone chimney on the south
gable wall. The interior features of the Crosby House exemplify its
various stages of development. The original three-bay section of the
house still retains finely crafted Federal period woodwork in the hall,
and a stair rail and newel post that are narrow and light in scale. The
east dining room has paneled walls to the chair rail and a Federal style
mantelpiece. The west parlor has paneling under the windows and around
the fireplace. The south room of the house has Queen Anne features which
were in vogue when this addition was constructed. These include a
denticulated mantelpiece with a surround of yellow mosaic tile, and
narrow birch and wal~ut flooring laid in an intricate design. The north
'...'ing of the hOllse \-"25 completely modernized circa 1970.
,,':'~lC c'riC] i 11."\1 ;n'opC'~':-y C15soc.1Cltcd '.:ith the Crosby lJ'ou:;c :10 Jonc;cr L'(:'rTi,I.ln:-,
;r,'~C1ct. '1'11C PI'clpcr-.:'," '.'.',1S su::odivic!cd in the rlicl-t\,.'('n::cc'th ('c'ntu,'y (lncl
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01'111 No. l02tl-OOlt', NI'S It)I:"
iJni ted states Depdrtment of the 1 nter ior
National Park Service
NATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTH.lC'J"
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
S~ction number 7 Page 8
to the south of the main house. Although the buildings appear old, they
have been substantially changed as a result of additions and alterations.
Although the property has been subdivided, intact remnants of the
designed landscape are still retained on the parcel associated with the
house. These features include the original drive down to Old Troy Road,
and two formal gardens constructed in the early twentieth century. The
English garden retains intersecting brick walks and a central fountain
and reflecting pond. The second garden has four symmetrical raised
flower beds encircling mature evergreens. This small portion of the
historic landscape associated with the Crosby House still retains a high
degree of integrity.
Contributinq Buildinqs
one-and-one-half story, frame gatehouse (c. 1870)
barn (c. 1870)
one-story well house (c. 1870)
novelty-sided potting shed (c. 1920)
Contributinq Sites
English garden (c. 1920)
north garden (6.' 1920)
Crosby House landscape (c. 1870; c. 1920)
11. Carnwath Farms c. 1850; c. 1870
The main residence at Carnwath Farms is a three-story, flat-roofed, brick
house designed in the Italian Villa style. The front or north facade has
a centered, projecting, three story pavilion which incorporates the main
entrance. The principal windows throughout the. house are arched with
brick lintels and stone sills. Most of the original double-hung sash
windows are intact. The overhanging roofline has heavy decorative
brackets around the building, and a brick beltcourse also circumscribes
the building between the second and third stories _ A two-story veranda
with chamfered posts and b~ackets extends across the west and south
elevations of the house. A semi-circular, two story wing and a three-
sto~y addition were added to the east side of the house circa 1870, ~oth
cJ e s ~ c: :10 cJ t 0 com pIe men t t .n e 8 ,_: i 1 din 9 I sIt a 1 i i) n ViII Cl sty 1 e . The 0 rig i.)C1 1
,-~ :; ~.- - ~ (' t ,- i c;,.l r 1 0 0, ;) 1 t1 n c~. -.: h e 11 (, 1I S ere m () ins i n t Cl C t I' but m 0 S t 0 [ the
"'~;~':':-(lte til1lc;h '...'od: in the :::"incip.ll rooms d(jtc~; [rom the 1270 pe::-ioc.!
(. :;~!<I(:'i~r'llt. The mo;~t <:-:::-d:inc; interior- f(~;:tlln:' i~ (l CJrC1nc~ st'-lir-r::,:~:l'
::~:ylJ~ (:fll:C.\Il,--'(: 11;111. The i;l.>c.1LY 1-001:', i:; .-1):-.0 'iotzd:>le jor lle:
D,,,:clll'c! ',:,'ll,~, cl(':~~-'1tc C':'1 LLnq DLlc:~Cn/or}:, llnci II,lrc;',:---'; I !:YI~-
I ;. , !:,. : ~' \-., ~ J : 1" . )!!l r . ': I ~_ ' . !. i ~ ~ In ':: I ~ ~- I . ~ (l . ~ ..; I ~ ~ ; ( \ f!! I ! : j I .- \ i ,~
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r:,.'.! :'11'(1 1;Ir1rj':C;lpr', ;1f1(!
I.';HT:L-. ,e!.! 111 the remn;IT1L:; 01
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.1 I~O)r,lntic :.Lylr'
,~ II P f' n d- I) II i ) Ii I n (J . ~
. ..'...:-....,.0.-___..._. ...... _ .......... ~............~ .......,................. _ '.,
:Jnited States Department of the Interior
1-1 a t ion alp ark S cr.\! ice
01.1[1 No_ l02-1-001n, Nl'!; FO;-:'1
NATIONAL REGISTER Of HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTH.TCT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 7 Page 9
(listed below). Designed landscape features include stone gate pillars
and a long, winding entrance road which passes through a park-like
setting. On either side of the entrance drive are" randomly planted
specimen trees and small clumps of trees placed on the open lawn areas.
The designed landscape in this portion of the original estate retains a
high degree of integrity; however, later construction around the main
house has erased most of the-landscape features in that area. Open
agricultural lands are still associated with the barn and carriage house
"further south. There are two primary non-contributing buildings on the
property.
Contributinq BUildinqs
brick, Second Empire carriage house (1873)
brick, Second Empire cow barn (1876)
brick pump house (c. 1870's)
two-story, brick convent (1927)
Contributinq Sites
Carnwath Farms landscape (c. 1870's)
greenhouse site (c. 1900)
H:--.:~~t of Signi[i~-----------'- --.-----.-__....__._.._.
(crtiryirg official has considered the significance of thi"s p;oper~i~)".-n:>i(-lt_-;~ll1 Lo
.ther- pmperties: [ ] 1Ir1tionally ! ] statewide (XI loc11ly
/\pplicable National Register Criteri<l (X] ^ [ )!3 [X) C D
(Yiterla Considerations
[]^ []B []C
D [)E [)F
] c;
Areas of significance
lillCHITECIURE
<:X:W1UNITY DEVEIDFMENT
CCW1ERCE
Period of Significance
1740-1940
Significant ~ltes
NA
Cllltural Affiliation
NA
Significant Person
NA
Archit:ectjBuiJ.der
tJNJ<NCMN
state significafX:):! of p!q)erty, an1 justify c:.riter1a, criteria considerations( arrl areas
and pericx:1s of significance notEd aOOve.
.J
The Wheeler Hill Historic District is architecturally arrl historically significant
as a highly intact concentration of stylistically cli.stin::tive Hu::1son River estates that
recall the nineteenth and early twentieth century social history of westen1 r:utchess
Ccm1ty develq:ment. ArdUtectural styles represented by the six principal estates in
the district inclucle high-style exanples of Federal, Greek Revival, Italianate, Italian
Villa, Se.corrl E!tpire, Shin:1le arx:l Cblonial Revival design. The estates retain intact
support buildings, inooel fanns, gardens, larxiscaped grourrls, arrl a picturesque river-
oriente:1 set:tin:J that tcgether recall the aesthetic sooght after by the valley I s weal thy
elite. Interspersed among the estates are two earlier eighteenth century properties
that recall the ven1acular D.rt:d1 b..ri1cii.n:1 tradition datin:J iran the region I s period of
settlement. 'The Wheeler Hill district is one of the most cd1esive enclaves of historic
resources remaini.nq along the HI.rlson River in rxrt:chess Chmty.
Settlement in the Hudson Valley began with the establishment of cutch trading p::>sts
durin:J the seventeenth century. More extensive occupation soon- followed as Dutch
fanners took up agricultural lands along the Htrlson River ard its major tributaries.
The area at the confluence of WaPPin::1ers Creek and the Hudson River was particularly
attractive because of the wide ard fertile bottcmlarrls alol"B the creek, the potential of
the creek to p:Mer mills, and the direct transrx:>rtation link to Ne-w York provided by the
Hudson River.
The first settlers built Sffi.1.11 horresteads based on northern European precedents.
Employing local fieldstone, this veITlacular housll:J was characterized by rect.a.rYjular,
one and one-half story J:"!assing with ~ steeply pitched gable r09f, end chi,tnneys, .
asymmetrical. fenestratiw incoq:;oratinj multi-pane, double-hlliX:J windowS, am an overall
lack of detail or ornamentation. ^ distinctive roofline with overhanging eaves
incorporating a [ull-lC?'!gth )Jorch is also chaRctcristic of the buildiifJ typ=,o This
early form of residenti21 clrchitecturc contim~ed to be buil t u:1til ',.:oJ 1 into the'
(:,ightcr'ntl1 century in tho IlucJ-"nn V(ll](?y, (lJthOll<]t; :i1tcr cX;lmplc:; ill:-;) cc~~c)111,:, (';~:;)lu'/'.:
(J!-lCL a.s 2 builcJiJ"-l r~Jt/>~-~.~l i1.S that commodity uE:'::JmC morc ,lViliLll110. 1!(':,',,1':: !:'\I)(':_
! 1-:11I\C houses sheilthcd 1:' cJ iJpboard (l1so typi [icd the ciCJhtccnU1 cCIl:::ury VCilUClll,1J-
:lllilclil:YJ t!C1ditiol1 ill U1I? :-r:-gjol)_
OMO No. lO)'J-OO]fJ, NP~ 1'01.111
lJnited States Department of the Interior
U.,tiona] Park Service
NATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTInCT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 8 Page 2
..J
The Stone HOuse (c. 1740) and the Lent and Waldron Store (c. 1750)
are rare surviving examples of this eighteenth centu~y tradition. The
Stone House epitomizes the vernacular masonry tradition, while the store
is an example of heavy timber construction. Notable characteristics of
the stone house include the building's one and one-half story rectangular
massing, broad eave with integral porch, and combined stone and brick
construction material. The Lent and Waldron store's raised foundation,
heavy timber frame, and contemporaneous woodwork are that building's most
evocative components. The two buildings are in very close proximity to
one another, and together they recall the principal varieties of rural
eighteenth century construction in western Dutchess ~ou~ty.
Following the Revolution the influence of national styles played a
larger role in shaping local architectural design. The Federal period of
American architecture was strongly influenced by English idioms,
particularly the work of the English architect brothers, James and Robert
Adam. Their work, which represented a sophisticated adaptation of Roman-
inspired classicism, was distilled and simplified for American builders
in numerous builder's guides, such as Asher Benjamin's, The American
Builder's Companion (180_6), which became widely available during this
perioo. Two of the residences in the Wheeler Hill Historic District are
significant examples of the type of Federal period residential
architecture that was commonly constructed at this time in Dutchess
County. The Suydam House (c. 1835) combines the vernacular two-story,
five-bay, center-hall, wood-frame template with refined Federal-style
features including a central tripartite window and boldly projecting door
and window lintels. The Crosby House (c. 1800), more modest in its
original size, is notable for its prominent entrance. surmounted by a
leaded glass transom, and by the integrity and level of craftsmanship
associated with much .of its interior woodwork.
The architecture of ancient Greece began to capture American tastes
in the early nineteenth century because it symbolized the democratic
ideals which Americans had fought to attain. Contemporary Greece was
also on the mind of Americans as that country fought to attain its own
independence from Turkey ,in 1821. As America gradually turned away from
English tradition, Grecian classicism provided the principal. inspiration
for the first truly American architectural ~tyle.' the Greek Revival
would come to dominate resideritial and public building throughout the
18JO's, 40's, and 50's. Edge Hill (c. 18-"10) is the only example of Greek
!( C' v i val arc hit e c t u r e j nth e Iv h eel e r /J ill 0 i s t r i c tan don e 0 [ the f c \.)
~.~ u r v i v i n 9 b u i 1 din 9 s 0 [ t his sty 1 e i nth e tow n 0 f Iv n p pin g e r . The
T- c ~-, i c1 e nee, '.-/ i l h j t s f Ll 11 p c d 1 ~1 C nt, t '.',' 0 - S ~ 0 t- y, [ 1 ute d D 0 r ice 0] u m n s, '.1 n d
:l i ] ,I ::tcrec: cnL):lncc \.,'j ll1 "'C'~~1rl(Jl!L1!- lL':i~;om, i~~ () cJjstingui~~llccl C'>:,'1ilp] e-
,I ite-; type i;, U1C tllr-:l1 i:l!ci~-~on './,:]lc~.'. The building's ~;i7.c, )Jrlck
:()ll';I~r'llCLjon, CHicl high qUidlty Inlerio:- ""ooclwork, pJ2stcr work, m('l1l(']~~
<I 11 d t 1" l" cl \.J in c j den t i [y it;) r, tt 1 ere s i (k n c C' 0 [ 0 n C 0 f t 11 c () n' (, 's [j 11., 11 C ) ,1 I
(' lite. F:clCJC!1 i 11 WZlS onp ()~ tllC 111",:t ;':'OPPI-t ics clr:vcloped ,J:; ,) COllntr\'
, " . t ,1 I I' I J) 1I J (' <l 1 '-.r t- i ,~ t
..~ '-.~.-._.._........__...
:Jnited 'States Department of the Interior'
N rt t ion <lIp i1 r k S e rv ice
0:-: II No. 1 0 7. .1 - 0 0 1 B, N I ''<; f-' 0 r m
!-JATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
ImEELER HILL HISTORIC DISTRI CT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 8 Page J
By the 1840's, Romantic period alternatives to the Greek Revival were
influencing American architecture. Designs based on Medieval and Italian
Renaissance traditions were popularized by Andrew Jackson Downing and
others, and this Picturesque Movement was embraced to a greater degree in
the Hudson Valley region than anywhere else in the nation. Obercreek
(c. 1850) was originally constructed in the Italianate style popular
during this period, and although the residence was later redesigned, it
still retains features characteristic of its original style. The Henry
Suydam House was redesigned in the Italianate style (c. 1855) and the
addition to that building of ornamental roof brackets, bay.windows,
arcaded loggia, arched lights, and flat roofed appendages epito~izes the
Italianate design scheme widely embraced in the valley. ' ,
Despite these other examples, it is the house at Carnwath Farms (c.
1850) which best epitomizes the Romantic Period in the Wheeler Hill
Historic District. Constructed in the Italian Villa style, this three-
story, brick mansion embodies all of the principal characteristics of
this style, inclUding a prominent three-story tower, flat roof with wide
overhanging eaves, ornamental roof brackets, arched windows, asymmetrical
interior floor plan w~th a central grand staircase, elaborate plaster
work, -parquet floors, and richly panelled rooms. Much of this interior
work dates to the 1870's, and many of the other estate buildings on the
property date to this period as well. The large carriage house (1873)
and cow barn (1876) on the estate reflect the Second Empire tastes of the
post-civil War era and, along with the main house at Elmhurst (1867), are
rare examples of this style which was uncommon outside the urban centers
in the Hudson Valley. The dominating Mansard roofs of these buildings
represent the principal concession to the'Second Empire style, which was
modeled after contemporaneous French building fa$hions. -
While the Second Empire style expressed heights and vertical
surfaces, the subsequent Shingle Style which became popular at the end of
the Victorian era emphasized broad, horizontal planes with free-flowing
interior spaces. The Shingle Style was a uniquely American adaptation
that combined elements of Queen Anne, Colonial Revival, and Richardsonian
Romanesque design. Primarily an architect's style thut was never widely
adapted to vernacular housing, the Shingle Style was most common in the
coastal areas of Ne...: EngJ,and. The style is very rare in the Huds'on
Valley ur~a of New York and the re~design of Elmhurst (c. 1885) must be
considered one of the region's principal examples. ^lthough Elmhurst
retains only a modes~ degree of integrity, t~e huiJcJinC] still dispL:,ys
Jlldny of the defining characteristics of the Shir:glr: .')tylC', including it:-.
10',-', b:-OCld, l-,lmblinc massing, intcgr21 2!lC: ,:':.t.;:chcd p;-,-chc:" Coloni,,1
"t:,-11' cnt:r.;~:1cC ,lncJ ','ood'.-.'or}:, large Dultl-P;\;:cc! '.,.'iIHlo\::'" ,~nd :;iJinql,'
',hc,::':1111H], 111 <lddi~.:.on the Elmhul-:;t est,ICe C;;ltchou:,r, \v'it:h it,; ()/-u,'ci
:00[J1:1,:', :;'..:cpt Cj<lbJes, and shingle shc,'IthinCj, l:', ;111'jrr.pc:<rt,lnt c~:;lmpJI' 0;
: 11(' ,Jpplicdtion of tins style on ;1 SJll<lll sc.lle,
. ~....._--_.-...
........ ........-..-............-_..
IJnj ted Stiltes Department of the Inter'ior
11"tional Park Service
01'10 No, 107<1-001[), ~n'~; f'OI-m
NATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 8 Page 4
After the Centennial celebrations in 1876, American architecture
began to embrace the nation's colonial heritage and to turn away from
Victorian styles. The Colonial Revival architecture which derived from
this movement rarely copie~ historical prototypes directly, but,rather
developed new interpretations of pre-1840 designs that employed a widely-
varied colonial vocabulary. Colonial Revival houses were generally
larger than their historic counterparts with many elements of the design
exaggerated. The popularity of the movement spread rapidly and was
remarkably enduring, dominating American architecture through the 1940's.
The principal' .example of Colonial Revival architecture in the Wheeler
Hill Historic District is the house at Obercreek. Originally constructed
in the 1850' s, the residence underwent an extens.lve Colonia"l Revival
remodeling during the 1920's. The principal area of enrichment was the
building's formal facade, to which an elaborate new entrance was
incorporated. A side-lighted doorway with Federal-style transom and a
two-story portico with modillioned cornice represent the primary
concessions to the Colonial idiom.
The Wheeler Hill Historic District is architecturally significant as
a remarkable collection of residences that recall virtually every
dominant architectural style in American architecture ,from the mid-
eighteenth to the early twentieth century. The district is also
significant for its regional historical associations. Tbis area was
originally part of the Rombout Patent granted to the children of Gulian
Verplanck on October 17, 1685. Farming settlements were established. by
the early eighteenth century on the fertile lands between Wappinger and
Sprout Creek, and Philip Verplanck erected a mill on Sprout Creek by
circa 1720~ In the early 1740's New Hambtirg Road was constructed from
Sprout Creek to the Hudson to bring flour and produce down to the river
from the early settlements of New Hackensack, Hopewell, Sprout Creek and
Swartoutville. Verplanck built a dock at the outlet of Wappingers Creek
which he called Farmer's Landing and the Stone House at Farmers Landing
was the residence of Verplanck's wharf agent beginning circa 1740. The
dock operations continued to grow during the eighteenth century and at
one point included two storehouses, two dwellings and a dry goods store,
Only the store, operated by Abraham Lent and Peter Waldron in the lilte
eighteenth century, remains standing today. Together with the Stone
House, the Lent/Waldron Store recalls the commercial activitfcs
ass oc i a t cd \\1 th early set tlement and agra r ian devc lopment in the reg i on.
The Hudson River was the dominant transportation link to No....., Yort: City
~narkets and the location of these buildings on the HucJson at the c'nd of ,J
:.ni.ncipal settlement period tho:::-oughfare is indiCCltiv(' of thcj r :-01 C ] 11
::h~ business of trading goods and comnocJjtic:~. Tllel-c ,11(". ',""_\' : ,"..
'.r;';:lement period commercial properties .rc~ail!inCJ J.n till' IllJd'-.r:'~ ":,' I) I\'
:r.r,:ion Dnd the rarity of these trZlding .po~,t~ "del,; to t.hi' ';]q/1JI'i',!/HI.' ill
:11(": j',lrmr:>rs LcHlding bUildings,
Other properties in the district, '-;lJch ,J'; Lhr> .(~II\'r1,11l1 ,11]1) ('/1)',1,\'
;)rJtI:;(,:~, cioculncnt the tr'JI1';it-inf) rrnln f,,,,,,,,,,,
. . . -. -."-----
.-..........................................,..-
. .... ,. ................... .. - - . _.
Jnlteid 'States Department o( the Interior
tJntionil) Park Service
Ot.m No. 107t1-00JR, NP~~ For'on
NATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER BILL RQAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 8 Page 5
transformed the area along the river during the first half of the
nineteenth century. The Suydam House was originally the Federal-style
farmhouse of Job Angel. Angel operated a productive farm and his
landholdings in this area 'Were extensive. In 1846 the house and a modest
parcel of surrounding land was PUrchased by Henry Suydam, 'Who began
transforming the farm into a picturesque estate. Additions were made to
the house, which was remodeled in the Italianate style, and interior
renovations employing high-quality materials and craftsmanship were also
completed. ay the late nineteenth century a Romantic style landscape
plan was in place, completing the transformation of the property from a
functioning farm to a rural country retreat. The Crosby property 'Went
through a similar evolution trom farmhouse to'estate during ~he
nineteenth century. The original two-story, gable roof, rectangular form
d and Federal style details are retained in both the Suydam and Crosby
houses and these features recall, along with the house locations in an
area of fertile lands along the river, the original farm-related Use of
the properties. The later stylish additions to the houses and the
designed landscapes that were constructed around them reflect the
transition of these properties to formal estates.
The remajning :properties in the Wheele~ Hill District, including Edge
Hill, Obercreek, Elmhurst, and Carnwath Farms, were established in the
1840's, 1850's and 1860's as country estates of wealthy Hudson Valley
natives or relocated New York City residents. The wealthy 'Were attracted
here by the rural setting, highlighted by the vistas of river and
mountains beyond. Like others up and down the river, they created
impressive estates to reflect their position in New York City and Hudson
Valley society. Unlike other very private estate enclaves, however, the
Wheeler Hill estates remained more open and integrated, the result of
family associations aDd strong local ties.
The history of these estates and the interrelationships of their
families began in 1850 when the estate at Carnwath Farms was built for
William Henry and Lydia Willis. Mr. Willis was a retired hardware
merchant from New York City. The Willises were related to the Mesiers,
an early and prominent WapRingers Falls family, and it may have been the
close ties between these two families that brought William Henry Willis
and his wife here in 1850. \..;i11is sold the ho.use at Carnwath Farms in
1855 and then built and resided in the house at Obercreek. Carnwuth
Farm s 'd u s 1 ate r ( c. 1 8 7 0 ) 0 w n e d by F ran cis \.1. R i v e san d his des c end Cl n t s ,
one of whoD also 01,.Jned and occupied the Crosby House for many yei:1rs in
~ h c Cd r 1 y b: en tic t h c (' n t u r y . I nth e mid - n i net C (? !l the c n t l: ~'Y C roc. by) Iou ~; ('
had bee;) m:ned by c.c. Satterlee ond tho S::ttel'~ee fClmi1y ','!,l~:; 21--;0 1 Jnkl'd
')y mClr~iac;e ~o the SUVGZ1m fc~mil\', O\'lner-s. of t'>=, .sUycl(H~ !iou'-;o. 011(' (Jf
:!enry Sllyd2':"~; cJCiUCji;tcrs f1l2rrlecl (l .sClttc':-lcc ::nd 1.ived <Il. FclCJc IIi]l III
the IGC')'s 2~ld 1R7Q'o-.. Edgo Hill WCl$ Llte!' ~~oLi (1139J) II..' \-1,l~. :;(\l~d~., .}
"-Ol.:Jtl':e o[ SZlmuol S, S3nds who built ,lncl o'.,'ned Llml:llc:l [rom JI\(,',)
lhrollCJh the LltC nineteenth ccntllcy. MC'llIber's 0' som~ or t 110::e [:1111 I ~ ]"':
C 0 Jl t i 11 II 0 cI too \-.' Jl P t' 0 per t y i n h' 11 (' (' 1 c r' 11 i J) ',c c 1) i 11 I" t / I " t,.' " "I ,,, I I,
....- -......-....
, .
Unlted ",States Department or the lnterior
National Park Service
o t-l 0 No" 1 0 ::' .; - 0 0 1 8, N P S 1- U l ..I
NATIONAL REGISTER Of HISTOIUC PLACES
CONTINUATION SHEET
WHEELER IfILL HISTOHIC DISTHICT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 8 Page 7
are representative of Romantic style landscapes as they were designed
during the mid- to late nineteenth century. The landscapes of a number
of the properties, including Obercreek, Crosby House, and Elmhurst, also
include intact gardens and other features added in the early twentieth
century which reflect the popularity of formal English and Italian
gardens following the Romantic landscape period.
. .
United'Sti'ltes Depurtment of the Interior
National Park Service
or-In No. 10:":-00]'-, t~ps FOtJn
1~^TIONAL REGISTER OF HISTORIC PLl\CES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NE\v YORK
Section number 9 Page 2
Major Bibliographic References (cont'd):
Downing, A.J. A Treatise on the Theory and Practice of Landscape
Gardeninq ad~Pted to North America. New York and London: Wiley and
Putnam, 1844.
Dutchess County Planning Board. Landmarks of Dutchess County 1683-1867.
New York: N.Y.S. Council on the Arts, 1969.
Gekle, William. A Hudson Riverbook. Poughkeepsie, N.Y.: Hamil~on
Reproductions, July 1980.
Gray, o.W., and Davies, F.A., compo New Historical Atlas of Dutchess
County. Reading, Pa.: Reading PubliShing Co., 1876.
HaSbrouck, Frank, ed. The History of Dutchess County, New York.
Poughkeepsie, New York: S.A. Matthieu, 1909.
Lossing, Benson J. The Hudson, From the Wilderness to the Sea. Port
WaShingt0n, New 'Yor~ and London: Ira J. Friedman division of
Kennikat Press, 1972.
MacCracken, Henry Noble. Blithe Dutchess. New York: Hastings House,
1958.
Reynolds, Helen Wilkinson. Dutch Houses in the Hudson Valley before
1776. New York: Payson & Clark, 1929. .
ReynOlds, Helen Wilkinson. Dutchess County Doorways. New York: William
Farquhar Payson, 1931.
ReynOlds, Helen Wilkinson. "Country Seats on Hudson's River in
Dutchess County." in Dutchess County Histor ica 1 Society Yea rboot.....
Poughkeepsie, New York,19J5.
Simpson, Jeffrey. The Hudson River i850-1918 A Photo Portrait.
Tarrytown, New York: Sleepy Hollow Press, 1981.
Smith, Jumes H. History of Dutchess County. Syrucuse, New York:
D. Hason & Co., 1852.
:~;p!lnC)cll'n, J.e. "l1en~y \'Jinthr-op Sar-gent and the EClrly IIJ',',o1'/':
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United States Depal-tment of the Interior
National Park Service
01-10 No. l02t1-001D, NPS Form
NATIONAL REGISTER Of HISTORIC PLACES
CONTINUATION SHEET
WHEELER HILL HISTORIC DISTRICT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
Section number 10 Page 2
i
UTH coordinates (cont'd):
(all zone In)
E 588300 4603590
F 588080 4603350
G 588100 4603280
H 587950 4603130
I 587980 4603060
J 587680 4602650
K 587970 4602180
L 587310 4601740
M 587080 4601980
N 587730 4603500
o 588140 4603850
P 588240 4603900
Q 588230 4603940
R 588340 4604020
S 588340 4603970
T 588520 4604940
U 588820 460~440
:Jnited St.3tes Department of the Interior
:!ationaJ Park Service
NATIONAL REGISTER OF HISTORIC PLACES
CONTINUATION SHEET
Section number 11 Page 2
Ot-lB No. 102'1-00]0, NPS Form
\'JHEELER HI LL HI STORI C Dr STRI CT
WHEELER HILL ROAD, WAPPINGER
DUTCHESS COUNTY, NEW YORK
RESEARCH AND OOC'UHENTATION PREPARED BY:
-
Elise Barry
14 Cedar Lane
Rhinebeck, New York
12572
:I
MASTER PLAN
Appendix B
Andrew Jackson Downing:
The Romantic Landscape
Movement
CARNWATH FARMS - TOWN OF WAPPINGER
B-1
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PrClpti~(!O.l1Ct~C.Q]2(!_G(lX~lJi/jg. (Reprint ofNint! 'irion of1875. Little Compton,
Rhode Island: lheophrastus Publishers. 1977).]
Downing fmiher divided landscapes into the "Beautiful" and the "Picturesque," noting
that both types of characteristics may appear in the same landscape, depending on its size.
"Beautiful" landscapes included curved and flowing lines, undulating topography with
rolling hills flowing together, reflective ponds, or softly babbling brooks. In contrast, the
"Picturesque" included irregular and broken lines, topography that often ended abruptly at
thickets or ledges, and water that "imitated the wildness of romantic spots in nature." Is it
unknown if Downing was widely read in Maine, but at least one example of this property
type remains today.
A. Typical location
Downing wrote specifically for the rural homeowner.
B. Physical Attributes (categories are from the Draft Gllidelines fO_Llh~_ Treatment 01
Histor(~ Landscapes)
a. Topography Characteristics of the Beautiful included gently rolling topography with
undulations that melt gradually together. Characteristics of the Picturesque included
occasional smoothness with sudden variations, often running abruptly into thickets or ledge
outcrops. The terrain was usually rugged and steep.
b. Vegetation
Trees in the Beautiful style were mainly deciduous with smooth stems, full, round, or
symmetrical heads, or luxuriant branches drooping to the ground. They were planted as
single specimens to allow free development of their form. These were most appropriate for
highly cultivated scenery.
Trees in the Picturesque style were mainly coniferous, although some deciduous trees
such as the larch became picturesque with age. These were irregularly shaped with rough
stems and bark, and were often used in sufficient numbers to give the character of a woody
outline. They were planted closely together for intricacy and variety, much as they appeared
in natural thickets and glades, and were most appealing on craggy surfaces rather than on
flat terrain. Shrubs in both styles could be used as "verdant hedges," which were considered
elegant substitutes for stone or wood fences along winding roads. In the Beautiful style
shrubs were planted somewhat singly for full development, and strips of lawn were used to
enhance ornamental shrubs.
Downing was an early advocate of the lawn and wrote "...when smiling lawns and
tasteful cottages begin to embellish a country, we know that order and culture are
established." A widespread lawn also meant ample space for enjoyment, hinting at an
increase in leisure becoming time available to the homeowner.
In the Beautiful style "grass is not grown into tall meadows, or wild bog tussocks, but
softened and refined by frequent touches of the patient mower, till at last it is a perfect
wonder of tufted freshness and verdure." Lawns of the Picturesque were simply mown less
formally.
Concerning crops and fields, Downing advocated combining the beauty of a landscape
garden with the utility of a farm. In both the Beautiful and the Picturesque, the layout of
crops was not necessarily bound to a traditional rectangular format; Downing again hinted at
available leisure time by suggesting that a gentleman farmer who does not require the
efficiency of square fields can develop fields with curvilinear edges bordered by winding
roads.
Finally, the front yard was not intended to be utilitarian; it was intended to make the
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transition Neen the architecture of the house anc ure's wildness. It was comprised
oflawn, rather than gardens with walks, and was not fenced in.
c. Natural Systems (hydrology and wildlife habitats)
Downing approved of incorporating natural water systems into the designed landscape,
for example by improving the appearance of an existing pond, or by removing debris from a
brook to enhance water flow.
d. Circulation
Circulation patterns in the Beautiful usually followed existing contours with flowing
curves and did not include sharp angles or turns. In contrast, the Picturesque featured
abruptly winding roads with sudden angles.
Downing distinguished between the "approach," which was the private road from the
public highway to the house, and the "drive," which was the property's interior road network
for vehicles. The approach was often curving, allowing a drive through part of the grounds,
but not inconveniently. It curved with a purpose, for example winding around groups of
trees, and allowed glimpses of the house through trees. The first view of the house was
intended to be from most the pleasing point along the approach.
The drive typically curved through the grounds, often defining the boundaries of fields.
It was intended to offer access to riverside trails and to pleasure grounds, to take advantage
of favorite views, and as a means of viewing crops.
Walks were the property's interior path network for pedestrians. Whether they were
formally laid out gravel paths near the house or simple, wild footpaths near the woods, they
were designed to stay as dry as possible for foot traffic. They served a similar function as
drives, but were scaled specifically for pedestrians.
e. Water features Downing approved of improving an existing lake or pond but
cautioned against creating one where it would not occur naturally. Generally lakes and
ponds were best when sited below the house, for aesthetic and functional reasons. In a
landscape of the Beautiful style, Downing wrote that improvements should be based on the
example of existing ponds, with smooth, gently curving edges. For the Picturesque, one
should create a wooded, irregular outline, have banks of varying height, and include rocks
along the shore. An existing brook may be incorporated into the designed landscape by
adding small pools, removing debris, and diverting it into smaller channels that re-unite
downstream. Downing cautioned against creating "tame canals" that had no example in
nature.
f. Furnishings and objects - (benches, lights, fences, planters, urns)
Downing had definite opinions concerning the use of fences. To him, fences were
intended to be associated with barn buildings and fields, not with the main house. He wrote
"to fence off a small plot around a fine house in the midst of a lawn of 50 acres is a
perversity which we could never reconcile." He also felt that "the close proximity of fences
near the house gives the whole place a confined and mean character."
Concerning other furnishings and objects (including structures listed below), he advised
the homeowner to stay in keeping with the spirit of the overall scene, whether Beautiful or
Picturesque. The goal was to strive for "tasteful simplicity" rather than for ambitious and
costly embellishments. Garden details such as ornamental buildings and seats should be
used in a combination of forms, colors, light, and shadows to "awaken curiosity."
g. Structures (non-inhabitable walls, terraces, arbors, gazebos, tennis courts, steps,
bridges, dams) One of the most significant non-inhabitable structures in Downing's era was
the porch, which provided protection against the elements and gave dignity to a home's
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entrance. s was the transition between the housf j grounds.
h. Views and spatial organization - (outdoor rooms and views)
The first view of the house was intended to be from most the pleasing point along the
"approach." The approach also offered glimpses of the house through trees, rather than full
views. Views from the house into the surrounding landscape were integral to creating a
harn10nious effect between architecture and grounds.
C. Geographic information (relationship to natural features that influenced design:
climate, topography, ledge, etc.)
Downing's principles of the Beautiful and the Picturesque were heavily dependent on
existing natural features, as discussed in the previous categories.
D. Boundaries
Boundaries are not applicable since there is only one extant site.
E. Variations within the property type due to changing cultural, chronological, or
geographical influences:
Variations are not applicable since there is only one extant site.
F. Condition of property type
The extant site contains features that illustrate Downing's principles ofthe Beautiful. His
four principles of Architectural Beauty, Utility, Expression of Purpose, and Art of Taste still
apply today. Historic landscape features remaining include a long gravel drive with glimpses
ofthe house, a utilitarian front yard with minimal ornamentation, the lack of fences near the
house, deciduous native trees with full, round canopies, rolling topography, and no
extravagant site furnishings.
IlL Significance
It is possible that other properties of this type exist in Maine and may have been
overlooked because they do not appear in the project lists of specific landscape designers.
Further research would be required to assess whether this is a major property type or one
with an isolated example. Also, it is unknown if Downing was widely read in Maine, so it is
difficult to determine if a site was designed specifically following his theories.
IV. Registration Requirements
The extant example may be eligible for registration under Criterion C and possesses
integrity of location, design, setting, materials and workmanship. The minimum original
design features that should be present in order to qualify for listing include the layout of the
"approach" with its glimpses of the house, trees that illustrate characteristics of the
Beautiful, and the relationship between the architecture of the house, outbuildings, and
surrounding landscape.
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l",.lonro Associates 565 Congress 81. #309, Portland, Maine 04101-3308
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IClarence C. Cook], "A Vis: ') the House and Garden of the J 'e A. J. Downing,"
Horticulturist, n. s. 3 (Jan. lb__d): 20-27.
To describe a dwelling and a garden like Mr. Downing's is
like analyzing a poem whose beauty has long ministered to
our daily happiness, and whose melody has for many years
sung unquestioned to our hearts. Hence, in many ways, the
task is not one that we should seek, nor can we hope that we
shall perform it to the satisfaction of all those who knew and
loved the place; but where love guides the pen, we can not
wholly fail, and the artist's pencil will aid us where words
are weak and insufficient.
The library is a cheerful and delightful room opening from
the hall, and having doors leading on one side to the parlor,
and on the other to the dining room. On the west side is a
large bay window, and in front of it stands the spacious table
at which Mr. Downing wrote. In the winter the family
forsook the fine south room, which on account of its size was not easily warmed, and lived in the library, which
with its cheerful fire and books and busts, became the gathering point of the household, and the chosen seat of
the winter's evening mirth and daily study.
For some time Mr. Downing's office was the upper south chamber in his house,
but increasing business and the frequency of calls made it necessary to construct
a room which could be entered from without. For this purpose the office was
built--an addition to the house entered from the garden by a porch, and from the
library by one of the book-cases, which, set into the wall, was made into a door,
and when shut could not be distinguished from the others in the room. The office
is divided by a partition into two rooms; one was Mr. Downing's private study,
the other the place where the architectural business was carried on. No place
could be more delightful than this room to work in. On one side the southern
windows let in the warm and cheerful sunlight, on another the rows of books
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give a grace and charm to the apC' ent, and opposite them the bright woo - '"e
warms body and soul with its crac."dng flames. The room is no merely whilvvVashed parallelogram, but, though
inexpensive in its construction, is agreeable in color and proportion. The walls are divided into panels, and the
wood-work is stained; some fine architectural prints adorn the western end; and the whole air of the place is that
of taste and refinement.
Let us first, in order to see clearly what Mr. Downing has done for this place, find out what was its condition
when he first became its master. The ground is in shape nearly a parallelogram, and together with two other lots
east and southeast of the present garden, constituted the original property as it was left at the death of his father.
All the land that Mr. Downing owned at the time he died, was the lot represented in the plan, containing a little
over four acres, all of which was under cultivation. The whole place is surrounded by a hedge on three sides it is
of English thorn, and on the south it is of arbor-vitae. The house in which Mr. Downing was born, now thirty-
seven years ago, stood where the green-house is at present; and the wistaria vine which is trained on a trellis
over the path, formerly climbed up the front of the little dwelling. East of the cottage, and, I think, connected
with it, stood the old green-house, having in one end an office where the business of the place was conducted;
and that portion of the ground immediately about the house was cultivated as an ornamental garden. The tall
balsam fir near the entrance gate is one of the few trees planted at the time we speak of, and still remaining in its
original place. This tree is a specimen of remarkable beauty; rising full seventy feet without a curve and without
a single dead branch, it was always a pleasant memorial with Mr. Downing of his early days. That portion of the
original garden which was not laid out in ornamental beds was planted as a nursery, and constituted three-
fourths ofthe whole lot. It continued in this way till within fifteen years, when Mr. Downing and his elder
brother Charles, who since their father's death had carried on the business together, separated, and the place
came into the hands of its late owner. He now commenced his alterations; and shortly after this marriage, which
took place about this time, began to build his house. He lived for the first year after his marriage at his father-in-
law's, Mr. J. P. DeWindt, in Fishkill Landing, and crossed the river every day to superintend construction of his
new dwelling. He continued a nurseryman till about six years ago, when he abandoned the business altogether,
altered his grounds to nearly their present shape, and commenced the practice of landscape gardening and rural
architecture.
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The arrangement of the grounds is simple. Entering at the
gate, the visitor follows the carriage-road, and when opposite
the green-house, takes the path which turns eastward and
skirts the vineyard. This path in fact divides the lawn; as it
approaches the house it runs down toward the vineyard,
leaving the greatest extent of lawn before the building, and
having accomplished this, turns again toward the west. A
thick shrubbery runs along the edge of the vineyard, between
it and the path, arranged in such a way as to give views of
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- -0 - - - - -
the river and the opposi hore without allowing the vine
poles to appear. The vineyard, SetH m the plan, is a new one just in bearing, daving been planed three years ago
this summer. It contains nearly a thousand vines, lsabellas and Catawbas. Mr. Downing had a few other
varieties scattered through the grounds; there is a fine specimen of the EIsinborough near the office; but he had
none of the more delicate varieties which require artificial heat. Mr. Downing spoke at times of removing the
vineyard to another spot, and turning the whole into lawn and ornamental ground. To have done so would have
added greatly to the beauty of the place, and there is no doubt that with his love for lawns he would hardly have
been contented long with the small though beautiful one which he possessed. By careful planting originally, and
by regular mowings every fortnight, this garden is able to boast a lawn whose velvet it will not be easy to rival
on our river; and whose exquisitely tinted surface, shaded with clumps of trees and enriched with flower and
vase, was a real triumph in our adverse climate and beneath our scorching suns.
In passing along the path which we have entered, you catch a glimpse through the trees of the little Sundial with
its motto, "Horas non nomero nisi serenas"--"I number none but sunny hours," and few others ever passed over
this happy place. When I first saw this dial the ice was on the ground, and a little hillock of snow upon the top
of the pillar prevented the sun from recording the hours. I brushed away the snow to find the time. Mr. Downing
was with me, and, I remember, told me about some ancient sundial he had seen when abroad. this morning the
first snow of the year is on the dial and on his grave. Still further on, we come to that portion of the walk from
which we obtain the view of his house given in the frontispiece of this number. In the foreground is the graceful
and effective cast of the Warwick Vase, which forms the subject of the vignette at the end of the present article,
and which will give to many of our readers who have heard of this celebrated production of antiquity an idea of
its exquisite decoration and fine proportion. Looking at the house where we stand, and marking its bold yet
unassuming architecture, and then referring to its plan as given in the drawing of the grounds, we venture to ask
whether such a building, erected as it was at the age of twenty-four, before Mr. Downing had ever seen a private
dwelling having the slightest pretension to elegance, and when all his ideas of such matters were procured from
one or two English books, does not exhibit A native taste and a refinement in the man. Many of our professed
architects who have had the advantage of years of study and travel, together with the use of the best books,
build houses which do not exhibit half the tasteful design nor the convenient and elegant arrangement of this
young man's work.
Continuing our walk, we find that the shrubbery on our right, forms the boundary of the garden; and that the
path which we have entered, and which has this shrubbery for wall on one side, is the outline of the garden, and
commands all this is worthiest seeing in that small but beautiful domain. You notice, as we pass, that there is no
separate flower garden. Mr. Downing never thought well of drawing a line between the lawn and shrubbery, and
the parterre. His manner was to set his flower beds in grass, or to lay them along the edges of paths. Thus the
walk which runs east and west between the Hermitage and the Arbor, is lined on one side by a border
containing carnations and a few fine roses; but for the most part you will find circular beds of flowers set like
gems here and there in the lawn, or grouped in irregular masses before shrubbery, which served for back-
ground. Two of these circular beds were particularly noticeable, and formed brilliant objects in the portion of
the ground where they were placed. A bed of scarlet geraniums near the Warwick Vase was a magnificent
object all summer; and another of the portulacca presented a disc of purplish crimson which seemed to palpitate
at radiant mom and glowing noon with what appeared at times like actual emissions of light. There was a fine
bed of crimson roses, too, which were staked down, and thus kept from branching; and another of white yucca,
near the bed of portulacca, cooling the eye after its bath in that bed of fire with its snowy and abundant
blossoms.
Near the north end ofthe house, if you examine the plan, you will find a thick, impervious shrubbery, bounded
on one side by the carriage road and on the other by the path bordered with flowers to which we have referred
above. This shrubbery in summer entirely conceals that portion of the garden which lies north of it, and is
traversed by a winding path having near one end the Rustic Hermitage, and near the middle the small Rock-
work devoted to those plants which love that soil.
The Hermitage is a pretty, rural structure, neatly constructed of
.t. ~. "Ji~:.~~ ~;";':l' rough bark and logs, presenting an attractive objec~jn the walk,
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and furnishing a cool retreat f~ the burning heat of our
midsummer noons. At one end yo... tuay see the bee-hives--homes of the lilL,,; "singing masons building roofs of
gold," who find their favorite food oflemon thyme covering the rocks near by. The Rock-work is a pretty sight
in summer, with its fine beds of moss and thyme, and its stately ferns, under whose shadow the hare bells and
columbines grew fair as in their native woods. It is surprising to see how delicate the plants are that thrive best
on rocky soils, and flourish from the crevices of stony places. This little rockery is one of the pleasantest
features in the garden; it is quite secluded, and has scarcely any outlook. Beyond the thickly planted plat of
which we have been speaking, you may see, by the following plan, that the path we took at first, carries us
round a large and open lawn. Near the center stands the large bronze cast of the Borghese Vase, sent to Mr.
Downing from France early in last spring, and which forms a very marked feature in the northern part of the
garden. This vase, which is a cast of one in the gardens of the Villa Borghese, near Florence, is of bronze, and is
covered with bacchanalian figures in very high relief. The artist [Christopher P.] Cranch has painted a lovely
view of the garden from a spot on the opposite side of this lawn, toward the Hermitage; where the mountains on
the opposite shore, with the sail-covered river flowing between, and this vase in the foreground, combine to
form a landscape more beautiful than is often seen, and of which the vignette placed at the head of our article
can gi ve but a faint idea.
It will be remembered that before Mr. Downing took this place, by far the
greater part of it was planted as a nursery; and in altering it to its present
shape, a large proportion of the fruit trees had to be entirely given up or
transplanted. Such as remained were placed where they would be most
useful as screens and yet not intrude upon the sight, since a tree cultivated
for its fruit alone is seldom an ornamental object;--beautiful of its kind it
may be, but seldom as seen side by side with other trees. Wherever the
nursery trees could be left without interfering with the proposed
arrangement of the grounds, they were so; and thus we find the path at the
northern end of the garden, in which we are now walking, walled on one
side with fruit trees mingled with flowering shrubs. The lawn, around
which this path runs, is studded with those circular beds of flowers to
which I have before alluded,--beds of verbenas and roses, but chiefly of
petunias--piled blooms of purple and white,--flowering far into the autumn months. Besides these, there is a
pretty conceit--a guilloche bed of verbenas shaded from the richest scarlet up to pure white, and two hanging
tents of wire covered with the beautiful cypress vine. On this walk, too, is a little Rustic Arbor, sitting in which
on summer days, one saw the freighted river and flowing mountain line, which, clear against the sky, divided its
paler blue from their deep azure; and the village on the rolling land between the water and the hills, with its
clustered houses thick in one place but scattered on the outskirts, with here and there a larger house or stately
manSIOn
"Bosomed high in tufted trees,"
and gladdening the eye with its hint of home and hospitality amid the universal tender green. Continuing on this
path, it becomes narrower, and leads through the shrubbery to the carriage road, which widens at the north end
of the house sufficiently to admit of a turn, and then, resuming its original width, leads to the rear of the
building and to the fruit orchard, hidden from the view by the espalier with its leafy curtain of nectarines and
peach. Extending form the western side of the house we see the office, giving to the structure a pleasing
irregularity, and having on the south the little Entrance Porch which is before shown in our vignette.
The orchard contained Mr. Downing's choice fruit--principally
plums, nectarines, and peaches, with some of the finer sorts of pears.
In other parts of the garden there were fine beds of strawberries--
many sorts, and each in its perfection; raspberries also were in great
abundance and beauty, together with fine apples and, as we have
seen, great store of grapes. At the end ofthe orchard the carriage
road again widens, and at the l~ft a narrow path running in front of
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the green-house, connects the tv 'nds of this road with each other.
Over this path is trained the Wisthud Vine on a rustic trellis, and through it J uU get a lovely picture of the river
and the Fishkill mountains circled by the leafy and luxuriant climber for a frame.
I have thus led the reader through the garden, and endeavored to convey to him some idea of a place which can
not long remain as the owner left it, and which he died without carrying to perfection. It is not an extensive
place; it had no great vinery, no mammoth hot-house nor conservatory; there is no aviary, no fountain, no
Victoria Regia, no pinery, no palm-house. In the garden one looks in vain for a complete collection of anyone
plant. Mr. Downing had no passion for evergreens, no absorbing desire to include in his garden's attractions
every species of heath, or rose, or dahlia. In the house there are no rare paintings, no marbles, no cabinets of
gems, nor portfolios of rare engravings, no shelves laden with costly books. If Mr. Downing's fortune did not
warrant this, no less did his taste forbid his running to extremes of any kind, His garden is small indeed; but it
had more beauty of arrangement, more beauty of natural scenery; artistically made a part of the place, than
many a place we know of, whose owner is possessed of far greater wealth. Many ofMr. Downing's trees, both
fruit and ornamental, were rare and costly specimens, either imported from abroad or presents from his friends;
many of them were natives of our American woods, of which he was justly proud. All were treated with the
most assiduous ands scientific care, and were models of their kind. Mr. Downing has shown in his garden and
in his house how much beauty and comfort lie at the doors of those whose means are not very extensive, but
who are willing to bestow care, and able to bestow taste upon their places, however small.
We have no doubt that many a man who looks at the plan which accompanies this sketch, will be inclined to
wonder at the praises which have been bestowed upon this garden. But when he comes to examine, step by step,
the nice arrangement, the artistic eye guiding the hand in the planting of every shrub and tree, and hundred
effects oflight and shade, the charming landscape, now revealed between the thickets, and now stretching
before him with a foreground oflovely flowers and shrubs; and when he comes to learn that none of this is the
effect of chance, but than in the owner's mind there existed the capability of seeing beforehand the result of his
labors and that he thus worked with certain knowledge of its final issue; he will understand that no common
skill has been at work upon this haunt of beauty, and that in its completeness of design and perfection of
execution it is the successful competitor of far grander and more ostentatious places.
Weare glad to be able to show the friends, to whose immediate ear Mr. Downing month after month so
acceptably appealed, a view of the place in which he lived and labored, which he loved as the spot where he
was born, and where so many happy hours had been passed, and which to every lover of the beautiful in nature,
and to every friend of those arts which surround our homes with refining beauty, will be a place around which
affectionate memories will gather, as long as affection and gratitude endure.
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copyright 1997 David Schuyler
F &M CQllegg/AmerlcClnStHclig.s/f)ClvidS9buyl~r/June 12, 1997
.' .'
http://www .fandm.edu/Departments/ AmericanStudies/faculty/schuyler/schuyler _ amlandscape/aj ... 10/11/2002
MASTER PLAN
Appendix C
Underground Railroad:
Research and Reports
CARNWATH FARMS - TOWN OF WAPPINGER
C-1
Ante Bellum Dutchess County's Participation in the Underground Railway and Attitude towards
Slavery
Susan Crane, Hist. 277b, 5/2/79
"grape vine telegraph" - pass word to next "conductor"
estimates by W.M. Mitchell that 2,000::1: slaves reached Canada per year
anti-slavery policy by Quakers as early as 1688. George Washington referenced his distress
about Q's shielding runaway slaves in 1786
1804: the "incorporation" of the U.R. - especially active in Philadelphia
1831 : the term "U. R." was coined
Transportation to Canada involved hundreds of "conductors". Majority were white, some free
blacks.
"A relatively small number of stations operated in NY and New England due to the large
distance from the slaveholding states."
* runaways would usually travel by foot, 6 to 12 miles at night
Dutchess County had a large Quaker (Friends) population.
1793: Congress passed first of the Fugitive Slave Laws. $500 fine for hindering arrest or for
aiding in the escape of a fugitive slave.
Poughkeepsie Journal 1795 editorial against slavery.
Poughkeepsie Anti-Slavery Society established in 1835 and organized in 1838 - first meeting at
the Court House. Henry B. Stanton spoke.
"Poughkeepsie residents' signatures amounted to 164." 22
22 "The Anti-Slavery movement in Dutchess County," in Dutchess County Historical
Society Yearbook, vol. 28,
(Poughkeepsie: Dutchess County Historical Society, 1943), pp 62
during early decades of 19th c, several U.R. stations established in D.C.
1796- Orthodox Quakers founded the Nine Partners Boarding School, South Millbrook
1830's-Millbrook Meeting House 24
- Stephen Haight house, Millbrook
_ Valentine Hallock house, south of P. along the Hudson 25
- Quaker Hill (D.C. town), David Irish house
1812- Moore's Mill, Lagrange (today is Town Hall) 28
John A. Bolding (slave) story 30 31
After Fugitive Slave Law of 1850, "Northerners aided runaways more readily than previously,
and secrecy of their actions was no longer as important." 2 major routes passed thru P.:
NY -+ Albany -+ Syracuse -+ Rochester -+ Canada
NY -+ Albany -+ Troy -+ New England -+ Canada
in last decade before Civil War, P. became firmer in its stand against slavery. George W.
Sterling, an officer in the U.R., was elected to the Second Assembly District in 1853 33
P. Eagle, 1857 strong editorial against slavery
Leaders in the Abolition movement from D.C.: Jacob Witletts, Lucretia Coffin Mott and Daniel
Anthony (father of Susan B.)
James Tallmadge, Jr. elected as D.C. Rep in House was anti-slavery
D.C. a major instigator of the anti-slavery movement in NY since the 18th c
FROM FOOTNOTES
9. Henry Noble MacCracken, Old Dutchess Forever!, (NY: Hastings House, 1956)
11. Philip H. Smith, General History of Dutchess County from 1609-1876, (Pawling, NY:
Philip H. Smith, L877), call no. 974.733S
14. Dell T. Upton, "Dutchess County Quakers and Slavery" in D.C. Historical Society
Yearbook, vol. 55 (P: D.C. Historical Society, 1970)
16.+33. Platt, The Eaqle's Historv of P.
18. "The Public Career of James Tallmadge," in D.C. Historical Society Yearbook, vol. 45
(P.: D.C.H.S., 1960)
21. "The Anti-Slavery Movement in D.C.", in D.C.H.S. Yearbook, vol. 28, (P.:D.C.H.S.,
1943 )
23. Frank Hasbrouck, ed., History of Dutchess County. NY, (P.:S.A. Mathiew, 1909)
24. Dutchess County, American Guide Series, (Philadelphia: William Penn Association of
Philadelphia, 1937)
27. Phoebe T. Wanzer, David Irish. A Memoir, pamphlet #2 of the Quaker Hill Series of
Local History, (Quaker Hill, NY: Quaker Hill Conference Association, 1902)
28. McCracken, Blithe Dutchess
30. "Case of the Fugitive Slave John Balding, Before US Commissioner Nelson,"
Poughkeepsie Eaqle, 6 September 1851
31, "Freedom at 129 Pine Street, "Pouqhkeepsie New Yorker, 20 July 1953
"Moral Courage", Poughkeepsie Eaqle, 28 April 1860
"Fugitive Slaves", Pouqhkeepsie Eaqle, 29 December 1860
"Poughkeepsie Anti-Slavery Society", Pouqhkeepsie Journal, 8 April 1835
"Enquire of the Printer", Poughkeepsie Journal, 23 September 1795
The Pouqhkeepsie Eaqle, 5 September 1857
The Poughkeepsie Journal, March 1837 re itinerant anti-slavery lecturer
Dutchess County Historical Society Yearbook, Vol. 28: "The Anti-Slavery Movement in D.C.,
1835-1850"
in 1840 D.C. population: 52,398 of whom 2,270 were Negro
poughkeepsie population: 7,700 whites + 489 Negroes
"Constitution and Names of Members of the Po'keepsie Anti-Slavery Society", probably winter
of 1836-37
Samuel Slee
Samuel Thompson
Charles Thompson
John L. Dusinbery
Walliston Hawley
Ira Armstrong
John A. Cole
Thomas Austin
Robert Fyson
Semy Lee
David B. Lent
John Halpin
Thomas Brooks
Abel Hyde
George Armstrong
Henry S. Backus
Isaac Golder
Luke P. Stoutenburgh
Jeromus Wiltsie
Abraham Wiltsie
Isaac Viles
John Boughton
William Schram
Edward Hopkins
William Wilkinson
John E. O'Dell
Isaac Tice
J.S. Burrows
Jonathan Smith
Henry Kidney
Ira Hall
Thomas R. Payne
William Walter
John Barritt
William Cornwell
John S. Hadley
G.S. Armstrong
George Coles
Salmon Bronson
Henry Burnett
Nathan Blount
William Hayman
Jared Gray
Robert Laird
William Burr
James W. Jones
Benjamin Rominn
Andrus Lawson, Jr.
Elam Dunbar
Thomas Bradford
Samuel Cary
Joseph Hill
John Howard
Doc't McLellen
William McGeorge
Thos. Hammond
Joel Mead
Isaac Requa
Abraham Requa
Thos. C. Cary
Manasseh S. Degroff
Isaac Briggs
James Cable
Thomas Haight
James Bowne
Charles Cable
Calvin Golder
Isaac Seaman
Wm. W. Christian
Almon Underwood
James Lockwood
William Bray
Jacob H. Norris
M. R. Armstrong
William Jenny
Lyman Bennet
J. Hervey Dudley
Egbert Tounsend
James Cornish
William Green
William B. West
Andrew Coburn
George Swift
William M. Gooding
Charles W. Mink
John Law
D.L. Starr
Daniel Hibard
Benjamin W. Hoagland
Geo. L. Lee Row
Milton Cramer
Henry I. Emigh
William 1. Walker
P.C. Tapping
Gilbert Cookenham
Peter Lee
Abram Bradford
Benjamin Pickford
John M. Tabour
Andrew Tracey
Christian Mattern
Alex Bell
Charles B. Cables
Abner Jackson
Samuel Swift
Egbert Fresprie (?)
Frederick Tuckerman
A.H. Pratt
Henry Romer
Caleb S. Mayo
Braddock Seaman
Herman Knickerbocker
Jonathan Beardslee
Jno. H. Wiggins
Samuel R. Ward
History of Dutchess County. NY. Hasbrouck
Cap't. Charles P. Adriance, Solomon P. Hopkins & Gilbert S. Hopkins - freighting business
until 1856 in Low Point (Chelsea)
Page 1 of 1
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T Jnderground Railroad and Timeline
Page 1 of 3
Purpose I About Mel Survey
[Home I Timeline of Slavery in New York I Important Events
Abolitionist Movement & Leaders I Historical Sites I Fuaitive Slaves I Narrativesl
-_._----~-------~-------
TIMELlNE OF SLAVERY IN
NEW YORK
1600's 1 1700'sl 1800's
I 1600's I
EJ The Dutch West India Company has already has monopoly in African
trade in the New World and Dutch colonies.
EJ The Dutch were the first settlers arrived; they began employing
African slaves for labor purposes. The first African captives arrived on
the shores as early as the 1600s.By the 1700's, there were more
slaves in New York City than in Charleston, South Carolina.
EJ The English gain control over New Netherland and renamed it New
York after the Duke of York.
E] Law of 1665 and the Articles of Capitulation recognized slavery as an
institution.
EJ King of England charters the Royal African Company. This company
dominated the English slave trade and becomes the single, most
powerful company in the slave trade as joint effort of private and
public interest.
EJ Prohibition of Indian Slavery states only African can be enslaved.The
slave trade, importation of slaves was the cornerstone of New York's
prosperity in the 18th century.
\ 1700's I
~ Census reports that there were 1,570 legally transported slaves from
1726 the West Indies. (keep in mind, the word legally)
~ A law was enacted that imposed the death penalty on slaves
captured more than 40 miles north of Albany
In April, 23 slaves set fire to several buildings, killed 9 whites and
injured 12 others. After fleeing, the slaves were captured and 19
executed.
1712 After the uprising, the privileges of freed blacks and slaves were
limited:
They could not own houses or real property; anyone who wanted to
free a slave was required to post a bond of $200.00.
~ Peter John Zenqer printed an editorial urging the Assembly to enact
high tariffs on the importation of slaves.
I \!n New York City, a rumor of insurrection came to the attention,of
hUD:I Iwww.albany.edu/facultY/mackeY/ispS23/fa112002/greenaway/timeline.htm
12/1612003
T Jnderground Railroad and Timeline
offici.. ihat resulted in 200 whites and blacks beil ''" drrested. It
resulted in 100 blacks being convicted, 13 burned alive, 70 received
banishment. Only 4 whites were convicted and hanged. A slave by
1741 the name of Cuffee owned by Adolph Philipse, lord of Westchester
County's Philipburg Manor was said to have been involved and was
accused of conspiracy to murder and arsony. See a reenactment of
Cuffee's Trial
EJ 13 slaves in Schenectady, NY formed a plot to burn and loot the
town.
EJ The Quaker Congregation of Flushing, NY condemn slavery. They
adopted an anti-slavery resolution.
EJ In Ulster County, NY, slaves plotted a mass escape to Canada. 20
slaves were arrested, but many more certainly could have been
involved
(1775- IAmerican Revolutionary War I
1783)
New York Manumission Society is formed and rallies for an
emancipation bill. Its first president was John Jay, followed by
1785 Alexander Hamilton and its member including prominent men of that
time. However, they failed to get this bill passed, but, they were very
active in circulating petitions, mounting boycotts against merchants,
distributing anti-slavery literature among many other activities.
After this date, slave auctions were accepted and virtually
disappeared.
1790
The first U.S. census reported that there were 2,369 slaves in New
York City and 21,324 in the state.
EJ Governor John Jay passed an emancipation law to abolish slavery
through gradual manumission. However, freedom was granted only
when child served the mother's slaveholder till age 25, if female and
28, if male.
EJ New York State Assembly passed a law freeing slaves in the state's
armed forces.
11785 I A law was passed that prohibited the importation of slaves.
EJ The slave trade is outlawed. Slaveholders do not have to post a bond
for the manumission of a slave under the age of 50.
I 1800's I
EJ A law was created that no one could leave with slave purchased less
than a year; after 1807, it was extended to 10 years.
EJ New York City denied the use of their jails for the detention of alleged
fugitives.
EJ A Republican-controlled legislature passed a law that blacks had to
have a special pass to vote in state election.
EJ A provision was made that any black, of mixed-blood and otherwise
within the state before July 4, 1799 would be granted their freedom
asofJuly4,1827.
EJ Due to political pressure between Republicans and Federalists, a
property qualification of $100 to $250 and a residence of 3 years was
enacted in the State Constitution for free blacks. Consequently, this
clause made it impossible for free blacks to vote in state elections.
11824 I New York Common Council begin to support African Free Schools.
11827 IISlavery ends in New York State. 0' j
, II I
h tto:/ Iwww.albanv.edu/facultv/mackev/iso523/fa1l2002/greenawav/timeline.htm
Page 2 of3
12/16/2003
T_Tnderground Railroad and Timeline
Page 3 of3
11850 liThe i .:..itive Slave Act is passed. i I
~ In April of that year, Harriet Tubman and some members of the Troy,
NY community rescue Charles Nalle from re-enslavement.
EJ In July of that year, one of the longest riots erupts in New York City
became known as the New York Draft Riots. The homes of blacks
were destroyed and the governor had to send troop in to restore
order.
EJ December, the Thirteenth Amendment to the United States
Constitution, which was passed, abolished slavery as a legal
institution.
Source: McManus. Edgar J. (1966). A history of Negro Slavery in New York. Syracuse: Syracuse University Press.
Read more:
Slave Island--New York's hidden past
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[Home I Research Resources I BiblioQraphy liSP 523 PaQe I About Me]
httD:I Iwww.a1banv.edu/facu1tv/mackev/isD523/faI12002/greenawav/timeline.htm
12/1612003
~ Jnderground Railroad Quilt Symbols
Code W_O_L~
Abolitionist = a person who demanded immediate emancipation of slaves
Agent = coordinator, piotting course of escape, making contacts
Drinking gourd = Big Dipper and the North star
Freedom train or Gospel train = code name for the Underground Raiiroad
Heaven or Promised land = Canada
Preachers = leaders, speakers underground railroad
Shepherds = people escorting slaves
Station = place of safety and temporary refuge, safe-house
Station Master = keeper of safe-house
Stockholder = donor of money, clothing, or food to the Underground railroad
Ads bv Google
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UmLe[grou n<:J.B.illlr.Q.Q!Lc::gde P.hr2sJ~_~
"The wind blows from the south today"= warning of slave bounty hunters
nearby
"A friend with friends" = A password used to signal arrival of fugitives with
underground railroad conductor
"The friend of a friend sent me" = a password used by fugitives traveling a lone
to indicate they were sent by the underground railroad network
htto:llwww.africanaonline.com/slavervcodewords.htm
Load of Potatoes, Parcel, or Bundles of Wood = fugitives to be expected
Page 1 of2
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HENRY BROWN
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SU PPORTER
CODE WORDS
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TOM S CABIN
, GOURD SONG
S I aver)'
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INTRODUCTION
COLONIAL ERA
I THE CHALLENGE
ANTEBELLUM
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EMANCIPATION
12/16/2003
Deekskill Underground Railroad and Tunnel
r.' .8.~~e .~:~..l
_, _.~.~gi()n.s . ~.-l
Adirondacks
Canada
Capital-Saratoga
Catskills
Central
Leatherstocking
Chautauqua
Allegheny
Finger Lakes
Hudson Valley
Long Island
New York City
Niagara Frontier
Thousand Islands-
Seaway
Peekskill Underground Railroad
and Tunnel
The height of the" Underground Railroad" activity was from
1850, with the passing of the" Fugitive Slave Law of 1850, to
1865, until the end of the Civil War. The" Fugitive Slave Law of
1850 " was a federal law which called upon individuals to capture
fugitives slaves, to deputize laymen, ordinary citizens on the spot
and force them to help catch fleeing slaves. Even to levied fines
and prison sentences on those who helped runaways. This allowed
unscrupulous slave catchers to kidnap even those Africans who
had successfully escaped slavery, developed new lives in the
North, and those Africans who had never been enslaved, were
kidnapped and taken South by bounty hunters, arbitrarily arrested
and sold into slavery.
This made the North no longer safe for Africans, and the
Underground Railroad expanded into Canada, where slavery had
been abolished since 1750. Runaway slaves began to flee to
Canada, Mexico and even Europe in order to be safely free, In
response to this increased need and danger for fleeing fugitives,
the underground railroad was increased in size and activity. Many
residents of the Northern States joined the movement, who put
their lives, security, freedom of their families in jeopardy to
shelter and assist runaways to reach the safety of Canada. It is
estimated that more than 500 Africans
.'
( men and women) were regular" Conductors" on the
http://www.freedomtrail.org/regions/peekskillug.htm
Page 1 of 5
12/16/2003
Deekskill Underground Railroad and Tunnel
Page 2 of 5
undergrounc. jlroad and that the underground ra~__ ~ad was
responsible for the freedom of over 75,000 former slaves during
its existence.
After 1850 and the" Fugitive Slave Act, " Harriet Tubman
escorted her charges to Canada through Philadelphia and New
York State, developing an extensive support system of friends and
associates ( Station Masters) in the Hudson River Valley. It is
known that she traveled through Peekskill was an active member
of the AME Zion Church in Peekskill and had friends here
New York City and the Hudson River Valley formed a natural
combination of resources and geographic advantages to create
major routes for the underground railroad. There are many well
established connections to the historical underground railroad in
this area. However, the secrecy and misdirection that was
necessary due to the very nature of the underground railroad
makes it difficult to research. Information, that was kept hidden in
order to serve its purpose and to be successful in helping escaping
slaves to their freedom. Thus, much of the history has been
forgotten and lost. One community where a fortuitous
combination of circumstances allowed actual structures and oral
history to survive is Peekskill, New York.
Peekskill is situated on the banks of the magnificent Hudson
River, it is a city with a rich history of pre-colonist Revolutionary
War and Civil War involvement. By the 1800 the Hudson River
and the railways from New York City encouraged many to build
simmer homes along the river. Noted abolitionist and Clergyman,
Henry Ward Beecher was a Peekskill resident from 1861 to 1878
and his famous sister Harriet Beecher Stowe often visited him
here.
There is a " Tunnel" in Peekskill with the entrance and exit
disguised as a property marker. It is well documented and
indisputable that Henry Ward Beecher was a abolitionist, so it is
should be no surprise that he had a " Tunnel " constructed on his
Peekskill property to secure slaves seeking their freedom.
According to the Underground Railroad Curator of the National
Park Service, United States Department of the Interior, the tunnel
on our tour of the" Underground Railroad" sites is, to date, the
only documented surviving tunnel in the country. There are
several buildings and properties with anecdotal connections to the
Underground Railroad that are now being researched. One of
these buildings is the African American Episcopal Zion Church
built in the mid 1800' s that has a false panel behind the pulpit that
was use to hide fugitives. Also, the home of William Sands that
may be in the book of" Amawalk Society" a Quaker .'
http://www.freedomtrail.orglregions/peekskillug.htm
12/16/2003
ueekskill Underground Railroad and Tunnel
Page 3 of 5
organization .At was in Peekskill. It was known <_ help
runaways on their way North. The house was built as early as
1882 and was the residence of John Sands at that time.
The properties in the City of Peeks kill for the" Underground
Railroad" are, the MacGregory Brook, except where covered
over by Center and Park Street. That it flow's today as it did in
the 1800's and that this shallow brook still runs strong after close
to 200 years is exceptional. Runaway slaves seeking freedom
came to the Hudson River by boat and followed Mac Gregory
Brook to the safety of the Safe House which concealed runaway
slaves in a secret room which was accessed by a secret stairway.
The AME Zion Church, where there is a hiding place behind a
secret panel, William Sands home and the unique Tunnel on the
property of abolitionist Henry Ward Beecher. These properties
combined show a character of the Underground Railroad that may
not be matched elsewhere. By chance, all of these sites, are in
close proximity to each other and are still completely intact.
The success of the" Underground Railroad" depended largely on
" Local Conductors " who assisted fugitives in a variety of ways.
Leaders of local abolition societies, often entire leading families,
ministers, free Blacks and important local Whites, were often
important players, regionally and statewide in the Underground
Railroad.
Harriet Tubman was an active member of the AME Zion Church,
that actively participated in assisting runaway slaves seeking
freedom. Wealthy and outspoken abolitionist Henry Ward
Beecher, a clergyman, backed Harriet Tubman in her efforts to
freed runaway slaves. Frederick Douglas, Sojourner Truth, as
well as Henry Ward Beecher, were all members of the AME Zion
Church.
The AME Zion Church was another step for Harriet Tubman and
her passengers on the" Underground Railroad. " Among"
Stations" on the Westchester route were the homes of Quakers up
and down the Hudson River and churches such as Peekskill's
AME Zion Church Also, the AME Zion Church in Peekskill is the
oldest Black Church and is one of the oldest Black churches in the
County of Westchester.
Henry Ward Beecher was a fervent abolitionist and founded the
Plymouth Church of Brooklyn, New York in 1847 and it was
designated in 1963 by the United States Department of the
Interior as a National Historic Land- mark. It has been recorded
that this church was known as the " Grand Central of the
Underground Railroad" because of the '~mti-slavery activities of
http://www.freedomtrail.org/regions/peekskillug.htm
12/16/2003
Deekskill Underground Railroad and Tunnel
Reverend Henry Ward Beecher and the congregation. The
abolition of slavery was hastened by the activity of such
abolitionists as Henry Ward Beecher, the fiery Brooklyn
clergyman who kept a home in Peeksiill for 30 years.
The" Harriet Tubman Underground Railroad Tours" have been
taking place in Peekskill, New York since 1998. In 1999 " The
Sites of the Underground Railroad" in Peekskill were video taped
by Mr. Charles G. Thomas, Executive Director, of Positive Media
For Youth, Inc., to promote and document the sites of the tour by
" Forging The Freedom Trail Project. " This video taping was to
assist the" Harriet Tubman Underground Railroad" in its
publicity and marketing efforts of its tours The tours is led by
Sister Fern, sponsored by" Sister In Support inc. " with Mr.
Waymond Brothers and Ms. Lafern Joseph-Brothers being the
Hudson Valley Regional Coordinators for Forging The Freedom
Trail Project.
The tour includes, within a stone wall a hidden" Tunnel, " which
slopes up a hill towards the home of Henry Ward Beecher. From
the street because the area is heavily wooded there lies a massive
150 foot stone wall, which is not visible from the street. The
entrance to the" Tunnel" is not visible to an observer until one is
immediately in front of it. The" Tunnel " is spacious, with a
circumference of about Five Feet and a length of about Fifty Feet.
A individual over Six Feet tall can stand up and walk the Fifty
Feet once inside The tour traces the trail Harriet Tubman followed
to bring slaves to freedom and encompasses, MacGregory Brook,
Safehouse, African Methodist Episcopal ( AME ) Zion Church
and the Tunnel. In relation to the tunnel, Sisters In Support, Inc.,
headed by Sister Fern Joseph-Brothers, obtain leases of an
easement from the landowners of the property that the tunnel is
on, so that tours may be conducted. The owners of all of the
property in question are enthusiastic about the tunnel and all have
allowed access for tours.
The headquarters for the Harriet Tubman Underground
Railroad Tours is.
The Fern Tree and African Gift Shop
13 South Division Street
Peekskill, New York 10566
E-Mail Brothers@Bestweb.net
Telephone (914) 736-7908
Fax (914) 788-0023
with the support of" Sister In Support Inc., and Tellin1 Our
History "
nttp://www.freedomtrail.org/regions/peekski11ug.htm
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12/16/2003
Peekskill Underground Railroad and Tunnel
Page 5 of 5
TOUR DA'. S
May 13th, 2000
June 10th, 2000
August 12th, 2000
September 9th, 2000
There is no charge for the tours. We do ask you to wear
comfortable footwear. Please no high heel shoes.
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12/16/2003
MASTER PLAN
Forming a Not-for-Profit
Corporation
Appendix D
CARNWATH FARMS - TOWN OF WAPPINGER
0-1
NYS DEPARTMENT OF STATE
DIVISION OF CORPORATIONS
ALBANY, NEW YORK 12231
FORMING A NOT-FOR-PROFIT CORPORATION
INSTRUCTIONS FOR COMPLETING NOT-FOR-PROFIT FORMS
DOS-1510 OR DOS-1511
If you do not intend to file for tax exempt status, use Notfor-Profit
Form #1510.
If you do anticipate. applying to the Internal Revenue Service and
NYS Department of Taxation & Finance to obtain tax exempt status,
use Notfor-Profit Form #1511 as it contains language which has
generally been accepted by the Internal Revenue Service.
These forms satisfy the basic statutory requirement for a not-for-profit
corporation in the State of New York. The Department of State
recommends that you consult a private attorney or an accountant
regarding tax issues associated with forming a not-for-profit .
corporation. It is also recommended that you consult the Internal
Revenue Service. The nearest office of the Internal Revenue Service
may be found in the blue pages of your telephone directory.
1) NAME OF THE CORPORATION: The name of the corporation must be stated in three
separate places in the certificate of incorporation: 1) it must be stated in the preamble (heading);
2) it must be stated in Paragraph First; 3) it must be stated in the space provided on the reverse
side of the form. The name must appear exactly the same in all three places. The name of the
corporation must include one of the following words which indicate corporate character: The
word "Corporation," the word "Incorporated," the word "Limited" or one of the following
abbreviations "Corp.", "Inc." or ,"Ltd."
Please note that 9301(a)(1) of the Not-for-Profit Corporation Law provides that the name ofa
domestic corporation shall, unless the corporation is formed for charitable or religious purposes,
or for purposes for which the approval of the commissioner of social services or the public health
council is required, or is a bar association, contain the word "corporation," "incorporated" or
"limited" or an abbreviation of one of such words. (Note: Some care or thought should be given
in the selection of the proposed corporate name. A proposed name must be distinguishable from
corporation names already on file. With approximately one million corporations presently on file,
most common names are already in use.)
2) Paragraph SECOND requires no additional language to be set forth on the form.
;~;).lll.1~fJ)SEidlnsert the purposes into the space provided for in Paragraph THIRD. Purposes
must clearly and fully describe the activities the corporation will conduct. Be aware that
depending on the purposes, approvals and consents from other state agencies may be required to
accompany the certificate of incorporation when it is submitted to the Department of State for
filing. Please refer to Section 404 of the New York Not-for-Profit Corporation Law regarding
consents.
Please note: In the case of a Type C corporation, set forth a separate paragraph within
Paragraph THIRD, describing the lawful public or quasi-public objective which each
business purpose will achieve.
4) TYPE: Insert the type of the corporation into the blank in Paragraph FOURTH.
Type is determined by 9201(b) of the Not-for-Profit Corporation Law which provides:
Type A - A not-for-profit corporation of this type may be formed for any lawful non-business
purpose or purposes including, but not limited to, anyone or more of the following non-pecuniary
purposes: civic, patriotic, political, social, fraternal, athletic, agricultural, horticultural, animal
husbandry, and for a professional, commercial, industrial, trade or service association.
Type B - A not-for-profit corporation of this type may be formed for anyone or more of the
following non-business purposes: charitable, educational, religious, scientific, literary, cultural or
for the prevention of cruelty to children or animals.
Type C - A not-for-profit corporation of this type may be formed for any lawful business purpose
to achieve a lawful public or quasi-public objective.
Type D - A not-for-profit corporation of this type may be formed under this chapter when such
formation is authorized by any other corporate law of this state for any business or non-business,
or pecuniary or non-pecuniary, purpose or purposes specified by such other law, whether such
purpose or purposes are also within types, A, B, C above or otherwise.
5) OFFICE LOCATION OF THE CORPORATION: Corporations must designate a county
within New York State in which the office of the corporation is to be located. The county name
is the only information required for office location; no. number, street address, city, town or
village location should be stated. The corporation does not have to conduct activities from this
office location designation. (Note: New York City is comprised of five counties: New York,
Kings, Queens, Bronx and Richmond. There is not a county of Manhattan. Manhattan is a
borough which comprises the county of New York. Brooklyn is a borough that comprises the
county of Kings.)
6) INITIAL DIRECTORS: Set forth the names and addresses of the initial directors of the
corporation. You must set forth the names and addresses of a minimum of three initial directors.
However, you may set forth more than three. Please note that no titles such as president, vice-
president, etc., may be assigned to initial directors on this form.
7) ADDRESS FOR THE SECRETARY OF STATE TO FORWARD PROCESS: The
Secretary of State must be designated as agent for the corporation to accept process on its behalf.
Paragraph Seventh of the form states the necessary language to accomplish this designation. You
must supply an address to which the Secretary of State may send a copy of any process served
upon him as agent of the corporation. This should be a complete name and mailing address
including zip code (process is the initial papers and action to sue a corporation). You will want to
be sure legal process reaches your corporation.
8) (OPTIONAL) REGISTERED AGENT: New York law does not require that the
corporation designate a registered agent to accept process on its behalf You may do so if you
wish. If you wish to designate a registered agent, it may be either a person who is a resident of or
has a business address in this state or a domestic or foreign corporation which is authorized to do
business in New York. It might be your lawyer. The address stated for the registered agent must
be a street and number address or other particular description as well as the name of the
community and the zip code. It cannot be a post office box.
SIGNING: You must sign the certificate of incorporation, and the name and address of the
incorporator(s) signing must be printed or typed in the space provided. Please note that only one
incorporator is required. However, you may have more than one incorporator.
FILER: The name and mailing address, which may be a number and street or a post office box of
the individual filing the certificate of incorporation must be typed or printed in the space provided
on the last page of the form. This is the person and address where the receipt evidencing the
filing will be mailed.
QUESTIONS: If you have any questions regarding the completion of this form, you may call the
Division of Corporations (518) 473-2492 and ask to speak to a business document specialist
supervIsor.
FILING THE CERTIFICATE: If you are mailing the certificate, the completed signed form
together with the necessary filing fee should be sent to the New York State Department of State,
Division of Corporations, 41 State Street, Albany, NY 12231.
If expedited handling is requested for the filing, the additional fee must be enclosed. "Expedited
Handling" must be marked on the envelope.
You also may bring the certificate for processing to the Department of State at the address stated
above, Our business hours are 8:00 'a.m. to 4:30 p.m.
FEE: The filing fee is $75, Your check or money order should be made payable to the
"Department of State."
EXPEDITED HANDLING OF FILING: Requests for expedited handling offilings are $150
for 2-hour service, $75 for same-day service and $25 for 24-hour service per document. Requests
under this option will be processed within the time frame requested when accompanied by the
appropriate fee for the level of service requested. The fee for expedited handling must be paid by
separate check or money order and may not be combined with other fees.
PROCESSING TIME: Depending on the workload of the Division of Corporations at any
specific time, the filing time to process a certificate without Expedited Handling, is normally four
to seven days.
FILING RECEIPT: Upon filing your certificate of incorporation, the Department of State will
issue an official filing receipt. This receipt will reflect the date your certificate was filed, the name
of your corporation, an extract of the information you provided in the certificate and an
accounting of fees you paid. You should verify the information in the receipt to ensure that the
information has been recorded correctly by our office.
THE RECEIPT IS YOUR PROOF OF FILING. This receipt should be maintained in a safe
place. The Department of State does NOT issue duplicate filing receipts to replace those lost or
destroyed.
CO PIES: The fee to obtain a plain copy of a filed certificate of incorporation is $5 for each copy
desired.
The fee to obtain a certified copy of a filed certificate of incorporation is $10 for each copy
desired.
(7/00)
ARTICLES 1,2,4
Not-for-Profit Corporation Law
- Extracts from the Not-for Profit Corporation Law
NYS Department of State
Division of Corporations. State Records and UCC
41 State Street. Albany. NY 12231
www.dos.state.ny.us
. ~ 102. Definitions.
(a)(5) "Corporation" or "domestic corporation" means a
corporation (1) formed under this chapter, or existing on its
effective date [Sept. 1, 1970] and theretofore formed under any
other general statute or by any special act of this state, exclusively
for a purpose or purposes, not for pecuniary profit or financial
gain, for which a corporation may be formed under this chapter,
and (2) no part of the assets, income or profit of which is distribut-
able to, or enures to the benefit of, its members, directors or
officers except to the extent permitted under this statute.
~201. Purposes.
(b) A corporation, of a type and for a purpose or purposes as
follows, may be formed under this chapter, provided consents
required under any other statute of this state have been obtained:
Type A-A not-for-profit corporation of this type may be
formed for any lawful non-business purpose or purposes including,
but not limited to, anyone or more of the following non-pecuniary
pur-poses: civic. patriotic, political, social, fraternal, athletic.
agricultural, horticultural, animal husbandry, and for a profes-
sional, commercial, industrial, trade or service association.
Type B-Anot-for-profit corporation of this type maybe formed
for anyone or more of the following non-business purposes:
charitable, educational, religious, scientific, literary, cultural or for
the prevention of cruelty to children or animals.
Type C-Anot-for-profitcorporation of this type maybe formed
for any lawful business purpose to achieve a lawful public or
quasi-public objective.
Type D-A not-for-profit corporation of this type may be
formed under this chapter when such formation is authorized by
any other corporate law of this state for any business or
non-business, or pecuniary or non-pecuniary, purpose or purposes
specified by such other law, whether such purpose or purposes are
also within types A, a, C above or otherwise. .
(c) If a corporation is formed for purposes which are within
both type A and type a above, it is a type B corporation. If a
corporation has among its purposes any purpose which is within
type C. such corporation is a type C corporation. A type D cor-
poration is subject to all provisions of this chapter which are
applicable to a type B corporation under this chapter unless pro-
vided to the contrary in. and subject to the contrary provisions of,
the other corporate law authorizing formation under this chapter
of the type D corporation.
\
9402. Certificate of incorporation; contents.
(a) A certificate entitled "Certificate of Incorporation of
. . . . . . (name of corporation), under section 402 of the Not-for-
Profit Corporation Law," shall be signed by each incorporator
with his name and address included in such certiticate and
delivered to the department of state. It shall set forth:
(1) The name of the corporation.l
(2) That the corporation is a corporation as defmed in sub-
pararaph (a)(5) of section 102 (Definitions); the purpose or
purposes for which it is formed and the type of corporation it shall
be under section 201 (Purposes); and in the case of a Type C
corporation, the lawful public or quasi-public objective which each
business purpose will achieve.
(3) The county within the state in which the office of the
corporation is to be located. It may also set forth the post office
address of an office without the state, at which, purSUarlt to section
621 (Books and records; right of inspection; prima facie evidence),
the books and records of account of the corporation shall be kept.
(4) In the case of a Type A, Type B or Type C corporation,
the names and addresses of the initial directors. In the case of a
Type D corporation, the names and addresses of the initial
directors, if any, may but need not be set forth.
(5) The duration of th~ corporation if other than perpetual.
(6) A designation of the secretary of state as agent of the
corporation upon whom process against it may be servee and the
post office address within or without this state to which the
secretary of state shall mail a copy of any process against it served
upon him.
(7) If the corporation is to have a registered agent. his
name and address within this state and a statement that the
registered agent is to be the agent of the corporation upon whom
process against it may be served.
(8) The statements, if any, with respect to special not-
for-profit corporations required under article 14 (Special not-
for-profit corporations).
(b) If the certificate is for the incorporation of an existing
unincorporated association or group it shall have arlnexed thereto
an affidavit of the subscribers of such certificate stating that they
constitute a majority of the members of a committee duly autho-
rized to incorporate such association or group.
(c) The certificate of incorporation may set forth any provi-
sion, not inconsistent with this chapter or arlY other statute of the
state, which provision is (1) for the regulation of the internal
affairs of the corporation. including types or classes of member-
ship and the distribution of assets on dissolution or flnalliquida-
tion, or (2) required by any governmental body or officer or other
person or body as a condition for giving the consent or approval
required for the flling of such certificate of incorporation.
1
See N-PCL 99301 and 302, re: corporate name; see also 9303, re:
reservation of corporate name.
Revised. November 1999
Continued. . .
Articles 1. 2. 4 - Extracts from the Not-for-Profit Corporation Law
~404. Approvals and consents.
(a) Every certificate of incorporation which includes among
its purposes the formation of a trade or business association shall
have endorsed thereon or annexed thereto the consent of the
attorney-general.
(b) Every certificate of incorporation which includes among
its purposes the care of destitute, delinquent, abandoned, neglected
or dependent children; the establishment or operation of a day care
center for children; the establishment or operation of day care
development programs which are funded pursuant to section three
hundred ninety-a of the social services law; the establishment or
operation of any aged care accommodation, or adult care facility,
or the establishment or operation of a residential program for
victims of domestic violence ag defined in subdivision four of
section four hundred fifty-nine-a of the social services law, or the
placing-out or boarding-out of children or a home or shelter for
unmarried mothers, excepting the establishment or maintenance
of a hospital or facility providing health-related services as those
terms are defined in article twenty-eight of the public health law
and a facility for which an operating certificate is required by
articles sixteen, nineteen, twenty-three and thirty-one of the
mental hygiene law; or the solicitation of contributions for any
such purpose or purposes, shall have endorsed thereon or annexed
thereto the approval of the commissioner of social services.
(c) Every certificate of incorporation which includes among
the purposes of the corporation, the establishment, maintenance
and operation of a hospital service or a health service or a medical
expense indemnity plan or a dental expense indemnity plan as
permitted in article forty-three of the insurance law, shall have
endorsed thereon or annexed thereto the approval of the superin-
tendent of insurance and the commissioner of health.
(d) Every certificate ofincorporatioo which includes a purpose
for which a corporation might be chartered by the regents of the
university of the State of New York shall have endorsed thereon
or annexed thereto the consent of the commissioner of education.
(e) Every certificate of incorporation of a cemetery corpora-
tion, except those within the exclusionary provisions of section
1503 (Cemetery corporations) shall have endorsed thereon or
annexed thereto the approval of the cemetery board.
(f) Every certificate of incorporation of a fire corporation
shall have endorsed thereon or annexed thereto the approval,
signed and acknowledged, of the authorities of each city, village,
town or fire district in which the corporation proposes to act
Such authorities shall be: in a city, the mayor; in a village, a
majority of the trustees; in a town, a majority of the members of
the town board; in a fire district, a majority of the fire commis-
sioners. The members of the town board of a town, or the trustees
of a village, shall not consent to the formation of a fire corporation
as hereinbefore provided, until such board shall have held a public
bearing on the question of wbether the fire company should be
incorporated. The notice shall be published at least once in each
Page 2
week for two successive weeks in the official newspaper publisp~'
in the county in which such fire corporation intends to lex
prior to the regular meeting of such board designated by thr
chairman of the board to consider the matter. Such notice shal
contain the name of the proposed company, the names of th to
persons signing the certificate of incorporation, a brief description
of the territory to be protected by the fue company and that al
persons interested shall be heard. If no newspaper is published il
the county the publication of the notice shall be in a newspaper in
an adjoining county selected by the chairman of such board. AI'
expenses in connection with such publication shall be borne by th
parties making the application and paid before the hearing.
(g) Every certificate of incorporation of a corporation fc
prevention of cruelty to animals shall have endorsed thereon 0
annexed thereto the approval of the American Society for the
Prevention of Cruelty to Animals, or, if such approval be withhell~
thirty days after application therefor, a certified copy of an orde:
of a justice of the supreme court of the judicial district in which
the office of the corporation is to be located, dispensing with sucp
approval, granted upon eight days' notice to such society.
(h) Every certificate of incorporation of a Young Men's
Christian Association shall have endorsed thereon or annexel~
thereto the approval of the chairman of the national. board c
Y oung ~en 's Christian Associations.
(i) Every certificate of incorporation which indicates thar
proposed corporation is to solicit funds for or otherwise benefit _
armed forces of the United States or of any foreign country, or
their auxiliaries, or of this or any other state or any territory,shal'
have endorsed thereon or annexed thereto the approval of the chie
of staff.
(j) Every certificate of incorporation which includes amon
its purposes the organization of wage-earners for their mutu<
betterment, protection and advancement; the regulation of hours
of labor, working conditions, or wages; or the performana-
rendition or sale of services as labor consultan t, labor managemer
advisor, . negotiator, arbitrator, or specialist; and every certificate:.
of incorporation in which the name of the proposed corporation
includes "union", "labor", "council" or "industrial organization'
or any abbreviation or derivative thereof in a context that indicatl
or implies that the corporation is formed for any of the above
purposes, shall have endorsed thereon or annexed thereto tb
approval of the industrial board of appeals. The board shall mal<
such inquiry into the purposes of the proposed corporation as it
shall deem advisable and shall order a hearing if necessary t'"'
determine whether or not such purposes are in all respec
consistent with public policy and the labor law. Notice of the time
and place of bearing shall be given to the applicants and such
other persons as the board may determine.
(k) Every certificate of incorporation for a corporation y.f
bas as its exclusive purpose the promotion of the interest.>
savings bank life insurance or the promotion of the interests of
Continued '_
Articles 1. 2. 4 - Extracts from the Not-for-Profit Corporation Law
Page 3
member banks may, if the approval of the superintendent of banks
is endorsed thereon or annexed thereto, use as a part of the corpor-
ate name any of the words or phrases, or any abbreviation or
derivative thereof, set forth in subparagraph (5) of paragraph (a)
of section 301 (Corporate name; general).
(1) Every certificate of incorporation for a corporation which
has as its exclusive purpose the creation of an association of
licensed insurance agents, licensed insurance brokers, or licensed
insurance underwriters and every application for authority of a
foreign corporation which is an independent laboratory engaged
in testing for public safety, or which has as its purpose the
advancement of corporate, governmental, and institutional risk
and insurance management. or which has as its exclusive purpose
the creation of an association of insurers, each of which is du1y
licensed in this state or, if it does no business or is not licensed in
this state, is duly licensed in another state or foreign jurisdiction
may, if the approval of the superintendent of insurance is endorsed
thereon or annexed thereto, use as a part of the corporate name
any of the words or phrases, or an abbreviation or derivative
thereof, set forth in subparagraph (5) of paragraph (a) of section
30 1. (Corporate name; general).
(m) Every certificate of incorporation in which the name of the
proposed corporation includes the name of a political party shall
have endorsed thereon or annexed thereto the consent of the chair-
man of the county committee of such political party of the county
in which the office of the corporation is to be located, except in
cases where the supreme court finds that the withholding of such
consent of the county chairman is unreasonable.
(n) Every certificate ofincorporation in which the name of the
proposed corporation includes the words "American Legion,"
shall have endorsed thereon or annexed thereto the approval of the
Deparunent of New York. the American Legion, du1y acknowl-
edged by its commander or adjutant.
(0) Every certificate of incorporation which includes among
its corporate purposes or powers the establishmen t or maintenance
of any hospital, as defined in article twenty-eight of the public
health law, or the solicitation of contributions for any such
purpose, or purposes, shall have endorsed thereon or annexed
thereto the approval of the public health council.
(p) Every certificate of incorporation of a medical corporation
as defined in article forty-four of the public health law and orga-
nized pursuant thereto and pursuant to this chapter, shall have
endorsed thereon or annexed thereto the consent of the commis-
sioner of health and the approval of the public health council.
(q) Every certificate of incorporation which includes among
its corporate purposes or powers the establishment, or operation
of a facility for which an operating certiticate from the commis-
sioner of mental health or mental retardation and developmental
disabilities is required by article thirty-one or sixteen of the mental
hygiene law, or the solicitation of contributions for any such
purpose, shall have endorsed thereon or annexed thereto the
approval of the commissioner of men tal health or mental retarda-
tion and developmental disabilities.
(r) Every certificate of incorporation of a health maintenance
organization as defined in article forty-four of the public health
law and organized pursuant thereto and pursuant to this chapter,
shall have endorsed thereon or annexed thereto the consen t of the
commissioner of health.
(s) [Repealed by Chapter 468, Laws of 1997.}
(t) Every certificate of incorporation which includes among
its purposes and powers the establishment or maintenance of a
hospital or facility providing health related services, as those
termS are defined in article twenty-eight of the public health law,
or the solicitation of contributions for any such purpose.or two or;
more of such purposes, shall have endorsed thereon the approval
of the public health council.
(u) Every certificate of incorporation which includes among.
the purposes of the corporation, the establishment or operation of
a substance abuse, substance dependence, alcohol abuse,
alcoholism, or chemical abuse or dependence program, or the
solicitation of contributions for any such purpose, shall have
endorsed thereon or annexed thereto the consent of the commis-
sioner of the office of alcoholism and substance abuse services to
its filing by the department of state.
(v) [Repealed by Chapter 558, Laws of 1999.}
Flllng Fees: Certificate of Incorporation .............. $75
\Iot-for-Protit Fonn (does not include State and Federal tax exempt language)
New York State
Department of State
Division of Corporations
Albany, NY 12231
CERTIFICATE OF INCORPORATION
OF
(Insert Corporation Name)
Under Section 402 of the Not-for-Profit Corporation Law
FIRST: The name of the corporation is:
SECOND: The corporation is a corporation as defined in subparagraph (a)(5) of Section 102
(Definitions) of the Not-for-Profit Corporation Law.
THIRD: The purpose or purposes for which the corporation is formed are as follows:
FOURTH: The corporation shall be a Type
Not-for-Protit Corporation Law.
corporation pursuant to Section 201 of the
FIFTH: The office of the corporation is to be located in the County of
State of New York.
SIXTH: The names and addresses of the initial directors of the corporation are:
SEVENTH: The Secretary of State is designated as agent of the corporation upon whom process
against it may be served. The address within or without this state to which the Secretary of State
shall mail a copy of any process accepted on behalf of the corporation is:
EIGHTH: (Optional) The name and street address in this state of the registered agent upon whom
process against the corporation may be served is:
x
(Type name of incorporator) .
(Signature)
(Address)
x
(Type name of incorporaror)
(Signature)
(Address)
CERTIACATE OF INCORPORATION
OF
(Insert Corporation Name)
Under Section 402 of the Not-for-Profit Corporation Law
Filed by:
(Name)
(Mailing address)
(City, State and Zip code)
NOTE: This form was prepared by the New York State Department of State. It does not contain all optional provisions
under the law. You are not required to use this form. You may draft your own form or use forms available at legal
supply stores. The Department of State recommends that legal documents be prepared under the guidance of an
attorney. The certificate must be submitted with a $75 filing fee made payable to the Department of State.
No[-for-Protit Form with State and Federal tax exempt language.
New York State
Department of State
Division of Corporations
Albany. NY 1223\
CERTIFICATE OF INCORPORATION
OF
(Insert Corporation Name)
Under Section 402 of the Not-for-Profit Corporation Law
FIRS T: The name of the corporation is:
SECOND: The corporation is a corporation as defined in subparagraph (a)(5) of Section 102
(Definitions) of the Not-for-Profit Corporation Law.
THIRD: The purpose or purposes for which the corporation is fonned are as follow~:
003-1511 {Rev. 11/01\
FO UR TH: The corporation shall be a Type
Not-for-Protit Corporation Law.
corporation pursuant to Section 201 'of the
FIFrH: The office of the corporation is to be located in the County of
State of New York.
SIXTH: The names and addresses of the initial directors of the corporation are:
SEVENTH: The Secretary of S tate is designated as agent of the corporation upon whom process
against it may be served. The address within or without this state to which the Secretary of State
shall mail a copy of any process accepted on behalf of the corporation is:
EIGHTH: (Optional) The name and street address in this state of the registered agent upon whom
process against the corporation may be served is:
NINTH: (State and Federal exemption language for Type Band C corporations seeking tax
exemption):
Notwithstanding any other provisions of these articles, the corporation is organized exclusively for
one or more of the purposes as specified in S501(c)(3) of the Internal Revenue Code of 1954 (the
"IRC"), and shall not carry on any activities not permitted to be carried on by a corporation exempt
from Federal income tax under IRC SSOl(c)(3) or corresponding provisions of any subsequent
Federal tax laws.
No part of the net earnings of the corporation shall inure to the benefit of any member, trustee,
director, officer of the corporation, or any private individual (except that reasonable compensation
may be paid for services rendered to or for the corporation), and no member, trustee, officer of the
corporation or any private individual shall be entitled to share in the distribution of any of the
corporation assets on dissolution of the corporation.
No substantial part of the activities of the corporation shall be carrying on propaganda, or otherwise
attempting to influence legislation (except as otherwise provided by IRC SSOl(h)), and the
corporation shall not participate in, or intervene in (including the publication or distribution of
statements), any political campaign on behalf of (or in opposition to) any candidate for public office.
In the event of dissolution, all of the remaining assets and property of the corporation shall, after
necessary expenses thereof, be distributed to another organization exempt under IRC S501(c)(3), or
corresponding provisions of any subsequent Federal tax laws, or to the Federal government, or state
or local government for a public purpose, subject to the approval of a Justice of the Supreme Court
of the State of New York. . .'
In any taxable year in which the corporation is a private foundation as described in IRe ~509(a). the
corporation shall distribute its income for said period at such time and manner as not to subject it to
tax under IRC ~4942, and the corporation shall not (a) engage in any act of self-dealing as de tined
in IRC S4941(d), retain any excess business holdings as defmed in IRC S4943(c), (b) make any
investments in such manner as to subject the corporation to tax under IRC S4944, or (c) make any
taxable expenditures as defined in IRC S4945(d) or corresponding provisions of any subsequent
Federal tax laws.
x
(Type name of incorporator)
( Signature)
(Address)
x
(Type name of in corpora lor)
(Signature)
(Address)
CERTIFICATE OF INCORPORATION
OF
(Insert Corporation Name)
Under Section 402 of the Not-for-Profit Corporation Law
Filed by:
(Name).
(Mailing address)
(City, State and Zip code)
NOTE: This form was prepared by the New York State Department of State. It does not contain all optional provisions
under the law. You are not required to use this form. You may draft your own form or use forms available at legal
supply stores. The Department of State recommends that legal documents be prepared under the guidance of an
attorney. The certificate must be submitted with a $75 filing fee made payable to the Department of State.
MASTER PLAN
Appendix E
Comparable Arts-Related
Facilities
CARNWATH FARMS - TOWN OF WAPPINGER
E-1
'T'own of Co1onie- Pruyn House
Page 1 of 6
~.
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TOWN OF COLONI4j =-gO\!
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,jlI'__ltf.lt'l,~,"el<
. WelJ;..Qme MessQg~
. Directions To The PruyllJ:iouse
. Frie!1~f Pru_YRtiouse
· ~QmmJ!.!lity_l=..IL~Qt~L~~J;heg!lle
· .8llO!!i;lLSQfJ;iQ-LE v e IJJ~
. EY.l;!nt.LCi!t~daJ
. Pruyn Family History
. Freguentl)! Asked Questions
. How to Contact Us
Diane Morgan,
Director
__..___4_...__.______._.._____~____.___._____~__.____.________._______~.____~__________________~_______.
WELCOME TO PRUYN HOUSE!
This beautifully restored home situated on 5 112
acres is a connection to the Dutch heritage of this
area. Built by Casparus Pruyn about 1830 as a
country home for his wife, Ann, and their eight
children, it is a blend of Federal and Greek Revival
architecture. Along with his job as land and
business agent for Stephen Van Rensselaer III, the
last patroon, Mr. Pruyn used a portion of his over
170 acres for farming.
Over the years, the property had many owners,
the longest being members of the Henkes family.
John and Carrie Henkes purchased the property in
1893. In 1982, the Town of Colonie purchased the home, began extensive repairs and
opened it to the public in 1985 as a historic and cultural center.
The interior original Greek Revival details include doors,
moldings, grey marble mantles, newels, balusters and a
majestic staircase.
There are ten outbuildings including the Buhrmast~I
Barn reconstructed on the grounds in 1987 and the yerdQ)I
Schoolhou~which arrived in 1996. Other structures
include a smokehouse, a potting shed, a woodshed/privy
building, a carriage house, wellhouse and restroom facility.
" The lovely herb and flower gardens maintained by two garden clubs are a focal point for this
site. The gardens grace the grounds of the complex complete with with brick walks, painted
htto://www.co1onie.org/pruvn/index.html12/12/2003
~own of Colonie- Pruyn House
fences, and a sun dial.
Page 2 of6
The Buhrmaster Barn was originally located
along the Mohawk River where it was rebuilt in
the late 1800's following a fire. Displaced from
its original spot in 1911 when the Erie Barge
Canal was built, it was moved to Troy-
Schenectady Road. When condemned at that
location in 1987 by the Federal Aviation
Administration, it was moved to its present
home at the Pruyn House. Reconstruction
contractors were visibly excited at the sight of
many of the early features of the structure
such as hand-hewn beams and wooden pegs.
The barn features double doors, and is a lovely site for a summertime party when the
gardens and the grounds are at their best. For a more detailed history click here.
The Verdoy Schoolhouse was built in 1910 and is
a good example of the early one-room schools
built in the Town of Colonie until the 1950's. In
1995 the North Colonie School district donated
the schoolhouse to the Town of Colonie and it
was moved to the Pruyn House where it has
been restored as a living memorial to the Town's
Centennial.
A
-~-_._--.~_._,,-_.__~._ ...____________.._"n__ .__~._._.___._.,.. _._ .__ ._.. ~_____.._.____..___ __'__"_'__'_~___'_'~_______~'___ _____ ___"___'__,_,___._. .._.,_.._____._'______...__~__.___._.__________._.__._..____.__
Directions To The Pruyn House
. Northway 187 Exit # 5
· From the North, left on Rt. 155
· From the South, right on Rt. 155
· Turn onto Old Niskayuna Road
· Pruyn House Cultural Center is 1/2 mile on the left
CLICK HERE TO VIEW A MAP
Friends of the Pruyn Hous~
httn:! /www.coloLie.orfJ/nruvnlinoex.html
12/12/20m
Town of Colonie- Pruyn House
Page 3 of6
The mission of the Fr Js of Pruyn House, a not-far-profit 0, .."ization in partnership
with the Town of Colonie, is to restore and conserve the Pruyn House Complex as an
educational cultural and social center.
The Friends of Pruyn House through a Board of Trustees and Director manage the Pruyn
House Complex. The Friends plan and pay for all the programming, special events,
insurance, newsletters and many improvements and furnishings for the Complex. Money is
raised through a membership program, rentals, grants, and fundraisers such as the summer
Concerts in the Barn series. The Town of Colonie provides basic services, utilities, salaries
and maintenance of the Complex.
The Pruyn House enjoys a wide circle of "Friends" who work to preserve and revitalize this
beautiful property. Currently, our membership is over 600 in the different categories as
shown below.
MEMBERSHIP BENEFITS!
· Newsletters and announcements of special events
· Reduced-rental fees for weddings, receptions, meetings, exhibits, and other events
· Special events for members including a Holiday Party and Annual Dinner
· A sense of community pride
We cordially invite you to become a Friend!
Friends of Pruyn House Memberships
Classification
Senior Citizens
Individual
Family
Supporting
Annual Dues
Classification
Associate
Patron
Corporate
Benefactor
Annual Dues
$ 12
$ 20
$ 30
$ 50- $ 99
$ 100 - $ 249
$ 250 - $ 1,000
$ 250 - $ 1,000
$ 1,000+
Your contribution is tax deductible.
Please send name, address and telephone number with your check payable to:
Friends of Pruyn House
P.O. Box 212
Newtonville, NY 12128
A
.-.. ._---_.-.....~._._--_._--~-----~-_.__.._----~-~_._-----_._----_._---_.._-_.-._---.---_.._---_._~--_._._---------
Community Events
The Pruyn House Complex is available for use by members, civic organizations, businesses
and private individuals.
FEE SCHEDULE
COMMUNITY EVENTS
(amounts per person)
Community organizations, neighborhoods,
11.00
httD :../www.colonie.or[1/nruvnlindex.htm I
1 )/1 )17.om
1'own of Colonie- Pruyn House
Ismail clubs 1/1 I
Non profit agencies 1/2.00 I
If fundraising event 3.00
IOutdoors - grounds 111.00 I
IMeetings/Picnics - Barn /2.00 I
IMusic groups 112.00 I
IDance groups 112.00 I
Page 4 of6
(Above fees are slightly higher for groups based outside of Town of Colonie)
FEE SCHEDULE
SOCIAL EVENTS
(amounts per person)
HOUSE BARN
Receptions/Pa rties 10.00 per person 10.00 per person
Wedding Ceremony only $250.00 Flat Fee
Combination House and Barn $18.00 per person
[0 open basement of House with rental of Barn $50.00 Flat Fee
Members Discount 10%
(Above fee schedules approved at October 2003 meeting of the Board of Trustees of the
Friends of the Pruyn House)
For more information, please call the Pruyn House at (518) 783-1435
A
.~--_.__._--_._------~-_._,_.._--------_.~-_._-~._-_.------_.,----
Frequently Asked Questions
1) Will I be notified when it is time to renew my membership?
Yes, on an annual basis the Friends of the Pruyn House will send you a letter requesting you
renew your membership.
2) Is the Pruyn House available for weddings and small parties?
Yes, the Pruyn House complex has been the setting for many lovely weddings and
receptions as well as rehearsal dinner parties, showers and anniversary parties. We simply
provide the setting and you must arrange for a caterer of your choice and any decorating
you wish. Liability insurance must be obtained by anyone using the Pruyn House. People
using the the facilities are also required to obtain a liquor license and liquor liability
insurance, if alcohol will be served.
The Buhrmaster Barn is available only in good weather, generally May through October, as
there is no heating in the barn.
A
httD:/ /www.colonie.oTf!/nruvn/index.htm ]
1 ?/1 ?I?()m
Town of Colon ie- Pruyn House
Page 5 of6
Annual Events
· Spring Dinner Meeting... with an interesting guest speaker
· Concerts in the Barn... summertime series of six concerts
· Old Fashioned Sunday... A family day in September
· Educational Programs
· Holiday Greens Show
· Children's Parties
· Garden Shows
· Art and Historic Exhibits
· Military and Colonial Days
. Bus Trips
---_._------~-------.__.._--_.__...._--~-~~------------------------------------_._----_.._---_._-_._._-,.--~-----
Upcoming Events (click on the hot links to view fliers with complete information about
each program.)
Note: Events Announcements are in Adobe Acrobat format. You can click the logo to the
right to download the program if it is not already installed on your computer.
Month of December Enjoy the Monday through Friday
"An Early American holiday decorations by 9 a.m. - 4:30 p.m.
Holiday" Blue Creek Garden Club
Friday Christmas from Dublin Members of Pruyn House
Starring the Three Irish $32.00
December 19, 2003 irenors Non-members $35.00
, l'
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'riJT!, __-.'l!f;tl:L~d
A
-----------~----~-----_..
How to Contact Us
Hours: Monday - Friday 9:00 a.m. - 4:30 p.m.
Mail: Pruyn House
Town of Colonie Cultural Center
207 Old Niskayuna Road
P.O. Box 212
Newtonville, NY 12128
Phone: 518-783-1435
Fax: 783-1437
e-Mail: Rru.y.nhouse(Qlwsg.net
Hours: Monday-Friday, 9:00am - 4:30pm
Weekend Hours: Special events arrd tours by appointment
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MASTER PLAN
Appendix F
Arts-Related and
Preservation
Studies
Historic
Funding
CARNWATH FARMS - TOWN OF WAPPINGER
F-1
W 110 !Jays lor tl1e /-\rts: Income lor tl1e j\J()nprOlIll~Ultural1nc1ustry Il1 New Y or!c l~lty (:-:;ympOSlLlll1 Kepn... l'age I 01 I
,....,..0...,.. i
r-,.,i,\ I I
"! 000 'f..j j-- r'. f1E' P J, "tT'E 0 ~...! ~
! "'''';'""" ,\vV L ; I""'t tl'\c,.....,
In 1999, the operating income of the 575 cultural organizations studied totaled $1.5
billion.
· One-half of total operating income was earned from admissions (21 percent) and Other Earned
(30 percent). (See definition of income categories on page 7.)
· Well over a third (38 percent) was contributed by private sources. Individual contributions and
memberships accounted for the largest share (16 percent), followed by foundations (11 percent),
corporations (5 percent) and Other Contributed sources (5 percent).
· Government funding represented 11 percent of operating income. New York City (7.5 percent)-
specifically DCA (6.4 percent)-was the source of most government funding, followed by New
York State (2.6 percent) and the federal government (1.2 percent).
Chart 1
Income Sources for Cultural Organizations-1999
lttp://www.allianceforarts.org/Who_PaysJeport/part_l.htm
12/12/2003
wno !'ays 101' me Arts: Income ;')rUle Nonprom CUltural Industry Il1 New Yorl( Llty (~ymposlllm Kepo... l'age Lot I
[i:)\ff~rTI rlf~n:
1~' ~Z(}i:.
Earn8d
50.9'};,
CPriVtat.eb t' 137.9%1 Government 111.2%/EJarned /50.9%/
on rJ U 10115
IlndiVidual 1/16.1 %IITota, City 117.5% IIAdmissionsI121.3%1
Foundation 1110%1E:J/6.4% I ~~I~~~d 129.6%/
Icorporation 115.4% IITotal State 1/2.6% I
g~~~;ibuted /5.4% IINYSCA 1/1.3% I
lather /11.3% I
Total /1.2% I
Federal
INEA 110.6% I
lather 110.6% I
Source: Arts Reserach Center/Alliance for the Artsbased on data from the New York City Department of Cultural Affairs
The relative importance of these income streams was highly dependent on the budget size of the
cultural organization. As Chart 2 illustrates, Earned income as a proportion of total income decreased
steadily as budget size diminished-from 53 percent of income to the Very Large groups, to 39 percent
of income to the Small organizations. Conversely, government funding increased as a proportion of
total income as budget size diminished- from 8 percent of income to the Very Large organizations to
28 percent of income to the Small groups. Private contributions remained relatively steady as a
proportion of total income for each budget size.
Chart 2
Income Sources by Budget Size-1999
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Who Pay~: for the Arts'i Income tor the Nonpi'otlt Cultural Industry In Nevil York City (Symposium RepcL. Page j of 7
U'L
!:-1J.:;
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f'lh
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't,i.::ry 1,Jr9;:' -. nm.1 imp:,> $IM - $"I(t\'! r~f'2cU'r ::liJJeO-, 1:H/ Sm.J :.It(j;(j-;.:
(.~_hl"'1It!-!'1
':'f"',:.'.'I.J1i!l;.Vt:VJ
tH"!m;J
Source: Arts Reserach Center/Alliance for the Artsbased on data from the New York City Department of Cultural Affairs
Earned Income
In 1999, Earned income was an important source of revenue for cultural organizations of all sizes and
disciplines, especially for the larger organizations and performing arts groups. The proportion of
,earned income to total income is closely correlated to budget size. Very Large organizations received
53 percent of their income from earned sources, Large organizations 48 percent, Medium-sized
organizations 44 percent and Small organizations 39 percent.
Within the earned income category, revenue generated from admissions was especially important to
Very Large cultural groups.
· 84 percent of revenue generated from admissions was realized by the 29 organizations in the
Very Large category.
· As a share of total operating income, admissions revenue amounted to a quarter for Very Large
organizations, compared to 10 to 12 percent for all other budget categories.
The other component of earned revenue-Other Earned income-was an important source for each
budget group. (Other Earned includes endowment, space rental, gift shop, program fees, etc.) It
comprised 27 percent of total income for Very Large groups, 37 percent oftotal income for Large
organizations, 33 percent of total income for Medium-sized organizations and 29 percent for Small
organizations.
Chart 3
Percent of Earned Income by Budget Size-1999
:J.ttp://wv.'W.allianceforarts.org/Who_PaysJeport/part_I.htm
12/12/2003
Who Pay~: for the Arts'! income for the ]~onprof1l Cultural lndustry !l1 New York CIty (SympOSIUm Kepo... Page 4 ot I
-,'"
1':
'...\<:....J.- ":0:1.. I"r..~:l.', ~;tl~/ r~~>;!;v...I:n;>'IJ~J '"H.: ."mil ;U,i_:Ji-.
:,\1 ~ ~-','.:I ~t!..' i;;I',.i -',:
Source: Arts Reserach Center/Alliance for the Artsbased on data from the New Yorl( Cill' Department of Cultural Affairs
Earned income varies significantly by discipline. Perfom1ing arts organizations derived a much larger
portion of their income from admissions (32 percent) than did visual arts groups (13 percent) or living
collections (II percent).
The proportion derived from Other Eamed sources varied less by discipline than the proportion
derived from admissions income. Living collections received 34 percent of their income from Other
Earned sources, the visual arts derived 32 percent and the perfom1ing arts 26 percent.
Pl"ivate Contributions
The New York City nonprofit cultural organizations studied derived 38 percent of their income from
private contributions in I 999-making this the second largest source. As a share of total income,
combined private contributions from individuals, foundations and corporations varied little across
budget categories (between 34 percent and 39 percent), but there were significant differences within
the type of contributed income and their dispersal between budget categories.
Very Large organizations received 19 percent of their total income from individual contributions,
while Large and Medium-sized organizations derived 10 percent of their income from individuals.
Small organizations received 15 percent of their total income from individual contributions.
Medium-sized organizations received the highest proportion (18 percent) of their income from
foundations. Large organizations gamered 14 percent and the Very Large category received 10
percent from this source. Foundations contributed 11 percent of income for the Small organizations.
Corporate contributions accounted for 5 to 6 percent of total income, on average, for all budget sizes.
The visual arts derived more of their income from private contributions (43 percent) than the
perfom1ing arts (38 percent) and living collections (26 percent). For every discipline, individuals
represented the greatest share of contributed income, followed by foundations and corporations.
Government Funding
Govemment funding was the smallest general source of income (11.2 percent) for all organizations,
with considerable variation by budget size, location and discipline. 1'he City of New York is the
llttp://www.allianceforarts.org/Who_Pays_report/part_l.htm
12/12/2003
Who Pays tor the Arts'? Income lor the NunprofIt Cultural Industry In New York City (SymposIUm Repo... Page 5 of 7
leading government fumier of the arts, accounting for 7.5 percent of the total income for all
organizations. This is handleel primarily through DCA (6.4 percent of total income). New York State
was the
next most important source of government funding (2.6 percent of total income), evenly split between
the New York State Council on the Arts (NYSCA) and other State agencies. The federal government
contributed 1.2 percent of total income. Federal funding was evenly split between the National
Endowment for the Arts (NEA) and other federal sources. (See page II for breakdown of government
sources. )
As Chart 4 indicates, the proportion of income from government allocations was inversely correlated
_~o budget size. The Small organizations derived more than a quarter (27.6 percent) of their income
from government funding, while the Very Large derived less than a tenth (8.2 percent) of their income
from all government sources. However, it is important to note that 51.6 percent of total government
funding went to the 29 Very Large organizations in 1999.
As Chart 4 indicates, the City was the most important source of government funding for cultural
groups of every budget size.
Chart 4
Percent of Government Funding by Budget Size-1999
3(1~.~
;:'% i
;'5'1C
7(11' .
:O~ .
5'1: :
0\1; !PPP,P_.Pp.-'.p.nn_ ..p.p.i.nn.PP_.....n..--' n......__. m..
Va'}' lilrge , JlCIM L~'1i'J$lM. $10\01 W€mum ~lOj.oo:, .$111, Sl1wJi -:$100,00[1
_r"""",
StilI>:
c..~
Source: Arts Reserach Center/Alliance for the Artsbased on data from the New York City Department of Cultural Affairs
Government funding, as a share of total income, varied widely by discipline. Living collections
received 28.8 percent of their funding from all government sources in 1999, the visual arts garnered
12.7 percent and the performing arts received five percent. New York City provided the major portion
of this support: 23.9 percent of total income to the living collections, 9.4 percent the visual arts
organizations and 2.7 percent to the performing arts.
It should be noted that the City of New York provides general operating support to a select group of
34 institutions with which it has historical operating agreements, including all of the living collections
in this study. Most of these organizations occupy City-owned facilities although they are privately
operated. They typically receive a higher share oftheir income from the City, but are otherwise varied
in discipline and location.
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Who Pays for the Arl~:'.; fnC'.ll11e for the hJonprofit Cultural Industry 111 New York City (Symposium Repo... Page 6 of 7
GHV(';["EHnerul Ic;'ml1di[~llu hI' B~I'nm,'h
b " ...
Government funding, as a proportion of total funding also varied widely by borough. Manhattan
groups received the smallest percentage of total budget fl'ol11 government sources on average but
collectively received the largest amount, 53.7 percent of all government funding. In ] 999, cultural
groups in the 5 boroughs derived the following percentages of their income from government sources:
Borough Breakdown of GO\femment Funding, as a
Percentage of Total Organizational income~1999
Perce'l: from AJi Pe'!:e~: From Perren1 'from
GO\femrnen: Source~: DCA cnher Ctt~1 S:);Jrce~
BrvoklYTi 23,B~f:. 1B 1"'1: 2.,5O,S
Bronx 29 ..:J~I~. 16.9<;'';, 2.1%
Me] nhatlan 7,2(~~ 36% OJ)%
Queens 4;.].3l}S 28 1 <;'-;. 10.D%
S:afen Island 542% 42.7% 2.2%
Source: A/1s Reserach Center/Alliance for the Artsbased on data from the l'Jew York City Department of Cultural Affairs
The disparity in government funding as a portion of total income-when analyzed by borough-can be
explained in part by the variation in budget categories. Manhattan groups had the largest average size-
$3.3 million-whereas Staten Island groups have the smallest average size, $572,000. As discussed
earlier (see page 13) there was a strong connection between size and share of income from
government funding. However, stratifying the Manhattan sample by budget size shows that groups in
'Manhattan derived a smaller proportion of their income from government sources than groups in the
other boroughs, independent of their size. The Small groups in Manhattan, for example, derived 22
percent of their income from all govern-ment sources while Small groups in the other boroughs
received 30.9 percent of their income from government funding.
See Appendices B! , B2 & H3 for detailed tables on 1999 income by budget size, discipline and
borough.
http://www.allianceforarts.org/Who_Pays_report/part_l.htm
12/12/2003
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HIGHLIGHTS OF THE FOUI'\JDATION CEI'\JTER'S 2003 STUDY
Arts funding 1\/
An Update on Foundation Trends
Prepared in cooperation with
GRANTMAKERS IN THE ARTS
us. private and community foundation giving for the
arts more than doubled between 1995 and 2001. Pro-
pelled by a booming economy and dramatic stock
market growth, this rapid increase in foundation sup-
port came at a time of cutbacks in federal arts funding
and generally slower rates of growth in arts giving by
state and local governments. Although the stock mar-
ket meltdown begilming in 2000 and the onset of re-
cession in 2001 slowed the growth of foundation giv-
ing at the end of this period, foundations nonetheless
continued to increase their support for the arts and
other fields. Still, estimates for 2002 and beyond sug-
gest that overall foundation giving, including support
for the arts, will show reductions for at least the next
couple of years.
Arts Funding IV: An Update on Foundation Trends exam-
ines changes in U.s. foundation support for arts and cul-
ture, arts-related humanities, and the media through
2001. The report also places foundation arts giving
within the context of changes in public and private sup-
port for the arts and in foundation funding overall. In
addition, Arts Funding IV provides estimates of total
foundation giving for the arts in 2002 and suggests the
direction of change in foundations' arts giving over the
next few years. This report was developed in coopera-
tion with Grantmakers in the Arts.
Estimated Arts Funding Through 2002
Estimates of foundation giving for the arts are based on a
percentage of arts support reported by a sample of larger
foundations (see below) as a proportion of total giving by
U.S. foundations overall.
. Arts and culture grant dollars climbed from
an estimated $1.6 billion in 1995 to $3 billion
in 1998 to $4.2 billion in 2001
· Estimated arts giving climbed fastest from 1995
to 1998; the rate of growth slowed between 1998
and 2001
. Between 1995 and 2001,157 percent growth in
estimated arts giving exceeded the 149 percent
increase in overall foundation support
· After peaking in 2001, foundation giving for arts
and culture decreased 3.5 percent to an estimated
$4.05 billion in 2002; this decline in arts dollars
totaled an estimated $147 million
· Estimated 3.5 percent decline in arts giving in 2002
exceeded the 0.7 percent decrease in giving over-
all, suggesting that arts funding is more sensitive
to sharp reductions in foundation resources
. Over the next few years, foundation giving for
the arts and other fields will likely continue to
decrease, although newly established foundations
and other factors will help to moderate reductions
Foundation and Public Arts Support Through 2001
· Estimated foundation giving and actual state arts
agency support increased faster than federal and
local arts agency support between 1995 and 1998,
and between 1998 and 2001
· Foundation arts support totaled more than
three times National Endowment for the Arts,
state arts agency, and local arts agency support
in 2001
Estimated arts and cuhure giving by all u.s. foundations totaled
approximately $4.1 billion in 2002, down 3.5 percent from 2001'
$5
Dollars in Billions
$0
'96
'95
'97 '98
'99
'00
'01
'02
Source: The Foundation Center, Arts Funding IV, 2003.
. All figures based on adjusted dollars.
For more information on this report, contact Loren Renz, Vice President for Research, at 212-620-4230, or e-mail.lr@fdncenter.org.
Arts Funding IV "Highlights" are also available at ww'Wjdncenter.org/research.
"
Art~ Funding for Sampled Foundations
Through 2001
The jiJI/owing analyses arc based on grants of $1 (),O()O or
mure awarded hy a sample uf largerjoundatiuns. Giving by
these foundations consistentllj accounts for mure than half
of grant doI/ars awarded by all U.S. foundations each year.
Of the 1,O()7 foundations in the 2001 grants sample, 893
foundations awarded 18,407 grants for the arts totaling
close to $2 biI/ion.
Arts Grant!: Reiativ~ If, AH Grants
· Giving for arts and culture by sampled founda-
tions increased from $759.7 million in 1995 to
$1.4 billion in 1998 to nearly $2 billion in 2001
· Arts funding accounted for 11.8 percent of overall
grant dollars of sampled foundations in 2001, com-
pared to 14.9 percent in 1998 and 12 percent in 1995
.. Number of arts and culture grants awarded by
funders in the sample jumped from 10,765 in
1995, to 14,168 in 1998, to 18,407 in 2001
· Despite fluctuations in the share of grant dol-
lars, arts and culture accounted for a relatively
consistent 14 to 15 percent share of the number
of grants awarded between 1995 and 2001-
suggesting that foundations in the sample
maintained a steady commitment to the arts
· Close to nine out of ten funders supported the arts
in 2001, making the arts one of the top-rated fields
by breadth of participation; this share was up from
roughly eight out of ten in 1995
Arts Support by Recipients and Grants Size
· Number of organizations receiving arts grants
increased by 59 percent between 1995 and
2001-from 4,602 in 1995, to 5,799 in 1998, to
7,326 in 2001-suggesting that many funders in
the sample were distributing their arts support
more broadly during this period
· 50 largest recipients of foundation arts giving
received three out of 10 arts dollars in 2001, almost
unchanged from 1998
· Close to two-thirds of 2001 arts grants were for
less than $50,000
. Median arts grant size-$25,OOO-remained
unchanged between 1995 and 2001, while median
grant size in all fields rose to $30,000 in the latter year
· Small grants accounted for a decreasing share of
overall arts grant dollars between 1995 and 2001
Among larger foundation;" grani dollar> tOl art~, ami <:ullurt' grew
faster than overall giving betweer, 1995 and 19911 and slower
between 199!l and 2()01
100%
80%
Chance in Dollar Amount
o '95-'98
.. '98-'01
60%
40%
20%
0%
All Giving
Arts Giving
Source: The Foundation Center, Arts Funding IV, 2003. Based on a sample oi
1,012 larger foundations ior 1995, 1,009 foundations for 199B, and 1,007
foundations for 2001
Trends Among Arts Funders
., 69 foundations in the sample (7,7 percent)
allocated at least half of their 2001 grant dollars
for arts and culture; 188 foundations (21.1 percent)
allocated at least 25 percent for the arts
.' 25 largest funders by arts giving accounted for
a smaller share of overall arts support in 2001
compared to 1998 and earlier years, suggesting
that the base of large arts funders has grown and
support for the arts is less concentrated among a
small number of foundations
Arts-Related Giving in Response to 9/11
The following findings are based on the Foundation
Center's comprehensive 9 I 11 Funding Database
(wwwfdncenter.orgI911db) of institutional giving
for relief and recovery efforts in response to the even ts
of September 11, 2001.
· Corporations, foundations, and other institu-
tional donors reported 9/ll-related contribu-
tions totaling over $1 billion
· 91 II-related contributions directly focused
on arts, culture, and media totaled nearly
$56 million, including $37.5 million from
the Andrew W. Mellon Foundation to assist
New York City cultural and performing arts
organizations
. Independent foundations provided 75.4 percent
of overall arts grant dollars in the 2001 sample,
followed by corporate (11.6 percent) and
community (7.4 percent) foundations
. I~amily foundations accounted for half of
independent foundations' arts giving in 2001
. Compared to 1998, independent foundations
provided a smaller share of their overall 2001
grant dollars for the arts (10.7 percent), community
foundations provided a larger share (15.1 percent),
and corporate foundations' share was roughly
unchanged (14.8 percent)
Regional and State-Level Geographic Trends
. Northeastern foundations in the 2001 sample
accounted for 39 percent of all US foundation
arts giving
. Western funders reported the fastest rate of
growth in arts giving between 1995 and 2001
. Southern and Northeastern foundations directed
more than 13 percent of their 2001 funding to the
arts; Midwestern foundations provided 11 percent
of their giving to the arts
. Western foundations allocated the lowest share
(9.5 percent) of their overall giving for the arts,
due in part to the presence of several exceptionally
large health funders in the region
. Median arts grant amount was consistent across
regions in 2001 at $25,000
1 rend~; by Arts Field
. More than one-third of arts grant dollars in
the 2001 sample funded Museum Activities,
followed by three-tenths for Performing Arts
· Grant dollars increased for nearly every arts
field between 1998 and 2001; strongest gains were
reported for Visual Arts, Historic Preservation, Me-
dia and Communications, and Museum Activities
. Grant dollars more than doubled between 1998
and 2001 for arts funding intermediaries and tech-
nical assistance providers, artists' services, and
arts associations
Arts Funding for Children and Youth
. Youth funding in the arts claimed 8 percent of arts
dollars in 2001 and accounted for nearly 2,700 grants
. Arts funding for young people grew 57 percent
between 1998 and 2001, surpassing growth in arts
funding overall
Types of Support for the A.rts
· Capital support represented well over one-third of
arts grant dollars in 2001, exceeding programming
support
., Unrestricted operating support increased faster
than program or capital support between 1998
and 2001, suggesting that sampled grantmakers
responded to requests for more operating support
from arts groups
Other 3%
Museum Activities and Performing Arts received largest shares of foundations' arts and culture grant dollars in 1998 and 2001
Other 4%
Arts-Related Humanities'
6%
Arts-Related
Humanities'
3%
Multidisciplinary Arts
9%
Media/Communications
8%
1998
Percent of Grant Dollars
Total Dollars = $1.44 billion
Multidisciplinary
Arts 8%
Media/
Communications
8%
2001
Percent of Grant Dollars
Total Dollars = $1.98 billion
Source: The Foundation Center, Arts Funding IV, 2003. Based on a sample of 1,009 larger foundations for 1998 and 1,007 foundations for 2001.
'Excludes grants specified for non-arts-related humanities, including philosophy, theology, ethics, and foreign languages.
.'
WeSlern and ~outhem ioundatiom provided theil largest share,; of
arh. and culture support ior capital projects ir, 2001
Northeast
Midwest
South'
West
0% 10% 20% 30% 40% 50% 60%
o Program Support
EI Capital Support
I Operating Support-Unrestricted2
Source: The FoundJlion Cenler, Arts Funding IV, 2003. Based on a sJmple of
1,007 IJrger ioundal ions.
I Figures for Ihe South exclude the Dlstricl of Columbia. The 18 DC-based
foundations in Ihe sample awarded 21 percenl ot their grant dollors for
progrJm support, 45.1 percenl for capital support, and 21.6 percenl for
operating support-unrestricted.
'Figures exclude Income Development and MJnagemenl Development.
These categories were added 10 the Cenler's coding syslem in 1995.
Giving lor children', and youth programs a, " share ot all art,
giving increased between 1991l and 2001
1998
2001
0%
5%
10%
15%
D Percent of Grant Dollars
Il Percent of Number of Grants
Source: The Foundation Cenler, Arts Funding IV, 2003. Based on a sample oi
1,009 IJrger foundJlions for 199B and 1,007 ioundJtions for 2001
ORDERING INFORMATION
Arts Funding IV: An Update on Foundation Trends may be
ordered by calling our toll-free number, 800-424-9836
(in New York, call 212-807-3690); by using our on-line
order form at wwwJdncenteLorg/ ma rketp lace; or by
mailing orders to the Founda tion Center, Dept NNlO,
79 Fifth Avenue, New York, NY 10003-3076. Prepay-
ment of $19,95 plus $4.50 shipping and handling is
required. Discounts are available for multiple-copy
orders, Please call 800-424-9836 for details,
Financing Nonprofit Arts Organizations: An Overview of Revenue Streams
Nonprofit arts and culture organizations in the U.S. derive their income from an interdependent funding framework
made up of three major sources: earned income, private contributions, and government grants. The following compari-
sons of income sources are based on preliminary IRS data from the National Center for Charitable Statistics and
estimated foundation and corporate data from the Foundation Center and Business Committee for the Arts.
. Earned income, including investment income,
accounted for approximately half of the overall
revenue of the nearly 24,000 nonprofit arts
groups that filed tax returns
. Private sector contributions from individuals,
foundations, and corporations accounted for
two-fifths of revenue
. Federal, state, and local government sources
provided the remaining one-ninth
. Foundation arts giving (excluding corporate
foundations) comprised one-third of all private
contributions and about one-eighth of total
nonprofit arts revenue
Sources of Nonprofit Arts and Culture Organization
Revenue (drca 2000)
o Private Contributions (40%)
Corporations!
Corporate Foundations
7%
Foundations
13%
Individuals
20%
Percent of Total Revenue
Total Revenue = $23.5 billion
Source; The Foundation Center, Arts Funding IV, 2003.
6/03
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~ CUiHural Policy .&; the Arts
t~ National Data At"chive
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From \Vhat SoU!rces Dn Nonprofit Arts and Cultural Organizations Receive
Fnmmda~ SUlpport? -- DetaHerl Breakdown of Revenue Sources
Earned Income
Earned income, which represented 54% of total revenues for arts and cultural organizations
in fiscal year 1998, can be broken down into five constituent categories -- admissions,
ancillary sales and rentals, fundraising, fees for service, and other earned income. By far, the
largest portion of earned income came from admissions (27% of total revenues), which
includes box office receipts, season ticket sales, subscriptions, and membership sales. The
second highest portion of earned income was from ancillary sales and rentals (12%).
Fundraising, fees for service, and other earned income each represented 5% of total fiscal
year 1998 revenue.
Sources at C.ultural Support-199B Frscat Year
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Private Contributions
Private contributions, accounting for 25% of total revenues for arts and cultural
organizations in fiscal year 1998, consist of donations from individuals, foundations,
corporations, and other private contributors. Contributions from individuals and corporations
to nonprofit arts and cultural organizations each represented 9% of total revenues in fiscal
year 1998, more than twice the amount donated by corporations (4%) and other private
contributors (3%).
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Public Contributions
Public contributions to nonprofit arts and cultural organizations can be divided into federal,
state, local, and multi-governmental sources. In fiscal year 1998, contributions from state
and local sources each accounted for 3.1 % of total revenues for nonprofit arts and cultural
organizations. Federal government contributions represented 1.5% of total revenues in fiscal
year 1998, followed by multi-governmental sources at 1.2%.
Sources of Cultura! Support-199B Fiscal Year
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Pri n ted from: http://www.cpanda.org/arts-culture-facts/artsorgs/supportrev.htm I
gnanda((upri nceton, edu
([;: Princeton UllIversity 2002
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